Home Is Where the Heart Is a People-Powered Community Vision for the Balboa Park Upper Yard, Excelsior District

Home is Where the Heart Is A People-Powered Community Vision for the Balboa Park Upper Yard, Excelsior District

Communities United for Health & Justice Coleman Advocates, Filipino Community Center, and PODER in collaboration with Asian Neighborhood Design July 2012 Acknowledgements

Like any community planning project, this was a true neighbor- mmWe would like to thank the member organizations of the hood-wide effort, with community residents planning and lead- OMI Community Collaborative and the Excelsior Com- ing the way, combining the first-hand knowledge and community munity Convener who provided feedback and insight to expertise of numerous community members, both young and inform our process. old, recent and long time residents, and speakers of Tagalog, mmWe would like to recognize that our efforts would not Spanish, Chinese and English. have been possible were it not for the leadership of Dis- trict 11 residents and neighbors who participated in the mmWe would like to thank the community leaders who participat- Balboa Park Station Area planning process. ed in our community-based workshops on land use, planning and community development, environmental racism, land rec- mmWe would like to thank the San Francisco Department of lamation strategies, urban design, community land trusts, and Public Health for its leadership and initiative in develop- cooperative housing. ing the tools to ensure health protective development. mmWe would like to acknowledge our collaboration with mmWe would like to thank the families that attended the “Take Back the Yard” event held at Balboa Park on July 24th, 2011 Asian Neighborhood Design’s Community Planning to celebrate our community’s vision for affordable housing at Program who contributed technical assistance in the the Upper Yard. form of workshop design and facilitation, concept designs, and report writing and layout. mmWe would like to thank the over 80 District 11 residents who participated in our Envisioning Workshop on October 12th, mmWe would like to acknowledge the Mayor’s Office of 2011 at Balboa High School in three languages, as well as the Housing for their support of this project, for providing representatives from SFMTA, BART, the Department of the resources to print this report, and for their trust in Public Health, and the Mayor’s Office of Housing who con- our community to develop solutions from the ground tributed their knowledge and technical expertise. up. mmLastly, we would like to acknowledge the Office of Super- mmWe would like to thank the over 100 grassroots community planners, city representatives, and neighborhood groups who visor John Avalos for its leadership and strong advocacy came to “Home is Where the Heart Is” on February 13, 2012 on behalf of our community, for helping to convene our to present the outcomes of our planning project back to the District’s stakeholders, and for supporting community larger community and create Valentine’s Day Letters for May- based development that truly meets our neighborhood’s or Ed Lee and MTA Director Ed Rieskin. needs at the Balboa Park Upper Yard. mmWe would like to thank the community leaders who participated in our field research activities, such as the site visit of a multi use community development project at the Fruitvale BART station on July 14th, 2011 and a bicycle tour of sustainability sites in our neighborhood.

Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard Contents

1. Our Story 2

2. Small Neighborhood, Big Heart: Community Development 5

3. Family Owned and Operated: Demographic Snapshot 8

4. The Upper Yard: an Opportunity Waiting to Happen! 10

5. Addressing the Challenges: Moving Forward 15

6. People-Powered Planning Creates A Community Vision 21

7. Make it Happen! Action Plan & Next Steps 26

8. Every Neighborhood Has a Soul! Community Responses in Design Workshops 29

Communities United for Health and Justice Page 1 1. Our Story

an Francisco has been defined by its historic Sand culturally rich neighborhoods. China- town, North Beach, the Mission, and Japan- town, are famous, but the Excelsior district of San Francisco is like no other. Strolling down Mission Street, one is struck by the cultural diversity that is present in every storefront. Smells of pork buns mingle with aromas of tacos al pas- tor, while old Italian delis intermix with pancit and siopao. The hills that go up to McClaren Park are dotted with colorful homes and a diverse population of families that include grand- parents, aunts, uncles, and little cousins playing at the park. Yes, this district is the epitome of the utopi- an San Francisco – as international as its street names; one will hear over 10 different dialects in just an eight block stroll down Mission Street. In many ways, it is our City’s heart and soul, “Growing up in this neighborhood, my story is that of many residents representing the many generations of yesterday, in the Excelsior. I remember when La Loma produce was a bank today, and tomorrow. that gave out free candy, and Balboa High was painted white and blue. There is another side to this story – the sky- rocketing costs of housing, the doubling and tri- My school years were spent making the trek from my Excelsior home pling up of families in apartments and houses, to Civic Center in the ever famous “BMW” (Bart/Muni/Walking) and the ever-increasing levels of foreclosures. – the transportation of choice for many young people that live on this Economic forces and City Hall policies contrib- ute to a lack of affordable housing, unemploy- side of the city. As so many still do, I patiently waited at Balboa Park ment and underemployment, and increasing BART for my #54 bus to come.” hardship within our neighborhood. Our neighborhood has the highest population of families ~ Christina Cañaveral in the city, as well as the highest number of se- Community worker, born and raised in the Excelsior District niors and school aged children. Together, the people and land are our community’s greatest

