Planning Commission Unanimously Approves Housing at Powhattan Triangle

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Last Thursday, July 21, the San Francisco Planning Commission unanimously approved a proposal by a Bernal-based developer to build four new homes on an undeveloped lot between Powhattan Ave. and Bernal Heights Blvd.  by rejecting a request for discretionary review filed by neighbors opposed the development.

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The proposal calls for the construction of three new family-sized homes at 965, 985,  and 1025 Powhattan, and one new home behind them, at 40 Bernal Heights Boulevard. The project will also include a new public stairway that will follow the path of the undeveloped Carver Street, which runs just east of the site.

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The official summary of the project, and the request for discretionary review, was as follows:

40 BERNAL HEIGHTS BOULEVARD/965, 985, 1025 POWHATTAN AVENUE- the triangular-shaped project site is bounded to the south by Powhattan Avenue, to the north by Bernal Heights Boulevard, to the west by an undeveloped portion of Rosenkranz Street, and to the east by an undeveloped portion of Carver Street; Lot 010 in Assessor’s Block 5640 (District 11)- Request for Discretionary Review (DR) of building permit application Nos 2014.0521.6382; 2014.0521.6394-6396, proposing subdivision of Block 5640 Lot 010 to create four new separate lots and construction of one three-level single-family dwelling on each new lot within a RH-1 (Residential House, One-Family) Zoning District, Bernal Heights Special Use District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).

The Bernal neighbors who opposed the new housing framed their concerns mostly in terms of preserving “neighborhood character”:

A group of more than 150 neighbors has filed for a Discretionary Review with the SF Planning Commission on the 4 large luxury homes to be developed along Bernal Heights Boulevard and Powhattan Avenue. The hearing before the SF Planning Commission on this development is scheduled for Thursday, July 21, 2016 at approximately 1 pm in Room 400 at City Hall. Join us at the hearing to let your voice be heard.

We are greatly concerned about this development in part because:

  • The proposed development, in its totality, is out of context and scale with the established character of the Bernal Heights Neighborhood and sets a precedent for denser development.
  • The proposed homes are not consistent with Planning Code, Residential Design Guidelines, Bernal Heights East Slope Building Guidelines, and General Plans (e.g. there are no Front Yard Setbacks).
  • Safety Issues: Because there are no front yard Setbacks, a driver pulling out will be unable to check for pedestrians and traffic before crossing the sidewalk and entering the street.

Prior to the meeting, an analysis by Planning Commision staff determined that the proposed housing “meets all aspects of the Planning Code,” and that it’s “consistent with the scale and character of the immediate neighborhood,” and that it “meets the [Bernal Heights East Slope Building Guidelines].”

After much discussion and debate, all six of the the Planning Commissioners agreed, and the request for discretionary review was denied. A few minor revisions to the project were requested. That means construction on four new homes in Bernal Heights may begin soon. But this is San Francisco, of course, so who really knows?

SITE PLANS: Planning Department analysis for 965 Powhattan

Mission Demonstrators Oppose New Housing on South Van Ness

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We knew this was coming, right?

Despite San Francisco’s ongoing housing shortage, a group of Mission District demonstrators, landlords, and homeowners kicked off a campaign to oppose the construction of new homes at 1515 South Van Ness.  Bernalwood recently told you about 1515 South Van Ness; it’s a privately funded project by Lennar Corporation that would create 157 units of mixed-income housing on the site of the former McMillan Electric building, which was in turn the site of the former Lesher-Muirhead Oldsmobile.

MissionLocal was on hand to document the theatrics:

“Today we’re calling on Lennar to gift this site to the city for 100 percent affordable housing,” said Erick Arguello, a member of the merchants association Calle 24 and a principal opponent of the project.

Arguello said the market-rate building would fuel gentrification and displacement in the neighborhood. He pointed specifically to higher rents for commercial Mission businesses, saying a new clientele would bring upscale shops to a historically lower-income, culturally Latino district.

“When you get more luxury housing, you get people with a lot more money moving into the neighborhood, which creates a different demand for products,” he said.

