Saturday, January 11, 2014

San Francisco approves first phase of Bay View, Hunters Point redevelopment



The red dots represent redevelopment areas.
Approved:  the left side patch above.
The olive patch is the Alice Griffith housing rebuild.

San Francisco Chronicle/City Insider/John Wildermuth, 1/8/14. "Big rebuild at Alice Griffith housing project gets OK."

"The dilapidated Alice Griffith housing project, across the way from the soon-to-be-demolished Candlestick Park, is ready for its makeover.   ....  "The effort is part of a 30-year plan to development the area around the stadium and the long-closed Hunters Point Shipyard into a new city neighborhood with over 12,000 new homes, retail and office space and parks and entertainment areas.

Lennar selected McCormack Baron Salazar, a company with national experience building affordable and mixed income housing, to do the Alice Griffith replacement work, although Lennar will be involved in the market rate construction on the site.

Plans now call for Lennar to take over the Candlestick Park site from the city later this year and then demolish the stadium to clear the site for development."  San Francisco Chronicle/City Insider/John Wildermuth, 1/8/14. "Big rebuild at Alice Griffith housing project gets OK."  Read article.

....  "The redevelopment of the neighborhood comes with the assistance of a $30.5 million grant San Francisco received in 2011 from the U.S. Department of Housing and Urban Development. 

....   Along with the public housing complex, the commission approved Lennar's plans for a 1.1 million-square-foot development at the site of Candlestick Park, the 49ers' stadium that is being demolished later this year or in early 2015 after the team moves to a new home in Santa Clara. 

....  "This milestone in the important revitalization effort in the Bayview community will bring housing, jobs, parks, open space and economic growth through a public-private partnership with Lennar and helps us lay the groundwork for more middle class, affordable homes in the future," Mayor Lee said in a statement."  Inside Bay Area News/Bay City News Serice, 1/9/13.  "Construction plans approved for Candlestick Point redevelopment."   Read article.

Reference - San Francisco Mayor News Release, 1/8/14. "Mayor Lee Announces Approval For New Alice Griffith Public Housing Community & Candlestick Point Plans.  In Addition to New Housing & Jobs, Lennar Contributes Additional $1.35 Million for Community Benefits for Bayview Hunters Point."  "The Major Phase application covers Alice Griffith and 38 acres at Candlestick Point, including the site that now contains Candlestick Park. The first phase of development around Candlestick encompasses the creation of 16 blocks of new development that includes 1,529 new homes, of which more than 800 will be permanently affordable, including the one-for-one replacement of dilapidated Alice Griffith public housing units."

1.1 million-square foot redevelopment
by "outside developer" approved by San Francisco
Related -  The Press Democrat (Sonoma County)/Michael Coit, 12/22/13.  "Bordering the stadium site will be the remainder of the Candlestick Point area. Half of the project's total housing — condominiums, townhomes and apartments — will go up there in addition to office space.  .... Between the buildings and San Francisco Bay is the Candlestick Point State Recreation Area, an urban park developed on 170 acres of landfill.  Development is planned in phases, with a balance among housing, commercial buildings and parklands.  “There will be urban life along with a very sustainable program,” Bonner said. “We want to make sure this feels like a part of San Francisco since day one.”   

Related counter view - San Francisco Public Press/Christopher D. Cook, 7/6/10, includes embedded Vimo video.  The eco-NIMBY view, similar outside developer rap that twice defeated the ballot vote to development our city quarry.    

Note graphic and photograph:  The graphic is from All things retail development blog,  The Lennar/BVHP sign photograph is from the San Francisco Public Press article. 
In 2006, things were looking good for Lennar, America's second-biggest homebuilder. - See more at: http://sfpublicpress.org/news/2010-06/homebuilder-lennar-uses-federal-taxpayer-funds-to-balance-its-books#sthash.AxXiC0YF.dpuf
 
