The housing and development conundrum in South San Francisco

South San Francisco, CA   December 4, 2014

1256 Mission photo

This 1.7 acre site will be the home of the new BART Transit Village with 31 3 story townhouse condos and 4 2 story single family detached homes. All will be sold at market price with 7 units below market per the City’s Inclusionary Housing Regulations

Our city is growing. There is no stopping it. *Big plans are on the drawing board for many areas across our city. Comments we received from neighbors on the recent article about the BART Transit Village development to be built in Sunshine Gardens were across the board. From ‘no more low income housing’ to we need ‘Project Based Section 8 for Disabled and Seniors’, ‘to build decent recreation playing fields for the kids’ to ‘bring back the farms’. We complain we cannot afford to stay here and we need affordable housing yet others say low income housing brings crime. We complain about the cost of housing and feeling ripped off as a middle class. We need more, and better paying jobs.

It’s a good discussion which leads us to some basic questions – how would you answer?

  1. What is affordable housing – what would you consider ‘affordable’ for a 3 bedroom 2 bath house? Apartment?
  2. How many designated parking spaces would a 3/2 house or apartment require?
  3. Do you prefer a single family home or condo?
  4. What would be a FAIR market PURCHASE price on a typical 3 bedroom 2 bath good condition home in SSF
    1. $200,000 – $400,000
    2. $400,000 – $600,000
    3. $600,000 – $800,000
    4. $800,000 – $1M
    5. $1M +
  5. What would be a FAIR market RENTAL price on a typical 3 bedroom 2 bath good condition home in SSF
    1. $1400 – $2500
    2. $2500 – $3500
    3. $3500 – $4500
    4. $4500 – $5500

Currently it appears the median home price in our city for a 3/2 runs over $600,000. The mortgage alone would be approximately $3,500 a month, add property taxes approximately $750 month, insurance $150 month. So far $4300 +/- month. Plus maintenance and upkeep.

An average wage maybe $20/hr totaling $3200/mo. We can see the disparity in these numbers. And what suggestions would you have to make the numbers work?

Many residents continue to voice we do not need more housing; we need more parks, decent fields, open space. How do we balance housing needs with recreational needs? Others say we need more jobs.

The Parcel Map shows the lots currently owned by Developers; 012 351 020, 012 351 030, 012 351 050

The Parcel Map shows the lots currently owned by Developers; 012 351 020, 012 351 030, 012 351 050

 

While many plans have been on the drawing board for many areas we do have some threatened open space owned by potential developers that needs to be preserved. Those neighbors who are serious about overcrowding and open space need to take heed now before it is too late. The ridge and back northern parcel on our Sign Hill are real concerns as developers continue to circle with excitement over what they could build. (If you are interested in helping to preserve this gem please contact EverythingSouthCity@gmail.com for more information.) Bay Nature magazine did an informative article on this CLICK HERE

 

*Some of the approximate housing plans on the drawing board at this time:

37 Sunshine Gardens

250 Centennial Village (El Camino Real – Safeway shopping center)

1500 Downtown (see images below for tentative locations)

Unknown   El Camino Real Corridor – Grand Blvd Initiative

Unknown BART Transit Villages

Potential housing on the East side of Hwy 101 as well.

Some of our building requirements exist beyond the scope of our own Planning Department and Commission or of our City Council. Much is dictated by County, Regional and State mandates. It is a complex issue and neighbors need to weigh in with their opinions, suggestions and questions. That is why it is important to attend our *Planning and Council meetings, or view them online. At the very least stay in the know by checking out the meeting agendas and when issues are important to you, send in a letter or email with your views.

Below is a census of what our neighbors had to say about the 37 unit BART Transit Village development in Sunshine Gardens. The widest concerns appear to be parking/ traffic, over building/crowding, needing recreational space. The benefits appear to be reducing traffic/ parking concerns by utilizing local public transportation.

 

  • Low income housing like the ones near South City High will increase crime rate
  • Put in Project Based Section 8 for Disabled and Seniors.
  • Infrastructure cannot handle more; water, PGE, sewage, road conditions, etc
  • SSF used to be a small town.
  • DOES NOT fit in with the existing
  • We don’t have enough parking as it is in the area (multiple comments on this)
  • SSF is starting to look really ugly
  • South City went from a nice little town to an over built ugly eye sore
  • Home prices are increasing.
  • Transit village works commute to work
  • Put back to local farm
  • City doesn’t need is more condos
  • More tech workers need more housing
  • SSF all about that property tax yet we need better children’s sports fields
  • Don’t put in another one of those mixed use monstrosities
  • Make it a women’s shelter. They could plant vegetables, flowers, on the land
  • Too many people in this neighborhood already, no parking
  • People need to get out of their cars and take public transportation
  • We do not need more overpriced apartments that no one can afford.
  • If it’s near the BART station maybe people who don’t need to use/own cars will live there and bring a younger generate
  • This should be a family area where in the fall they can pick their pumpkins and have a corn maze, a tree in the winter to gather at and farmers market during the spring & summer.
  • We need to start creating jobs here in the Bay Area at the same rate that we are building new housing developments.
  • Leave this little acre green – we need it
  • Should be a park and nice safe soccer fields
  • Overpriced homes and apartments already with traffic congestion a major
  • Increase property value with soccer/ lacrosse fields, baseball field, skate park, playground with picnic benches, trees, GREENERY
  • Don’t like the existing development around Bart and imagine more of it…

What would you add?

 

Share your opinions with our City officials

Council Meetings are held on the second and fourth WEDNESDAYS 7pm at the MSB 33 Arroyo Drive. The public is encouraged to attend meetings. Those wishing to speak may fill out a speaker card located at the back of the room and return to the Clerk in the front. When your name is called you may speak up to 3 minutes. Council meetings are televised on community access channels 26 Astound or 27 Comcast and are viewable via the City website live. For more information CLICK HERE -Agendas and minutes can be found CLICK HERE.  You may also write the Council and mail or hand deliver to City Council/City Hall 400 Grand Avenue South San Francisco. Or email to council@ssf.net 650/829-6601

Planning Commission Meetings are held on the first and third THURSDAYS 7pm at the MSB 33 Arroyo Drive. The public is encouraged to attend meetings. Those wishing to speak may fill out a speaker card located at the back of the room and return to the Clerk in the front. When your name is called you may speak up to 3 minutes. Planning Commission meetings are NOT televised. For agendas CLICK HERE. You may also write the Planning Commission and mail or hand deliver to Planning Commission/City Hall 400 Grand Avenue South San Francisco.  650/ 829-6620

What is on the drawing board

Below are some of the documents from the City website regarding our direction and growth both in residential, industrial and commercial areas

The Centennial Village will replace the Safeway Shopping Center on Spruce at El Camino

The Centennial Village will replace the Safeway Shopping Center on Spruce at El Camino and will include approximately 247 housing units

1246-Mission-Townhomes1

The BART Transit Village will replace the Cuneo farmland on Mission Road in Sunshine Gardens and will include 31 3 story townhouse condos and 4 2 story single family detached homes. All will be sold at market price with 7 units below market per the City’s Inclusionary Housing Regulations

 

 

 

 

 

 

 

 

 

 

Major SSF Projects March 2014-page-004 Major SSF Projects March 2014-page-005

Major SSF Projects March 2014-page-002 Major SSF Projects March 2014-page-003

Development-page-009 Development-page-003 Development-page-004 Development-page-010Development-page-013Development-page-008

Development-page-007 Development-page-006 Development-page-005

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