The project at 1515 South Van Ness Ave. would bring 138 market-rate units and 19 below-market-rate units — fulfilling the city requirement that 12 percent of units on the site be affordable — to the Mission District, as well as six ground-floor retail shops.

The complex would raze and replace the McMillan Electrical building and abut a planned 96-unit fully affordable senior complex to be built by the Mission Economic Development Agency — a point of contention at a February community meeting where audience members wanted a merger of the two sites.

On Thursday, some 25 people gathered at the project site and vowed to fight the project to its death. Roberto Hernandez, founder of Our Mission No Eviction, said the project was out of place in the Mission District.

MissionLocal adds that D9 Supervisor David Campos helped postpone the hearing for 1515 South Van Ness in the Planning Commission; an indication he supports the strategy Roberto Hernandez calls “delay, delay, delay until we kill it.”

If you’d like to voice support for 1515 South Van Ness, you are strongly encouraged to send an email to Doug.vu@sfgov.org at the San Francisco Planning Department.

NIMBY Neighbors Seek to Appeal Approved New Housing at Board of Supervisors

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A group of Bernal neighbors hope the Board of Supervisors will overturn plans to build four new homes on a patch of private land  where Powhattan and Bernal Heights Boulevard converge on the south side of Bernal Hill.

The site is zoned for development, and the proposal has already been approved by the Planning Department. SocketSite tells us what happened next:

A subdivision of the 7,500-square-foot, triangular-shaped lot at 40 Bernal Heights Boulevard was approved by the City two months ago, setting the stage for four new single-family homes – the building permits for which have already been requested – to rise across the site.

As designed, the new two-story over garage homes would total 12,058 square feet of gross space, or roughly 3,000 square feet apiece, including garages and decks. The finished living space for the homes would average around 2,100 square feet each.

And within ten days of being approved, an appeal of the subdivision was filed.

From the objecting group of Bernal Heights Neighbors in their appeal to San Francisco’s Board of Supervisors:

“This lot is one of the last open space hillsides on East Slope of Bernal, and offers commanding views to pedestrians, bike riders, car passengers, and commuters on the 67 Bernal Heights bus.

Our primary objection to this development, however, is that it is too large and too dense for the space, and for the neighborhood. The four houses proposed for this space are hugely out of proportion with surrounding houses, even those built at the height of the 1960s square-box trend. Properties within a 300′ radius of the proposed development average 1313 square feet of livable space on lots averaging 2064 square feet. The developers of this lot, however, flip this ratio, proposing to build four luxury houses averaging 2139 square feet of livable space (with garages and roof decks that can take that square footage close to or over 3000 square feet), on lots averaging only 1903 square feet…

The patch of land in question is certainly nice, and the views are terrific, so it’s easy to understand why those who live nearby excited by the proposed new housing.

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Except…. It’s not their property, and it’s not public property, and it’s unfortunate that a group of neighbors who themselves likely live in million-dollar homes are using the “luxury housing” trope to oppose the construction of new houses that would give a few more families the opportunity to become our Bernal neighbors.

Bernal has extremely strict planning codes, spelled out by the  Bernal Heights Special Use District. If these new homes conform to those guidelines, their density and design will meet the standards that we as a neighborhood agreed upon. The Planning Department says there are no major problems with the proposed design. Socketsite quotes the Planning Department’s response to the neighbors’ concerns:

From San Francisco’s Planning Department in response:

“We urge the Board of Supervisors to reject this appeal; to consider these issues at this time could thwart the well-established, thoughtful and public review process that occurs at the time the Planning and Building permit review takes place, which also include rights of appeal. Both Planning staff and the Commission (if Discretionary Review is requested) can contribute to the discourse on massing; and provide specific direction relative to the applicable design guidelines. Further, we would suggest…that a project where the lot is subdivided into three parcels, instead of four may result in three larger houses than the four houses currently under review.”

SocketSite says the Board of Supervisors will consider this subdivision during a meeting scheduled for December 1.

