After nearly two hours of discussion and public comment, the Planning Commission voted unanimously to table a decision regarding controversial proposal by Forge Land Co. to turn two empty lots — 145 Leavenworth and 361 Turk — into 234 units of group housing. The commission will revisit the matter at its July 9 meeting, giving neighboring building owners, residents and the larger Tenderloin community another month to work with the developer on final adjustments to the plans.
Heading into the hearing, the Planning Department recommended approving both 8-story buildings under two conditions. One, that the developer relocate a staircase in the proposed 361 Turk building to provide 351 Turk, the Oasis Apartments, an 11 foot setback — which would require removing four apartments and bring the entire project down to 230 total units. Two, that the development is subject to Supervisor Avalos' legislation that, if passed, amends the Inclusionary Affordable Housing Program to require group housing developments to contribute to the city's affordable housing stock.
While presenting the project details and recommendation to the Commission, Kate Connor of the Planning Department noted that the department had received five letters in support of the project and 70 letters in opposition. The primary issues cited by opponents were limited setbacks between adjacent properties, the lack of affordable housing contributed by this project and the developer's insufficient community outreach.
Prior to public comment, Forge Land Co. CEO Richard Hannum and the firm's counsel, David Cincotta of Jeffer Mangels Butler & Mitchell, addressed the commission, highlighting the challenges of designing housing for these narrow lots and introduced new compromises to the plan. They emphasized that the project's prefabrication technology and sustainable design could help solve the country's housing crisis, save more than one million gallons of water annually and provide high-quality, light-filled units for the city's workforce.
Addressing opponent's key concerns head-on, Hannum and Cincotta stated that Forge Land Co. submitted new plans to the Tenderloin Neighborhood Development Corporation yesterday to accommodate additional setbacks the organization requested and ensure two additional hours of sunlight on the gardens at the adjacent Curry Senior Center. They also noted that Forge Land Co. has agreed to provide affordable housing in this development whether Avalos' amendment is approved or not.
Renderings of the proposed buildings at 145 Leavenworth and 361 Turk via the architecture firm CollinsWoerman.
About 40 community members, including union members, building owners, community leaders, residents and employees provided public comments (and were limited to one-minute each). The majority asked the commission to reject the proposal or table the discussion until the developer engaged in additional discussions with the community. Underscoring the Planning Department's initial assessment of opposition to the project, many speakers aired concerns regarding adding market rate housing to the neighborhood and potential impacts on quality of life of tenants in surrounding buildings, including the Kelly Cullen Community, Oasis Apartments, Curry Senior Center and Compass Family Services.
Residents from the Curry Senior Center urged the commission to preserve the sunlight that currently reaches their two patios, community garden and skylights. One resident added that these areas are the only places in the Tenderloin community members "can sit safely and see sky and sun." She added, "These people don’t care what they’re doing to our quality of life. We’re more than little old people; we’re human beings of San Francisco."
A resident of the Oasis Apartments also noted that per the current plans, his bathroom window — one of two windows in his apartment — will face a brick wall and receive no light or air.
Representatives from a handful of organizations expressed their support for the proposal, as well, stressing the city's need for housing in general. Representing the YMCA, which had sold the two properties, Vice President of Properties Bill Worthington said that the development fills an important need for the city and will help stabilize the Tenderloin.
TNDC CEO Donald Falk stated that his organization does not oppose the project, but expressed disappointment in the developer's community outreach and urged Land Forge Co. "and all developers" to provide a minimum of 20 percent affordable units using federal tax credits. Representatives of Carpenters Local Union 22, which will carry out the construction, Faithful Fools, SF Bay Area Renters' Federation and SF Housing Action Coalition also supported the proposal.
Once public statements concluded, Commissioner Michael Antonini expressed concern regarding confusion surrounding Forge Land Co.'s last-minute adjustments to both buildings' setbacks and comment that they would include affordable housing. Cincotta clarified that the developer agreed to alter the plans to provide a 15 foot setback between 145 Leavenworth and the Curry Senior Center, and an 11 foot setback between 361 Turk and the Oasis Apartments except for one wall where the setback is 8 foot and some bathroom windows would be blocked. He also reiterated that Forge Land Co. will include affordable housing even if the amendment to the Inclusionary Affordable Housing Program does not pass.
Prior to the unanimous vote to continue the discussion on July 9, the commissioners shared their opinions, each noting that the developer needed to spend more time working with the community to finalize the setbacks, and if they had worked with the community sooner, this may not have been the case.
