That opportunity for subjective review adds delays and risk for developers, O’Neill said. Her review found that the median time for approving multifamily housing in San Francisco was 34 months between 2018 and 2021 — up from 27 months just a few years before. That process can be dragged out further because San Francisco law allows additional time for appeals.

O’Neill said many of these local laws were written to encourage the proliferation of dense housing. But over the years, they have done the opposite.

“San Francisco actually has comparatively more land zoned for dense housing than a lot of the other jurisdictions in California I’ve studied,” she said. “So the local law is both written in a way to try to say we want to welcome people, we want to have multifamily housing, and yet it’s written in a way to make the process so onerous, so unpredictable, it effectively blocks the development of multifamily housing. And that has huge implications for how inclusive San Francisco truly can be.”

But changing discretionary policies works, the report states. It cites the implementation of a 2017 state law, Senate Bill 35, which required local governments to streamline approval of some projects.

Before SB 35, San Francisco approved just five affordable housing projects over three years from 2014–2017. Since it took effect, 18 were approved between 2018 and 2021, 14 of them directly because of SB 35.

Velasquez said that these numbers, and the lessons gleaned from this report and its outcomes, will help the state speed up housing production in other cities around California.

“A ministerial approval process is essential, to take politics, subjectivity out of the equation, out of the decision-making process. San Francisco needs to do that,” he said. “These lessons that we’re learning .… other jurisdictions will just learn from and try to apply.”

The report notes that to meet its housing goals, set by state law, the city would need to build more than 10,000 housing units a year, more than half of them affordable, each year through 2031. The city’s goals call for more than 82,000 new units to be constructed by 2031.

“Yet they have permitted less than one home per day in 2023,” Velasquez said. “The comparison just is egregious of what they have to approve versus what they’re approving now.”

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The renovation of the historic theater drew attention from within the mainstream LGBTQ community, sparking debate about nostalgia for what the 100-year-old building represented and what it could be next.

SAN FRANCISCO (CN) — San Francisco is renovating its popular Castro Palace theater and approving major changes to the theater that some San Franciscoers have debated for months.

The Planning and Historic Preservation Commissions met for the first time Thursday to consider code changes to allow the $15 million redevelopment project to move forward.

The renovation of the historic theater drew attention from within the mainstream LGBTQ community, sparking debate about nostalgia for what the 100-year-old building represented and what it could be next.

In 2022, San Francisco residents learned that management had been signed with Another Planet Entertainment, a concert promoter based across the bay in Berkeley. Another Planet manages numerous prestigious venues throughout the Bay Area, including the Greek Theater in Berkeley, the Fox Theater in Oakland, and the Bill Graham Civic Auditorium and The Independent in San Francisco.

Another Planet’s renovation plans included installing an HVAC system and heating system, restoring murals and decorative elements, and adding a security gate to the front.

The company wants to remove the theater’s sloped floor and orchestral seating to make way for tiered platforms that will accommodate standing audiences and serve alcohol. The Nasser family, who have owned the theater since it opened in 1922, say the planned renovation is the only way to keep the company financially stable.

In February, the Historic Preservation Commission recommended that the Oversight Board extend monument status to the interior of the theater, since the exterior was a listed building in the 1970s. Many people protested in February, saying the 1,400-seat theater offered fellowship in shared experiences that included watching old-fashioned movies, joining in sing-alongs and just hanging out with like-minded people — many of whom had fled their home countries to San Francisco’s hometowns across the country to live their lives openly.

Public comments on Thursday lasted more than four hours. So many people stood waiting for comment that they had to be asked to temporarily leave.

Drag artist Donna Sachet, often referred to as the “First Lady of the Castro,” is supporting the renovation of San Francisco’s Castro Theater. (Screenshot via Courthouse News)

Drag artist Donna Sachet, known as “the First Lady of the Castro,” advocated for the theater’s redesign.

“We are entrusting our Castro Theater to a local community group willing and able to invest more than $15 million in a faded venue,” said Sachet.

The Friends of Castro Theater Coalition claimed Another Planet has not been transparent or inclusive with the LGBTQ community and has not signed an agreement promising to hold public community events during the 180 days it will be open.