n 2006, things were looking good for Lennar, America's second-biggest homebuilder. That year, before the U.S. housing market's epic collapse, the Miami-based giant pulled down $15.6 billion in revenues and closed sales on 29,568 homes. The ink was just drying on a massive and potentially lucrative deal to transform Treasure Island with new housing complexes, and the well-connected Lennar already had secured a deal to develop the Hunters Point Shipyard that the Navy was turning over to San Francisco. - See more at: http://sfpublicpress.org/news/2010-06/homebuilder-lennar-uses-federal-taxpayer-funds-to-balance-its-books#sthash.AxXiC0YF.dpuf
n 2006, things were looking good for Lennar, America's second-biggest homebuilder. That year, before the U.S. housing market's epic collapse, the Miami-based giant pulled down $15.6 billion in revenues and closed sales on 29,568 homes. The ink was just drying on a massive and potentially lucrative deal to transform Treasure Island with new housing complexes, and the well-connected Lennar already had secured a deal to develop the Hunters Point Shipyard that the Navy was turning over to San Francisco.
Business was booming and Lennar's books looked good — but the financial page was about to turn to a depressingly long chapter that Lennar and other homebuilding corporations helped write.
- See more at: http://sfpublicpress.org/news/2010-06/homebuilder-lennar-uses-federal-taxpayer-funds-to-balance-its-books#sthash.AxXiC0YF.dpuf
n 2006, things were looking good for Lennar, America's second-biggest homebuilder. That year, before the U.S. housing market's epic collapse, the Miami-based giant pulled down $15.6 billion in revenues and closed sales on 29,568 homes. The ink was just drying on a massive and potentially lucrative deal to transform Treasure Island with new housing complexes, and the well-connected Lennar already had secured a deal to develop the Hunters Point Shipyard that the Navy was turning over to San Francisco.
Business was booming and Lennar's books looked good — but the financial page was about to turn to a depressingly long chapter that Lennar and other homebuilding corporations helped write.
- See more at: http://sfpublicpress.org/news/2010-06/homebuilder-lennar-uses-federal-taxpayer-funds-to-balance-its-books#sthash.AxXiC0YF.dpuf
In 2006, things were looking good for Lennar, America's second-biggest homebuilder. That year, before the U.S. housing market's epic collapse, the Miami-based giant pulled down $15.6 billion in revenues and closed sales on 29,568 homes. The ink was just drying on a massive and potentially lucrative deal to transform Treasure Island with new housing complexes, and the well-connected Lennar already had secured a deal to develop the Hunters Point Shipyard that the Navy was turning over to San Francisco.
Business was booming and Lennar's books looked good — but the financial page was about to turn to a depressingly long chapter that Lennar and other homebuilding corporations helped write.
Before the deluge, Lennar parlayed its profits — and considerable political capital — into securing the trust of San Francisco leaders, who have bestowed two major military base redevelopments on the corporation. But substantial evidence suggests that Lennar's finances, much like Treasure Island itself, are not exactly resting on bedrock.
- See more at: http://sfpublicpress.org/news/2010-06/homebuilder-lennar-uses-federal-taxpayer-funds-to-balance-its-books#sthash.AxXiC0YF.dpuf
Posted by Kathy Meeh

26 comments:

Anonymous said...

This will be built and Candlestick will be torn down and redeveloped before anything happens in Pacifica.

todd bray said...

Thank goodness. BTW there is contamination aplenty at the HP ship yard, for thousands of years to come development or not.

Anonymous said...

8:02

Please stop the insanity!

Hutch said...

San Francisco has added over 10,000 housing units in the past few years. Pacifica practically zero. With a housing shortage comes higher rents which hurts low income families the most. Our population has stayed stagnant at around 38,000 since I moved here in 1979. I remember Pacifica used to be the most affordable place on the Peninsula to live. No more.

We need to grow a little for the sake of business, revenue and quality of life here. Added population will not only mean more taxes, but more jobs, more business and a more stable housing market with more affordable units for low income. I'm not saying to add huge amounts of housing, maybe just a few hundred a year.

Dan Murray said...

"Add a few hundred units of housing a year?" Exactly where does Pacifica have enough land to do that and what would the impact be on our town? These are concerns that will need to be addressed, sooner rather than later.

Personally, I'm not sure that I agree that adding more units in Pacifica will do much, if anything, to make housing and rentals more affordable. At least no real impact for another 20 years or longer. The spillover from the over priced housing in San Francisco is just too great and there are too many landlords in Pacifica willing to cash in on it. Right now, the median rent for a ONE bedroom apartment in San Mateo County is 42,053 per month. Don't you think that Pacifica landlords are aware of that and will also try to raise their rents, given the opportunity.

San Francisco has long range plans to address the housing crisis by embarking on wide spread construction. Right now, there is massive excavation along Brotherhood Way to accommodate another housing development. There is also a plan to level the existing Parkmerced development and replace it with denser housing coupled with re-routing the M Line streetcar from 19th Avenue through Parkmerced. While all this will certainly add more housing, San Francisco is also projecting a population increase of another 160,000 people by,I believe, 2032.

So I don't see where this additional housing is going to provide reliefto any of us as long as more people keep pouring into the Bay Area. Should we expect a Tech bust to help us out? According to Lt. Gov. Newsom, the Tech bubble, if any, will be a long way down the road. In the meantime, rising costs all across the board, will be the order of the day.

Anonymous said...

Dan Murray aka the voice of reason. We no longer have the land to build anything of consequence. Looks like the lack of a commercial tax base to pay the ever-growing cost of services required by existing homes/residents will lead to Pacifica's collapse unless another source of funds is found. You know what that means. Pay more or do without.

Hutch said...