PHOTOS: Site photos, Telstar Logistics. Aerial map, via SocketSite

Tonight: Design Review for Two Proposed Homes at the Tippy-Top of Coso

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There will be a lively meeting of the Northwest Bernal Heights Design Review Board tonight at the Bernal Library, as members of the board consider a proposal to build two single-family homes on two undeveloped lots at the northwest corner of Coso and Bonview.

The parcels in question have sat empty since basically forever, but with housing in short supply, private developers have now put forward a plan to build there. However, given the site’s high-profile location, and the fact that it has functioned as a de facto extension of Bernal Heights Park for a long time, the forces of no are rallying to oppose the plan.

Posters around the proposed housing site proclaim “No Big Box Houses in Bernal,” while showing an image of an unrelated project in Corona Heights that is being built by the same construction company. (On the bright side, at least this poster does not include a simulated blast-radius.) When Bernalwood visited the site over the weekend, one neighbor described the proposed homes as “McMansions.”

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Such designations are subjective and intentionally pejorative, however, so here are a few concrete facts about the proposed development that Bernalwood has been able to uncover: The proposal calls for the construction of two adjacent single-family homes, on privately-owned land at 6 Bonview and 409 Coso. The former will be 2225 sq-ft; the latter will be 2558 square-feet. Each will provide off-street parking. Design-wise, both generally and generically reflect the “Dwell-inspired” style that is so common for new urban homes these days, which is to say the facades are a mix of rectangular forms, stucco, horizontal wood slats, metal, and glass. Most crucially, however, both homes appear to conform to the strict planning, design, and height guidelines of the Bernal Height Special Use District.

Of course, when it comes to new construction in San Francisco neighborhoods, facts and feelings seldom align. That reality will likely be on full display this evening, so if you’d like to partake of the spectacle, the design review board will meet tonight, May 26, at 7:30 pm in the Bernal Library on Cortland. Bernalwood will also share drawings of the proposed development when they are available.

UPDATE, 27 May: The designs for the two new houses have now been revealed.

PHOTOS: Telstar Logistics

David Campos Introduces Proposal to Make Mission Housing Even More Expensive, Homeowners and Landlords Even More Wealthy

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As you probably know, Bernal neighbor David Campos represents District 9 on the San Francisco Board of Supervisors. Yesterday, he introduced a proposed ordinance that would deliver a windfall to Mission District homeowners and provide new incentives for Mission District landlords to evict existing tenants.

Supervisor Campos calls his proposal a “Temporary Moratorium on Market Rate Development,” and he says it is intended to halt displacement and maintain diversity in the Mission. In reality, it will almost certainly do the opposite. The San Francisco Business Times broke the story about the Campos proposal:

Voters will be asked in November whether to halt market-rate housing construction in the Mission District if neighborhood activists have their way, the Business Times has learned.

Edwin Lindo of the San Francisco Latino Democratic Club said Monday that a coalition of affordable housing and progressive groups soon will submit a potential ballot measure to the city attorney that would delay market-rate housing projects in the Mission for up to 18 months.

They would then attempt to collect the roughly 9,400 signatures needed to qualify the measure for the ballot.

A draft of the ballot measure, obtained through a public records request by a neighborhood activist, showed that the moratorium would apply to projects larger than 20 units. The moratorium would apply to the entire neighborhood, not just the 24th Street area on the south side of the neighborhood considered a Latino cultural district, as had been previously floated by Supervisor David Campos.

“Our goal is not to stop all development. Our goal is to stop incredibly large development that focus exclusively on market-rate housing,” Lindo said. “We need a pause to ensure that if developers are going to build in our city they’re going to figure out a way to build affordable housing, even if that could be cutting into their 15 to 20 percent profit margins.”

Many economists, urban policy groups like SPUR, and policymakers like Mayor Ed Lee and Scott Wiener have all said this kind of strategy will exacerbate the neighborhood’s problems. With a shriveling pool public dollars available to build affordable housing, the city has looked toward more market-rate development to pay for housing for low-income residents through inclusionary laws and fees.

The SF Chronicle adds the measure “would implement a 45-day moratorium on planning approvals, demolitions and building permits for multifamily residential developments in a 1½-square-mile area. It could be extended for up to two years under state law.”

