Planners recommend changes in density bonus housing program – sfgate

A plan to allow developers to build taller buildings in exchange for creating extra affordable housing should be scaled back to focus initially on vacant parcels such as gas stations and parking lots, the San Francisco Planning Commission has ruled in a recommendation to the Board of Supervisors.

After a seven-hour hearing Thursday that featured a parade of residents mostly railing against the affordable housing bonus program — or AHBP — the commission decided the program should start with the 215 “soft sites” where less than 5 percent of the parcel is covered by an existing structure. 6 gases Most of the soft sites are located along commercial strips like Van Ness Avenue, Ocean Avenue, Geary Boulevard, Irving Street, Balboa Street, Lombard Street, Geneva Avenue and outer Mission Street.

Meanwhile, planning staff should do a more detailed survey of an additional 3,500 sites across the city that could be candidates, study potential displacement of businesses and consider refining the definition of affordable housing to include more lower-income residents, commissioners said.

“So you would be looking more at gas stations on Masonic or Geary and not something on the 24th Street corridor (in Noe Valley),” said Planning Commissioner Rich Hillis.

The program, proposed by Mayor Ed Lee and Supervisor Katy Tang, would allow developers to build taller, denser buildings in exchange for including more affordable housing. Electricity in the 1920s In general, the voluntary program would add 25 feet of height to existing zoning — two stories plus an extra 5 feet for ground-floor retail spaces — while requiring that 30 percent of the building be below-market-rate housing. Electricity physics definition Projects that are 100 percent affordable would get an additional three floors. Gas after eating City planners hope the program will add 16,000 housing units over 20 years, 5,000 of which would be below market rate.

The program would be a local version of a 1979 state law. Electricity wikipedia simple english It was under the radar until a 2013 state Supreme Court case, Unidos del Valle de Napa y Solano vs. Electricity invented timeline County of Napa, in which the court ruled that local governments must follow the state law or offer their own version of a housing bonus plan. P gasket 300tdi Even if the city doesn’t adopt a bonus program, developers have the option of seeking increased height under the state law.

The program has sparked widespread fears in older, residential neighborhoods from west-side areas such as the Sunset and Richmond districts to east-side enclaves like Noe Valley, Bernal Heights, Pacific Heights and Haight-Ashbury. Gas jet Even after it was amended to exempt properties with rent control housing and exclude the demolition of any housing — residents said the rezoning would drive out small businesses, destroy neighborhood character and make it more difficult for the Planning Commission to alter or block infill projects.

At the Planning Commission meeting Thursday, city staff pitched the program as an effort to reach middle-class households earning between 100 and 140 percent of the area median income — $71,000 to $99,000 for a single person and from $101,000 to $154,000 for a family of four. Electricity notes physics In contrast, 92 percent of the affordable housing in San Francisco caters to households earning less than 60 percent of AMI — $42,000 for a single person and $61,000 for a four-person household, they said.

“It augments our efforts to increase the production of affordable housing,” said Sophie Hayward, director of policy for the Mayor’s Office of Housing and Community Development. Hp gas online login “Households earning up to 140 percent are effectively shut out of the current San Francisco housing market.”

But Peter Cohen of the Council of Community Organizations said the program leaves out a big swath of middle-class households that earn too much to qualify for the existing city programs but not enough to meet the density bonus threshold. Grade 6 electricity “We should work from the bottom up, not the top down,” he said.

Affordable housing advocate Fernando Marti pointed to one possible development site in the Sunset District, the Sloat Garden Center, which he said would get a 177 percent upzoning under the proposal.

“The question you should be considering is what is the deal that you are getting out of this proposal?” he said. Electricity word search pdf “Are you getting enough affordable housing?”

While critics paint the proposal as a massive giveaway to developers, some builders say that they would not take advantage of it because any gains from additional height would be negated by the requirements to build more below-market units.

Only one developer showed up to testify in favor of the bonus on Thursday night, along with a few pro-development advocacy groups. Electricity generation No large housing developers showed up. Gas in oil lawn mower Members of the building trade organizations, who routinely show up in force to back pro-housing legislation, were noticeably absent as well.

Before the hearing Supervisor Tang, who represents the Sunset, addressed the Planning Commission, saying she got interested in bonus law “while trying to figure out ways to better use the underutilized sites along our transit corridors in District 4.”