Some speakers opposed serving alcohol indoors, noting that the removal of fixed seating has ruined other theaters — like San Diego’s North Park Observatory, which is now classified as a public nuisance.

Others have dubbed it “gentrification,” turning the theater into an expensive venue that only a few can afford. Tab Buckner said it was already too expensive for working-class people to enjoy private venues.

“Given the huge wealth gap in our region, are you going to make this any worse?” Buckner asked. “That’s no offense to our allies, but also keep in mind the types of venues that will be open frequently with these proposals. I can imagine that many straight men who drink heavily come out of the concerts.”

Some parents support the theater, which offers more capacity for various community events to revitalize the Castro neighborhood. A large group of homeowners who live near the theater also support the project.

The Historic Preservation Commission unanimously approved motions to allow nightly entertainment and interior and exterior modifications, including the removal of the permanent seats. They included some conditions, including that $1.1 million in conservation work must first be completed.

The planning commission then voted 4-2 to approve the planning code change and certification allowing bars to operate at night.

Another Planet pledges at least 25% LGBTQ programs – including a partnership with non-profit residency program Oasis Arts, which hosts local LGBTQ artists – and said it’s never aimed to focus on private events.

In addition, it must meet twice a year with the Castro Cultural Quarter and obtain at least half of the concessions from local companies.

Another Planet refused to register private and ticketed events. Commissioner Kathrin Moore said without her one could not be sure how affordable ticket prices would be – and the commission then decided to require reporting of free or discounted events.

“The problem with theater refocusing is that theater isn’t going to be as affordable as it is right now,” Moore said.

Moore, along with Commissioner Theresa Imperial, opposed approving the project. She said she was disappointed with the “unresponsiveness of the applicant”.

“Rarely have I seen that in a discussion as high profile as this one,” Moore said, thanking the audience for many passionate arguments to save the theater.

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SAN FRANCISCO (CBS SF) – After hours of debate, the San Francisco Board of Directors overwhelmingly voted early Friday to approve the state of emergency proposed by Mayor London Breed for the city’s criminal and drug-infested Tenderloin District.

The most controversial aspect of the plan was a dramatic increase in the number of police officers patrolling the neighborhood, but when the final vote was taken, eight out of ten overseers in attendance were in favor of the plan.

CONTINUE READING: The San Francisco guards debated the mayor’s emergency ordinance under heavy criticism

“The tenderloin needs change, and that requires us to do things differently,” Breed said in a statement. “We showed during COVID that we can get things done and make real, tangible progress by using an emergency statement to overcome bureaucracy and the barriers that stand in the way of decisive action.”

As part of her tenderloin intervention, the mayor also wants to open a new service center for drug addiction and housing brokerage. She wants to hire more emergency services and open a safe injection site. In order for all of this to happen quickly, a state of emergency had to be declared and the board had to be voted yes.

“This is a status quo that must be questioned and disrupted with everything we have,” said District 6 Supervisor Matt Haney. “And if this is not a public health emergency, then that phrase has no meaning at all.”

While Breed’s tone caught everyone’s attention last week, it was also the opening bell for a conversation that was supposed to move across the building to the board of directors.

“I’m really frustrated with how this plan was announced in the media and the public,” said Supervisor Hillary Ronen. “It affected the way we all see it.”

Ronen, for example, raised concerns about doubling up a failed drug war while saying she would like to vote for the declaration of emergency. And that was something of a topic for the meeting – opponents of the mayor’s plan or their rhetoric, hoping everyone will come together and make something work.

CONTINUE READING: UPDATE: Residents skeptical about San Francisco mayor’s promise to get drugs and crime out of Tenderloin

“Threatening people to arrest is not a means of bringing addicts into treatment,” said Dean Preston, the San Francisco manager, who wants the mayor to raise money to expand mental health services, police alternatives, and hotel rooms Homeless people.

“We can do this, but only if we learn from past mistakes instead of repeating them,” he said on social media.

The tenderloin includes museums, the main public library and government offices, including the town hall. But it is also teeming with people who are homeless or in marginal homes, with a high concentration of drug dealers and drug users.

Breed said last week it was time to “be less tolerant of all the bull – that destroyed our city”. She said it wasn’t fair that residents couldn’t use their parks or leave their homes.