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You don’t have to be an economist, or an urban policy wonk, or or a government policymaker to envision why this proposal from Supervisor Campos and progressive allies will put lots and lots of money in the pockets of existing Mission District property-owners. All you have to do is take a moment to consider this graph:

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The housing gap graph (which comes from this video) shows that San Francisco’s population has been growing steadily for several decades, but our supply of housing has failed to keep pace. The housing deficit has grown more extreme with each passing year, which has made housing more expensive for San Franciscans at all income levels, across the board. This effect is called supply and demand, and supply and demand is sort of like the law of gravity, in that even if you don’t much like it, you still can’t realistically hope escape it.

The local economy is booming and San Francisco’s population is growing rapidly, so the only real way to make housing more affordable for everyone is to increase the overall supply. That’s a slow and imperfect process, to be sure, but if your goal is to reduce displacement, stabilize prices, and create opportunities for all San Franciscans across the board, there’s really no viable alternative. Building more affordable housing is something we absolutely must do, but increasing the overall housing supply and increasing the amount of affordable housing is not an either/or proposition. Indeed, by law market-rate housing development actually provides substantial funding for the creation of more affordable housing.

Supervisor Campos’s moratorium offer no proposals to provide additional funding for affordable housing, nor does it propose a way to offset the affordable housing funds that will be lost by blocking the construction of market rate housing. And he has had nothing to say about accelerating construction of affordable housing projects that are already on the table, like the proposed building at Cesar Chavez and Shotwell that your Bernalwood editor is eager to look out upon.

Supervisor Campos and his NIMBY allies say the goal is to reduce evictions and displacement, but that doesn’t hold much water either. Their opposition to new housing development has been fierce — even when absolutely no one would be displaced by the construction, and even when projects contain a substantial number of affordable housing units. In March, for example, activists shouted down a proposal to build 291 units of market-rate housing with an additional 41 units reserved for middle-class buyers on the squalid site next to the 16th Street BART station that is today occupied by a chain drug store and a Burger King. Last month, many of the same activists disrupted a proposal to build 115 units of market-rate housing on the site of a semi-abandoned warehouse at 2675 Folsom near 23rd Street.

There is one surefire way to make housing in The Mission even more expensive: In a transit-rich location with two BART stations, several arterial MUNI lines, and excellent freeway access, where demand for housing already vastly exceeds supply, blocking the creation of new housing will only make existing housing even more precious. And that is what Supervisor Campos proposes to do.

So if the moratorium makes no logical sense and is unlikely to do much to address the housing affordability crisis, what purpose does it hope to serve? On the 48 Hills site, Bernal neighbor Tim Redmond described the scene yesterday as Campos announced his plan:

The existing zoning, under the Eastern Neighborhoods Plan, “has failed the Mission,” [Campos] said, pointing out that 8,000 Latino residents have been lost in the past decade. The population of the Mission was 52 percent Latino a decade ago; now it’s down to 40 percent.

That tribal logic may be the most candid explanation Campos has yet provided. The proposed moratorium mirrors Calle24’s effort to create a legally-protected Latino enclave along 24th Street, but it seeks to extend privileged incumbent status to an area that includes almost all of the Mission District. Progressive power brokers may have a weak understanding of housing economics, but they sure know how to rewrite the rules to protect their turf.

It may be true that San Francisco can’t really build its way out of the current housing crisis. But it’s definitely true that we can’t not-build our way out of it either. As San Francisco adds thousands of new residents each year, every delay and every postponed project means housing gets even more expensive as competition intensifies for whatever housing already exists.

That’s a miserable state of affairs longtime renters, new residents, and would-be home-buyers alike. But if you already own property in the Mission (or North Bernal, for that matter), the moratorium proposed by David Campos and progressive activists will have you laughing all the way to the bank.

PHOTO: David Campos, via 48 Hills

If Two Homes Are Built on This Bernal Heights Property, Will It Explode in a Giant Scorching Fireball?

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There’s a design review committee meeting happening tomorrow night, Wednesday, May 28 at 7 pm at the Precita Center.