Page 2 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard resource. Ours is a story of a neighbor- PODER (People Organizing to service, and builds civic participation and hood discovering under-utilized talents, Demand Environmental and Economic grassroots leadership, and to strength- re-envisioning neighborhood spaces, and Rights) is a grassroots membership orga- en our commitment and responsibility leading community development efforts nization based in the Excelsior, Mission, to each other, our community, and the that are designed by the very people that and other southeast San Francisco neigh- larger society. One of their principal will benefit from them. borhoods. For 21 years, PODER has goals is to ensure that Filipino individu- We hope that this document will dem- achieved important victories that have als, seniors and families have increased onstrate the range of community support restored our environment, strengthened access to social services to address their and consensus, as well as a people-pow- our communities, and created assets in basic needs, such as affordable child-care, ered vision to address the opportunities our neighborhoods for generations to healthcare, housing, nutrition, and recre- and challenges of developing the Balboa come. Organizing together with Latino ational activities. Park Station Upper Yard. immigrant youth, families, and elders, Coleman Advocates for Children & PODER is committed to supporting Youth believes in the power of youth, par- Who We Are solutions emerging from our vibrant ents and everyday people to transform their streets. PODER embraces the goals of schools, their communities, and their own Communities United for Health urban sustainability, economic resiliency, lives. Coleman Advocates is a member-led, and Justice (CUHJ) is an alliance and environmental justice. PODER has multi-racial community organization work- of three community-based organiza- created assets in our neighborhoods ing to create a city of hope, opportunity, tions in San Francisco’s District 11: by converting vacant lots into thriving and justice for all children and all families Filipino Community Center (FCC), neighborhood parks and long-term af- in San Francisco. Over the last 30 years, PODER (People Organizing to Demand fordable housing, reducing harmful lead Coleman has become the leading voice for Environmental & Economic Rights), poisoning and diesel truck pollution in low to moderate-income youth and fami- and Coleman Advocates for Children our neighborhoods, and leading grass- lies in San Francisco. Coleman works to and Youth. Our organizations joined roots planning efforts and policy cam- stop the displacement of working families forces in 2008 to focus on four key is- paigns to restore our environment and and families of color from San Francisco, sues affecting our communities, includ- promote healthy development. increase education and economic oppor- ing affordable housing, economic justice, Filipino Community Center (FCC) tunities for low-income families and young youth empowerment, and immigrants’ provides a safe space where Filipino fam- people of color, and ensure all children’s rights. We actively develop grassroots ilies can access services, meet, and hold right to a secure future in their own city. leadership and are committed to creat- activities, and works to improve our col- Through grassroots leadership developing long lasting change in our communi- lective capacity to address our immediate ment, youth and parent organizing, budget ties. Throughout these pages you’ll hear and long term needs, with a commitment and policy advocacy, civic engagement and voices and testimony from members of to the low-income and underserved, strategic alliance building, Coleman has our organizations. through organizing, advocacy, and transformed public institutions, improved

Communities United for Health and Justice Page 3 the lives of tens of thousands of residents, low income, immigrant, youth, and and become a national model for commu- working class resident of our community-driven change. nity and address economic, racial and In addition, Asian Neighborhood social inequalities today and far into Design’s community planning program the future. contributed technical assistance, work- mmWe believe that people who live in our shop design and facilitation, concept community have the right to continue designs, and report writing and layout to living in our community. support this effort. mmWe believe that low-income families of District 11 should have equal access to Our Vision quality, safe, healthy, and truly afford- Our vision for communities that are able rental and ownership housing as Balboa Park Station Upper Yard Site, healthy, thriving, equitable and just, lie in families in other areas of the city. Excelsior District, corner of San Jose the following principles: Four prominent themes emerged from Avenue and Geneva mmWe believe in expanding community our research and the visioning process and the challenges posed by affordable ownership over land by creating more shared by community members during housing financing can be overcome by affordable housing, expanding locally our workshops: owned businesses, creating communi- identifying sites such as these that will 1. The Upper Yard at Balboa Park ty controlled institutions, and acquir- help garner community support for a Station is a critical priority for devel- ing private land to be used for com- city housing trust fund; and opment due to its public ownership, munity needs. 4. There is a wide community support underutilization, location, size and and consensus for a mixed-use af- mmWe believe affordable family housing zoning that make it ripe for affordable fordable housing development at the should be built together with parks, housing development; schools, public transportation, grocery Upper Yard site beginning with the 2. The challenges posed by noise, air pol- stores, childcare facilities, recreational neighborhood effort culminating in lution, and the BART tunnel struc- centers, and community centers. the Balboa Park Station Area Plan ture at the Upper Yard site, can all be and continued with the community mmWe believe our City must build homes overcome with appropriate design and planning process led by PODER, and apartments that are affordable to without incurring exorbitant costs; the Filipino Community Center, and a range of very-low, low-income, and 3. By its location at a transit node, the Coleman Advocates. moderate-income people, for all kinds Upper Yard can be a focal point for of families and family sizes. transit-oriented and “sustainable com- mmWe believe in community planning munities” funding in the city and region, processes that build the leadership of