“If someone openly uses drugs on the street, we give them the opportunity to take advantage of the services and treatments we offer. But if they refuse, we won’t allow them to continue consuming on the streets, ”she said on social media this week. “The families in the neighborhood deserve better.”

The number of overdose-related deaths in San Francisco has increased more than 200% since 2018, and over 700 people died from drug overdoses in the city last year, more than the number who died from COVID -19 died, according to the proclamation.

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Nearly 600 people died of drug overdoses this year through November, with nearly half of the deaths occurring in the Tenderloin and neighboring South of Market District, the proclamation said. These areas make up 7% of the population of San Francisco.

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MARTINEZ (CBS SF / BCN) – With the 2020 census in the books, counties like Contra Costa are seeing their political landscape evolve.

The Board of Directors of Contra Costa on Tuesday unanimously approved a reallocation plan moving Diablo, Blackhawk and the Camino Tassajara area from District 3 of Supervisor Diane Burgis to District 2 of District Candace Andersen.

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The new map expands Andersen’s reach to the east, bringing the three Tri-Valley parishes into the same borough as Danville and San Ramon – cities they are already connected to based on geography and demographics.

The new plan brings all of Quill to District 1 of Supervisor John Gioia. Pittsburg’s Tuscany Meadows is moving to District 5 from Supervisor Federal Glover, dividing Antioch on Somersville Road and Auto Center Drive, which is Railroad Avenue between Glover and Burgis.

The Morgan Territory Road area within the Mt. Diablo Unified School District is being moved to District 4. Concord would be split on the former railroad access and highways 4 and 242. District 2 would now extend through Tilden Regional Park almost to Kensington. Walnut Creek would split between Districts 4 and 2 on State Highway 24 and Interstate Highway 680. The Saranap and Castle Hill areas would be in Andersen’s District 2.

Throughout the process, some areas have been pressured to keep the cities intact, which is difficult given the demands.

“It may feel like you’re divided in some ways, but there are actually advantages,” said Burgis. “You don’t have just two overseers running a town; Supervisor Glover and I share Antioch and I don’t say, ‘Well, where is that?’ I say, ‘Oh, it’s Antioch. I will help you. And I’m sure that will happen with Supervisor Glover too. We don’t look at the lines. ”

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Tuesday was the last of five public hearings required before a final plan has to be in place by December 15. District lines are redrawn every 10 years and are based on US census figures.

The 2020 census showed that Contra Costa County has grown by 11.35% since 2010, from 1,049,025 in 2010 to 1,168,064 residents in 2020.

The largest increase in population came in District 3 of Burgis, with an additional 36,560 residents in the area comprising much of Antioch, Oakley, Brentwood, and unregistered East Counties.

The lowest growth was in District 4 owned by Supervisor Karen Mitchoff (population 10,442), an area that includes Concord, much of Walnut Creek, Pleasant Hill, and Clayton.

The goal is to create counties with as similar a population as possible while following all federal and state guidelines, such as:

Burgis said the district maps should be updated on the district website on the district website by early December.

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SAN JOSE (BCN) – The Santa Clara County Board of Supervisors has approved the American Rescue Plan Act stimulus fund allocation to provide up to $ 2,500 in bonuses to county employees for their work during the pandemic.

In Tuesday’s vote, approximately $ 76 million from the county’s first tranche of the $ 187 million ARPA funding will be used to make one-time payments to nearly all of the county’s 22,000 employees through December 3 of this year Afford.

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The county is expected to receive its second tranche of $ 187 million in ARPA funding in May 2022.

The only district employees excluded from receiving the rewards the district calls Hero Pay are the five district managers and the district executive Jeff Smith.

That means senior positions like the sheriff, district attorney, and county assessor – who each earned between $ 330,000 and $ 460,000 in total compensation for fiscal 2019 – also receive a bonus of $ 2,500.

This is an idea that apparently made Supervisor Otto Lee uncomfortable and could explain his decision to abstain. Had he voted for it, the Hero Pay would have been unanimously approved by the Board of Directors.

“I have concerns about how this came about … I don’t want to vote for a $ 2,500 bonus for myself as an elected officer,” Lee said. “I think for so many reasons the amount that has been allocated here seems very generous, but in some ways it is too generous.”