The topic on the agenda will be that proposal to build two single-family homes at 3516 and 3526 Folsom on the southeast slope of Bernal Hill, on the undeveloped lot just below Bernal Heights Boulevard at Folsom and Chapman. There are questions to consider. Like, how is the new right-of-way going to work, since there’s no road there now, and the slope is so hella steep? And what about drainage, and the garden that’s now on the site, and the existing character of the neighborhood? Also, if homes are built here, will the site explode in a gigantic, scorching, San Bruno-style fireball?

The mortal peril associated with the giant scorching fireball scenario introduces a dramatic new element to the usual Bernal Heights design review fare. The giant scorching fireball scenario has been popularized by some neighbors around the proposed development site, and they have detailed their concerns in a flyer:

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Let’s zoom and enhance for better legibility:

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Blast radius! Oh my.

But is this true? Is this pipeline the same type that blew up in San Bruno? How likely is it that a giant scorching fireball scenario will ultimately engulf everything inside the red circle?

Remain calm, Citizens of Bernalwood. Let’s walk through this piece by piece.

The gas pipeline that runs through Bernal Heights is called Line 109, and it is definitely serious business. The 2010 San Bruno explosion is fresh in Bay Area memory, but that was Line 132 — a different pipeline altogether. That said, Line 109 also exploded once, in a giant scorching fireball, right here in Bernal Heights, back in 1963.

So there’s that.

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Bernalwood reported on the present-day status of Line 109 back in 2011. At the time, we said:

The good news is, our section of Line 109 is relatively new [installed in the early 1980s], and thus hopefully does not have any of the shoddy, 1950s-era welds that were blamed in the San Bruno explosion. Likwise, it seems that an active inspection regimen is in place to validate the line’s integrity.

And so, we concluded:

Given the magnitude of PG&E’s recent mismanagement of its pipeline infrastructure, and the tremendous potential for harm, unwavering diligence will be required by both Bernal Heights residents and our local authorities to ensure the pipeline will remain safe for decades to come.

So, diligence.

That brings us to the present day. Bernalwood has been contacted by a group of neighbors around the proposed development who have been raising alarm about the giant scorching fireball scenario and rallying to oppose construction on the site. We also sent a series of technical questions to PG&E, to get additional information about the status of the pipeline at this location.

We will hear from both sides.

Writing on behalf of the neighbors who oppose the project, Neighbor Maiyah tells Bernalwood:

The site is at Folsom and Chapman, right next to the community garden. There’s a huge gas transmission line right next to the two plots… just like the one in San Bruno. It’s the same line that exploded in 1963 near Alemany and injured 9 firefighters (one also died of a heart attack) and blew up a house. I’m now a part of a small group of concerned Bernal residents who are trying to bring to light the facts of this situation and to inform others of the potential dangers.

I saw the developer (Fabien Lannoye) at the East Slope Design Review Board Meeting in April and he seemed to be not very concerned about the pipeline, not knowing the exact depth of it. He sort of shrugged when he said PG&E had no record of it. Bernal residents had asked him for a comprehensive site plan, the exact location of the pipe, the impact on the nearby community garden, and many more questions and his answer was that he didn’t ever receive the letter in the mail. It made me feel uneasy to say the least.

Just thinking about that huge transmission line with heavy construction equipment digging and moving earth over and around it on one of the steepest grades in San Francisco (35%), makes me cringe.

One of our members recently emailed Robert Bea, Professor Emeritus at the Center for Catastrophic Risk Management at UC Berkeley, who investigated the San Bruno disaster. She asked him if she should be concerned about the pipe line here in Bernal. He replied yes, with the facts that have been gathered so far: (1) the pipeline is old (1980’s) installed in an area with highly variable topography, (2) there are no records on the construction, operation and maintenance of the pipeline, (3) there are no definitive guidelines to determine if the pipeline is ‘safe’ and ‘reliable’, (4) there is apparent confusion about who is responsible (government, industrial – commercial) for the pipeline safety, reliability, and integrity.

This list is identical to the list of concerns that summarized causation of the San Bruno Line 132 gas pipeline disaster.

I live about a block from the proposed construction site, so I’m not too worried, but those of us who live right next to the pipeline are thinking twice about their safety right now.