Dan, San Francisco mandates each new project to have a certain amount of units for lower income. These aren't poor people on welfare, but families making less than 40-50K a year of which Pacifica has plenty.

Practically every other city on the Peninsula has added population in the past 20 years except Pacifica. Do you think that has something to do with our problems?

There's plenty of space in pacifica to add more housing.

Anonymous said...

Housing does not pay for itself regardless of who occupies it...rich, middle class or poor. Pacifica is a perfect example of this. We do not have the commercial base to generate revenue. We shop and work elsewhere. It's accurate to say that property tax is a big part of our city revenue, but only because this city's revenue is so meager. Big slice of a tiny pie. The new 'you're on your own' economy is going to be real tough on cities like Pacifica. Fasten your seat belts.

Anonymous said...

anyone saying housing doesn't pay its own way must immediately leave town. Your home will be turned into open space. Your retail spending doesn't matter. The thousands of dollars attached to your property tax bills for school support will be voided. I can't wait to see a Pacifica community and tax supported services with no housing. Nirvana!

Tom Clifford said...

Dan, I find it very hard to believe that the median monthly rent for a one bedroom apartment in S.M.C. is $42,053. Could you please check your numbers and re-post them

Anonymous said...

744 Poor outraged thing. Of course it's the homeowners who pay all those bills. There's nobody else. Nothing to generate any revenue now or in the future except the poor old homeowner. The problem is the bills for all these services, schools etc outpace the ability or willingness of the homeowner to pay. That's why we're asked repeatedly to pay more. The town designers seemed to overlook completely the importance of having a strong commercial base for jobs, gobs of sales tax, etc. All we have is houses and worn out taxpayers. Oops.

big banker said...

I think Dan mixed up the rents and the annual salary to rent a below market rent condo or apartment.

It was a typo or he just switched the numbers around.

Dan Murray said...

That was a simple typo. Actual average monthly rent in SMC for a one bedroom is $2.053 according to local news sources.

Question for Hutch though as to where is all this available land to build? I thought I knew Pacifica pretty well and I just don't see a lot of available land left to build. Some in-fill lots here and there, the quarry, the contentious Pedro Point field. What else is around?

Chris Fogel said...

* space across from quarry along Hwy. 1
* Fish-and-Bowl at north end of town
* all along Roberts and lower Fasler
* The Rock by the bowling alley
* Should they want to sell: Shamrock Ranch; Colt property; the two horse stables, etc.

Anonymous said...

Land gone, baby, gone. If we can't give it away we effectively protect it from development by using it for public facilities like heavily regulated WWTP and sewage ponds and libraries/city hall. Just lucky, I guess.

Anonymous said...

Just a few

Old Ed Cordera lot Oceana
PBR Offices Francisco
Very large lot next to Pacifica Thai
WWSP
Numerous large lots on Palmetto
Behind Good Shephard.
Roberts Rd
Shelldance someday
Sanchez Art Center
Old Archery Range
Off Fassler
Quarry (still Zoned Commercial)
Hwy One across from quarry
Off Skyline

Anonymous said...

How about fixing the road to Shelter Cove on Pedro Pt and develop that area? Ocean front homes. Coastal Commission would go for it because we would be creating public access to an unaccessable area.

Anonymous said...

Lots of the land mentioned is city owned and in use for something or other. Best use? Well, keep in mind this is a city that for decades has wanted to use a prime beach front parcel for a city hall or a city hall/library--thereby ruining it for private development. Archery range might be SF owned. A city with a real interest in development would be pursuing public/private partnerships to build housing and commercial. We're not. Have we ever? Good thing those Nimbys are gone.

Anonymous said...

Yeah, good thing those Nimbys are gone. Now let's put those 355 housing units in the quarry.

Anonymous said...

246 In my dream it's 3000 units and a Walmart with councilmembers and senior staff as greeters and cart cowboys. The store is packed with Nimbys after dark.

Anonymous said...

SF would have gave the city of Pacifica the old archery and shooting range for $1 each. The old shooting range has a lead problem that needed to be cleaned up. That would have been the perfect spot for the Waste Water Treatment Plant.

Anonymous said...

City engineer thought so. Gee, the quarry would have been spared a super-regulated WWTP. Might have made development a bit easier and the air quality better. Guess the Nimbys and their dupes got two birds with one stone. Some of the same Nimbys are calling the shots now.

The Local Libertarian said...

Pacifica will sink in the Blue Pacific before it will be developed.

Just as well. Then I will have a private beach all of myself!

Anonymous said...

Mayor Lee in San Francisco wants 30,000 more houses.

Pacifica can not even plan for 30 houses.

Horse cart buggy=Pacifica!!!

Anonymous said...

Pacifica is a park. That was the goal of several decades of Pacifica's elected leaders and by golly! They did it. Go have a picnic and stop yer bitchin'

sue the hippie said...

Our Ecology is our Economy!