After Lee raised reservations, Supervisor Cindy Chavez made a change to exclude the five district managers from the bonus payment – a move that was supported by all district managers.

Lee also urged employees to create a way for county employees to opt out of Hero Pay for those who are uncomfortable or who don’t need the $ 2,500.

CEO Mike Wassermann attempted to extend Hero Pay to Smith due to his “Herculean” efforts during the pandemic, but Smith graciously refused to accept it.

As of this writing, full-time workers and county part-timers will receive a prorated amount based on the full-time equivalent status of the part-timers and the additional hours worked by the employee.

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Independent In-Home Supportive Services providers receive a $ 500 bonus from the county to top up the additional $ 500 they receive from the state.

Ellenberg found that $ 2,500 is double what other similarly populated counties give in Hero Pay.

Smith said the reason for the amount was because he believed it was what superiors wanted, and joked that the board was “twice as progressive”.

“We had a strong feeling that everyone in the county was actually doing the maximum possible vigorous engagement in responding to the pandemic,” said Smith. “So administratively, we didn’t feel that we could take on a group or a particular job or activity, and that made more money than any other.”

Smith also pointed out that ARPA funding calls for some to be used for Hero Pay, so providing these bonuses is in line with the federal government’s idea of ​​using those dollars.

“We’re just pursuing the intent of the bill,” said Smith.

The district also decides on the granting of bonuses for the approximately 3,000 “additional workers” who did not have a regular schedule and instead supported the district’s efforts at times.

Additional assistants, often referred to as shift workers, can be found in “pretty much any department that does a variety of things,” including nurses, clerks, secretaries, and social workers, Smith said.

“We still have a formula to work out,” continued the district executive. “We couldn’t agree on what we would agree on.”

Smith said the county will have to consult with several unions to ensure everyone is on board with Hero Pay before the money is distributed in December.

MORE NEWS: Atmospheric Flow: PG&E crews respond to widespread failures in the Bay Area

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San Franciscans can avoid the evacuation cliff looming ahead of other California renters if the expanded protection that Supervisor Dean Preston is proposing this week gets approval from the larger board of directors.

Under current law, tenants who have been financially affected by the pandemic are only allowed to pay a quarter of their rent and do not have to be evicted. However, this benefit expires on June 30th. With little appetite at the state level to expand protection under Senate Act 91, tenants and lawyers have been waiting eagerly for what has become known as the “eviction cliff” as the rent relief has still reached many needy people.

Under the laws introduced by Preston on Tuesday and announced on Wednesday, tenants in San Francisco could continue to pay 25 percent of their rent through the end of the year. The impending expiry of SB 91 means that local jurisdictions are again free to take their own eviction moratorium measures.

While Preston is not taking his passage for granted, Mayor London has ordered and extended Breed moratoriums on emergency clearing, while the Board of Supervisors unanimously passed laws based on those orders. On Tuesday, the supervisory authorities unanimously approved an extension of the evictions through no fault, as resulted from the move in and the renovation of owners, until September.

“People are still struggling with the pandemic and are only just finding their booth,” Preston told the examiner. “This is quite a big endeavor to get all of those funds out quickly. The last thing we need is that pressure on all evictions that take place while this is being sorted out. “

The legislation would give tenants more time to stay in their homes while rent relief is slowly distributed to landlords while maintaining public health, Preston said. One version of the legislation is an emergency law that can only last 60 days and one that is implemented through the standard board process and allows protection until December 31st.

In the first six months after the coronavirus shutdown alone, tenants in San Francisco have amassed an estimated $ 81 million to $ 196 million in unpaid rents, according to an October report by Budget and Legislative Analyst. The process for tenants to obtain rent relief from the state has been criticized as being slow, cumbersome and full of obstacles.

Elena Cruz, who has been unemployed since March, applied for relief under the state program but received no notifications about it. This week, she received a letter from her landlord saying she must move immediately to pay $ 18,000 in rent back or vacate her 18-year-old home, said Maria Jandres, organizer of the San Francisco Housing Rights Committee in the southeast.