That’s the argument against building two homes on the lots at 3516 and 3526 Folsom.

To better understand the technical issues, Bernalwood reached out to PG&E with a detailed series of questions related to Line 109 in Bernal Heights and potential construction hazards at the proposed development site. PG&E was very responsive, and we received answers to our questions late last week.

Bernalwood’s questions, and PG&E’s responses, are provided here in their entirety:

1. When was the section of pipeline under the the proposed home site installed? When was it last upgraded?

The line was installed in 1981. PG&E has a comprehensive inspection and monitoring program to ensure the safe operation of this line.

2. How often is this section of 109 inspected? What does the inspection entail? When did the last inspection take place? What were the results of that inspection?

This section of L-109 was successfully strength tested (via a hydrostatic pressure test) at the time of installation. PG&E records show no history of leaks for L-109 in this area.

PG&E has a comprehensive inspection and monitoring program to ensure the safety of its natural gas transmission pipeline system.  PG&E regularly conducts patrols, leak surveys, and cathodic protection (corrosion protection) system inspections for its natural gas pipelines.  Any issues identified as a threat to public safety are addressed immediately.  PG&E also performs integrity assessments of certain gas transmission pipelines in urban and suburban areas.

Patrols:  PG&E patrols its gas transmission pipelines at least quarterly to look for indications of missing pipeline markers, construction activity and other factors that may threaten the pipeline.  L-109 through the [Bernal Heights] neighborhood was last aerially patrolled in May 2014 and no issues were found.

Leak Surveys:  PG&E conducts leak surveys at least annually of its natural gas transmission pipelines.  Leak surveys are generally conducted by a leak surveyor walking above the pipeline with leak detection instruments.  L-109 in San Francisco was last leak surveyed in April 2014 and no leaks were found.

Cathodic Protection System Inspections:  PG&E utilizes an active cathodic protection (CP) system on its gas transmission and steel distribution pipelines to protect them against corrosion.  PG&E inspects its CP systems every two months to ensure they are operating correctly.  The CP systems on L-109 in this area were last inspected in May 2014 and were found to be operating correctly.

Integrity Assessments:  There are three federally-approved methods to complete a transmission pipeline integrity management baseline assessment:  In-Line Inspections (ILI), External Corrosion Direct Assessment (ECDA) and Pressure Testing.  An In-Line Inspection involves a tool (commonly known as a “pig”) being inserted into the pipeline to identify any areas of concern such as potential metal loss (corrosion) or geometric abnormalities (dents) in the pipeline.  An ECDA involves an indirect, above-ground electrical survey to detect coating defects and the level of cathodic protection.  Excavations are performed to do a direct examination of the pipe in areas of concern as required by federal regulations.  Pressure testing is a strength test normally conducted using water, which is also referred to as a hydrostatic test.

PG&E performed an ECDA on L-109 in this area in 2009 and no issues were found.  PG&E plans to perform another ECDA on L-109 in this area in 2015.  This section of L-109 also had an ICDA (Internal Corrosion Direct Assessment) performed in 2012, and no issues were found.

Automated Shut-off Valves: There are two types of automated shut-off valves recognized within the natural gas industry: Remote Controlled Valves (RCV’s), which can be operated remotely from PG&E’s Gas Control Center, and Automatic Shutoff Valves (ASV’s) that will close automatically as a result of rapidly falling pipeline pressures and/or increased flows at the valve location. There is an RCV on L-109 in Daly City that can be used to isolate the section of L-109 that runs through this neighborhood.

3. Is this section of pipeline 109  “the same type that blew up in San Bruno?”

No. Line 109 operates at a much lower pressure and is smaller in diameter, and is of a much more recent vintage.

4. What safety procedures does PG&E put in place when home or street contruction occurs on the site of a major gas pipeline like 109?

Anytime a contractor or resident makes an excavation on franchise or private property, they must call 811 (State Law for Underground Service Alerts [USA]) in advance so we can identify and properly locate our UG facilities.  When our Damage Prevention group gets the USA request and identifies a critical facility like a gas transmission line in the scope of work, they notify the caller that they must contact PG&E for a standby employee.  PG&E must observe a safe excavation around our lines if any digging is within 10’ of it.  We must be present when they dig around this line.  Our standby inspector will instruct and guide the excavating party to avoid damage.  Excavators who violate this Law are subject to fines.

