Housing Project Faces Activists’ Resistance
By Jonathan Farrell, Apr 13, 2007
The San Francisco Planning Commission was going to review a proposal for new housing at 3400 Cesar Chavez Street on March 22. But neighborhood groups such as the Mission Economic Development Agency and Mission Anti-Displacement Coalition rallied to have the public hearing rescheduled. It’s a little too early to say whether the current proposed development (By Seven Hills Properties) at 3400 Cesar Chavez is the best fit for the corner of Cesar Chavez and Mission,” said Supervisor Tom Ammiano.
 The above illustration shows the housing/retail space plan proposed
by Seven Hills Properties to occupy the vacant lot at 3400 Cesar Chavez Blvd.
Illustration Courtesy of Seven Hills Properties |
Ammiano and the San Francisco Board of Supervisors urged the Planning Commission to reschedule the hearing. Long-standing groups like MEDA and MAC were very concerned that the plans proposed by Seven Hills Properties would not meet the need for affordable housing in the Mission District.
“The plan that Seven Hills Properties has drawn up will change the character of the neighborhood,” said Nick Pagoulatos who serves as a coordinator for MAC. Pagoulatos fears that what Seven Hills is proposing will lead to more “gentrification of the neighborhood.”
Pagoulatos and others view Market Rate housing plans with suspicion. The proposal that Seven Hills has in mind is 60 two-to-three bedroom units of housing over 16,000 square feet of retail space.
“A Walgreens would be on the ground floor with three smaller retail units for community based organizations,” said Tom Rocca who works for Seven Hills.
Rocca describes the plan as “mid-market rate housing” and said there will be a program for first-time homebuyers. Rocca was adamant that the Seven Hills plan respects the neighborhood’s need for more affordable housing and will honor the City's ordinance for affordable housing.
Pagoulatos disputed Rocca's claim by saying, “Seven Hills' plan will produce only 12 percent affordable housing, when the City increased the amount to 15 percent. They were let off easy and got away with it,” Pagoulatos said.
Rocca noted that Seven Hills would have affordable housing on site. “Almost eighty percent of developers buy their way out of the required ordinance by writing a check to the city,” he said.
“We have been working on this proposal for the last two years. I have knocked on over 200 doors in the community to get people's responses,” said Rocca.
Jaime Salinas of Barbary Coast Consulting was hired by Seven Hills to conduct out-reach to the community. “We have talked to residents in this part of the Mission and the result has been significant community support for the 60 new homes and the 24-hour Walgreens we propose,” said Salinas.
Yet Pagoulatos was skeptical, as he pointed out a development of that size and stature would “cause traffic problems,” the intersection of Cesar Chavez is very congested.
Salinas assured that, “the proposal includes an entrance and exit plan that keeps traffic flowing smoothly, keeps cars away off of side streets, and provides traffic calming elements.
“That intersection is extremely dangerous and the developer has taken this into consideration in his design, and that is certainly laudable,” said Ammiano.
“However,” added the supervisor, “affordable housing remains the most pressing issue in the Mission, and proposing to include only the bare minimum amount of below market rate units required by law is rather disappointing."
Ammiano also said, “many of my constituents feel that large developments of Market Rate housing has an adverse effect on the community.”
Salinas who takes his job very seriously said, “I've held four community meetings over the last two years.”
Like Rocca he too went door to door meeting with the community in person. “I've made substantial changes to the project based on all the feedback that I've received from people who live and work in the neighborhood,” Salinas said.
He said that Seven Hills is meeting city requirements for inclusionary affordable units and confirmed they will be located on site. Furthermore, “family size units will comprise 50 percent of the project,” said Salinas.
Pagoulatos and other groups have their own plan in mind. He mentioned that with the help of the Bernal Heights Community Center a new plan as an alternative to the Seven Hills proposal was put together.
Pagoulatos said that the alternative plan was difficult because Rocca and Seven Hills did not provide enough time or assistance. “Our alternative plan took about three weeks. They have not responded,” said Pagoulatos.
Joseph Smooke, Bernal Heights Community Center executive director, did not respond to the Mission Dispatch when asked to confirm and verify this alternative plan.
Meanwhile Rocca and Salinas are confident in the Seven Hills proposal. “We believe the impact on the area will be positive,” said Salinas.
“The site has laid vacant for too long,” he pointed out. “People ask, “Why don't you build it now?” Salinas said. Adding, “local residents are eager to see this underutilized, fenced-off lot transformed into housing.”
Seven Hills with Barbary Coast Consulting will continue to talk to any neighborhood group regarding any aspect of the project. A new hearing date before the Planning Commission has been scheduled for April 19. For details contact Seven Hills Properties at (415) 247-7375.
jonathanfar@aol.com
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