“She has a lot of trauma,” said Jandres, translating from Spanish for Cruz. “We have already received these communications and will be in May. We really, really need to do something to make sure the Franciscans stay in their homes. “

Breed announced Monday that San Francisco’s emergency rental program will begin accepting applications starting Friday. The Mayor’s Housing and Community Development Office will be able to distribute a portion of $ 90 million received through government assistance to needy renters, but has a little over a month through June 30.

“This has been a year of challenges that we have not faced before and the economic consequences of the pandemic have been devastating for so many companies and employees,” Breed said in a statement. “This rent relief is critical to helping tenants and small home owners get back on their feet as we continue our economic recovery. It is absolutely vital that we keep people in their homes and this funding will help make that happen. “

Tenants who can provide evidence of financial difficulties can apply for three months ‘rent back and six months’ rent via sf.gov/renthelp.

“The COVID-19 pandemic has been incredibly difficult for vulnerable renters and home owners struggling with missed rents and deferred mortgages,” said Charley Goss, manager of government and community affairs for the San Francisco Apartment Association. “Now that local rental assistance is available, it is vital that housing providers and their tenants in underserved communities can quickly and easily access and navigate the program.”

However, a political battle for additional rent relief has arisen. Proposal I, a property sales tax of more than $ 10 million, which was passed by voters in November, was used as rental aid and affordable housing. Approximately $ 10 million from the revenue has been approved for rent relief, with another additional budget pending approval.

Prop. I has raised $ 58.5 million since it went into effect in January, according to the Controller’s Office. While viewed as a very volatile source of income, it is expected to soar $ 800 million with the high profile sale of PG & E’s downtown headquarters.

Tenants and lawyers have asked Breed to use the funds as intended for the coming financial year. It has claimed that it would not approve any additional allocations until its budget is launched on June 1st.

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South San Francisco officials advocated a plan that would allow Genentech to nearly double the size of its sprawling campus, paving the way for more than 4 million square feet of further commercial development.

The South San Francisco Planning Commission unanimously recommended that council members agree to allow the crown jewel of the city’s biotech hub to significantly expand its headquarters along Oyster Point during a meeting on Thursday, October 15.

Given the plan that will ultimately have to be adopted by the South San Francisco City Council, this is testament to the company’s commitment to the community it has been in for decades. Officials praised the ambitious vision.

“I think this master plan framework will be great for the city,” said Commissioner Robert Bernardo. “It will be a great blueprint for the future.”

The revised master plan document aims to allow up to 9 million square feet of construction space on the 207-acre site along Oyster Point, which is essentially the same as the approximately 5 million-square-foot facilities currently on the 207-acre property.

The proposal presented last year continues an update process launched in 2017 – the latest in a series of revisions to the campus plan, first established in 1995. It was originally updated in 2007 when a development cap of 6 million square feet was set. In 2013 the plan was changed to make way for a 27 acre development.

Earlier discussions suggested that the latest update could accommodate 12,000 additional employees, which would mean more than double the 10,000 employees currently on the premises. However, company officials have noted that the estimate is based on a formula that assumes Genentech is creating as much as possible under the plan, and officials are not yet required to set a development plan.

If the council members approve the master plan, individual new projects or additional construction phases are proposed and reviewed as part of the public standard examination process.

In return for the officials who blessed the master plan, Genentech offered a number of community benefits through a lucrative development agreement.

Under a 15-year contract, Genentech offered South San Francisco $ 30 million for affordable housing and $ 15 million for transportation initiatives. In addition, the company would support the development of residential buildings east of Highway 101 while advocating the establishment of a parish in the area.

Biotech companies that populate the Bayshore have traditionally spoken out against building homes near their business premises. Commissioner Michele Evans expressed her appreciation for the company’s rethinking of its position on the matter.

“This has not been a good source of discussion in the past,” she said, pledging to hold Genentech accountable for its promise.

Genentech also promised to limit vehicle journeys to campus while creating new open spaces along the Bay Trail and investing heavily in public art.

Commission chairman Alan Wong admired Genentech’s partnership with the city and hoped the relationship could serve as a blueprint for other life science companies.

“I think they were not only a great partner to the city, but also a good role model for other biotech companies in the region,” he said.

Commissioner Norm Faria agreed and praised the thoughtful expansion plan proposed by a leader from the thriving local industry.

“They think about the community, they think about their growth and that’s something that is easy to support,” he said.

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