5. Does the steep grade of the Folsom site have any impact on Pipeline 109? Given the grade at the proposed site, are any special provisions or procedures required to ensure the safety of the pipeline during construction?

The grade of the street have no impacts on the operation of the line.  If the cover is not removed or disturbed within 10’ of the line, there are no special precautions needed.

6. Are there any specific technical or safety challenges posed by the proposed home site, and if so, how does PG&E plan to address them?

As long as the structures are built within the property lines similar to the existing [homes on Folsom Street], they will not pose any issues for us patrolling and maintaining that line.  The proposed home sites are not on top of line 109, and are no closer to the line than existing homes in the neighborhood.

Additional Background: In the area outlined in the map [Bernalwood sent PG&E, shown above], PG&E’s natural gas transmission pipeline L-109 runs down Folsom Street and turns east to follow Bernal Heights Blvd.  Line 109 in this area is a 26-inch diameter steel pipeline installed in 1981 and has a maximum allowable operating pressure (MAOP) of 150 pounds per square inch gage (psig), which is 19.8% of the pipe’s specified minimum yield strength (SMYS).  This provides a considerable margin of safety, since it would take a pressure over 750 psig to cause the steel in the pipe to begin to deform.

Whew. Someone should turn that into a TED talk.

Bernalwood’s conclusion from the above is as follows: The handbill that has been posted around Bernal Heights by concerned neighbors contains several errors. Line 109 in Bernal Heights is not the same type of pipeline as Line 132, which exploded in San Bruno. The inspection history provided by PG&E undermines the assertion that “there are no records on the construction, operation and maintenance of the pipeline.” Line 109 has been the subject of a recent and ongoing inspection regimen, and if the developer follows the required safety protocols, the hazards associated with construction on the proposed development site should be routine and manageable.

Here too, rigorous diligence will be required to ensure the project is executed and managed properly. If such diligence is applied, the Citizens of Bernalwood may soon enjoy the company of a few new neighbors on the upper reaches of Folsom Street, without having to endure the hardship and mortal peril associated with a giant scorching fireball emanating from the new home site.

Reasonable minds might reasonably view this matter differently. Either way, see you at the design review meeting, 7pm on Wednesday, May 28 at Precita Center.

Neighbor Attends Design Review Meeting, Gets Depressed, Sees “Dark Heart” of San Francisco Housing Crisis

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Neighbor Jenna attended last week’s neighborhood review meeting for the proposal to build new homes on the “secret lot” at York and Cesar Chavez. Bernalwood noticed a few tweets she sent during the meeting, so we invited her to share her notes with us. Neighbor Jenna reports the meeting was somewhat depressing — though it helped her understand why San Francisco’s housing crunch is unlikely to go away anytime soon:

As you know from this post, there is a proposed 6-unit development attempting to go in at two of the empty interior lots inside York, Hampshire, Cesar Chavez & Peralta. I live on the 200 block of Peralta, not immediately bordering the land, but up a bit.

This meeting was bigger than the last I went to, which was also very frustrating. (That one was about the house on Alabama near the cafe that’s currently under construction. The woman that owns that Alabama house left the meeting in tears because she was being hated on for wanting to renovate and move into her own home).

This proposed development is mainly reasonable. Offering four single-family homes with 3-car parking, water capture & recycling and solar panels and 2 unit townhomes on the 25′ lot / access way on York. While the final “design” hasn’t been done, what was shown looks fine, if generic.

As far as I understood, both by the committee’s acknowledgement & the owner & architect, this is the fourth or fifth visit to the NE slope special committee with as many different proposals. The most recent previous proposal was for 12 units total, instead of six.

The entry to the interior lot containing the 4 single-family homes is through the garage on York shared by the townhouses. So, in theory, if each unit had two cars, there would be a total of 12 cars coming and going every day from a single 12′ garage. In my opinion, this is the most troublesome part of the proposal, but that’s part of city life. I can’t imagine if they had the 12 units with 2 cars per (24 cars!) going into one garage on narrow York.

According to the owner, he bought the land in 1979, and has been “trying to build ever since.” Wow.

After presentations from the owner, the architect, the fire deputy for our part of Bernal, and the geology expert who did the land and grading surveys, questions were flying.

The stuff you’d expect to hear was in abundance: Blocking light & views, the entrance on York, traffic behind people’s houses on the “driveway”, where will the garbage bins go, how will they prevent landslides, how tall are the units, how tall are the retaining walls, where will the water go, etc.

While I understand that people’s most valuable possession is their home, the objections to this eminently reasonable proposal began to feel more and more outrageous. People were saying, they bought their houses because of access to the “nature” lot behind their houses, the trees and quiet, concern about electromagnetic sensitivity” to a proposed car turntable, etc. Legally, homeowners have no right to “light, views, or nature” of undeveloped lots. This should have been part of research done during the purchasing phase and a risk taken by homeowners purchasing homes bordering undeveloped, but owned, land.

To me, it was a lot of “we like it the way it is” even though the development, in my opinion, would bring much needed housing to desirable Bernal and create more neighbors to add to our community of awesome folks.

There were objections to the (legal) heights of the roofs, the height of the retaining walls, fundamental misunderstandings about the way cisterns and water recycling works (I can’t tell you how long we spent on fundamental mis-understanding of the water re-direction) , and objections to things that are relatively new or rare like the car turntable (we spent a good 15 minutes on making sure everyone understood it was an electric turntable, not a turn around circle).There were even more objections about the construction noise, parking during construction, and the construction starting just after the Cesar Chavez construction was ending.

There were people challenging the experts on their reports. Particularly the fire marshall and the geologist. Challenging him on what was bedrock, exactly. Saying that the excavations would cause the collapse of the hill and surrounding retaining walls (many of which were hand-made by the owners). Challenging the fire marshall on the ins-and outs of his experience fighting fires at properties like this one.

All of this, in my opinion, is fine to bring up as a concern. But once the question was answered by an expert, it was challenged and re-challenged. There were people saying it was wrong to remove mature trees, chasing off the “nature” permanently. (If anyone wants extra squirrels, they can have mine!) There were even people simply saying “we like the way it is” and the standard “it doesn’t fit the character of the neighborhood” argument – which seems to be a catch-all when reason fails. (There were even jabs and jokes made about how “rowdy” the patrons of Precita Park Cafe were, twinged with resentment. I’m so grateful for that cafe, it changed in a huge way, how we live and participate in our neighborhood).

In my opinion, we are in a desperate housing crisis in SF. There are not near enough available units to cover the number of people trying to live here.

As a homeowner who recently purchased a home (4 years ago) that 20 years ago was in an IDENTICAL situation, with two interior lots that their owners worked for YEARS to develop, I can feel the pain of the owner and architect acutely.

I’m SO grateful for my home, and my neighbors, and we watch out for them and they watch out for us. But our lot was the same as this one before the development. The neighbors used to run and play in our lots with their dogs and plant plants and treat it like public land, even though it never was. This created deep resentment during planning and development, which lingers to this day.

We fell in love with Bernal Heights because the neighborhood felt like a community. We could go the park with our dog and have people asking after us and catching up. For me, this meeting was extremely frustrating because it seemed like people felt entitled to things that ultimately weren’t theirs. It felt very uncompromising, negative and un-neighborly.

Is the owner going to get rich over this? Probably. Are we going to get six great new neighbors to watch out for our ‘hood? Likely. Are six families going to get to move to the neighborhood of their dreams? Yes. Will people’s lives be impacted in the short term? Definitely. Is everything ultimately going to be fine? Yes. Better, even.

One friend later told me I had seen “the dark heart” of the housing problem. Other friends said they stopped going to their neighborhood meetings because they couldn’t take it. The folks at these meetings are driving new and different perspectives away through their sheer endurance.

We live in a city. Cities are dense. We need to progress. This is not the face of progress.