Page 4 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard 2. Small Neighborhood, Big Heart: Community Development

UHJ’s community planning efforts began in 2010 when PODER members Cbegan to gather information on the land uses in the Excelsior neighborhood. Using a tally sheet and pencil, youth, adult, and elder community members walked up and down the commercial corridor to identify the neighborhood’s community assets as well as unmet needs. The key needs that were identified include: 1. Community Services. A lack of needed services, such as job training centers, senior centers, childcare facilities, youth programs, and especially an affordable neighborhood health clinic that serves the diversity of populations and languages in the community. 2. Recreational Spaces. Few public plazas or spaces for people to sit together and socialize, for children to play, tell stories, hang out and share our cultures and traditions, especially multi-generational spaces where all can come together; A lack of family entertainment venues and all ages clubs. 3. Commercial Activities. A need for affordable commercial space and business incubator spaces where local entrepreneurs can develop small business opportunities; Various empty storefronts while small businesses and services cannot afford the inflated rents; Commercial corridor provides limited options for organic foods, farmers markets, and nutritious foods. 4. Housing. Not enough housing that is affordable to working families, elders, young adults, or homeless people. 5. Underutilized Spaces. Many parking lots that are aching to be filled up with people, neighborhood services, affordable housing, gardens, and community activities; Relatively few number of large empty lots in the neighborhood that have development potential: four are larger privately-owned sites that could support creative redevelopment, three on Mission Street and one on Ocean Avenue, though all currently have businesses operating in them, two smaller privately-owned empty lots, at Mission & Russia and on Geneva & Alemany, one large publicly-owned lot recently rezoned for higher density mixed-use development.

Communities United for Health and Justice Page 5 Community Planning 12-15 everyday residents and community the prospects, challenges, and solutions Process members to become grassroots commu- for project development of affordable nity planners. housing at the Upper Yard Site. In early 2011 CUHJ developed a com- City Collaboration. Prior to and Community Education & prehensive work plan to engage over 100 throughout the development of this Participatory Action Research. We en- diverse Excelsior residents in a commu- work, CUHJ met with key city officials, gaged in educational discussions and train- nity-based planning process that would agencies and departments. In addition ings on the history of land use, planning involve grassroots outreach, education, to meeting and presenting on-site and and community development, environ- leadership development, and engagement in the neighborhood directly to Mayor mental racism, land reclamation strategies, with key decision makers to advance peo- Ed Lee and District 11 Supervisor John urban design, community land trusts, and ple-powered development planning in Avalos, CUHJ also met with board, staff, cooperative housing. We learned about the neighborhood. CUHJ applied for and and representatives of the Metropolitan housing finance and feasibility (in collabo- received a Community Planning grant Transportation Authority, the Planning ration with Bernal Heights Neighborhood from the Mayor’s Office of Housing to Department, the Department of Public Center). We learned about the results of carry out this work. In the initial phase Health, the Redevelopment Agency, the the 2010 census. We participated in re- of the project and throughout, CUHJ Mayor’s Office of Housing, BART, and gional tours of transit oriented develop- conducted skills training and leadership the Office of Economic and Workforce ment sites, and conducted a bicycle sus- development to build the capacity of Development. These meetings discussed tainability tour of the neighborhood. AND provided key design, mapping, and visioning trainings with community leaders and planners. “We looked at what was around us, and realized that, although our neighborhood was still considered one of the most “affordable” to homebuyers in the city, it was becoming increas- ingly unaffordable to our own families and to future generations,” said Terry Valen. We also realized that while other neighborhoods had a history of developing new permanently affordable housing controlled by community-based nonprof- its, our neighborhood had only had one Members of CUHJ participate in a regional site visit of BART redevelopment affordable development built in recent projects. memory, the senior apartments at Crocker

Page 6 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard Amazon, almost a decade ago. Our mem- the Upper Yard site. This effort seeks to bers researched what had been built re- restore a historical resource to create an cently, what community resources we had, arts, performance, and youth serving fa- and looked at the vacant properties in cility. More recently, state, regional, and our neighborhood. Community members local planning efforts such as Senate Bill identified the following goals to be met 375 have emphasized the need for more through our process: transit oriented development and the cre- 1. We need stability in our rents and ation of sustainable communities. mortgages so we can stay in our Reaching Out to Our Neigh- neighborhood. borhood. In our community outreach and education, CUHJ reached out to neigh- 2. We want vacant or little-used sites borhood and district stakeholders includ- built as affordable housing. ing the Excelsior Community Conveners 3. Parking lots owned by public agencies and the OMI Community Collaborative, should be a priority for affordable collectively representing over 12 neigh- housing. borhood organizations. We shared our Building on Previous Leadership & work plan, sought input and feedback, Community Planning Efforts. For our and invited the wider community to our members, many of whom are immigrants events and workshops at Balboa Park, with English as a second language, this the Upper Yard, and our “Community was their first opportunity to engage with Visioning Forum” at Balboa High School. planning in their own neighborhood. Representatives of the Excelsior Action Conceptual plan for “Transit Station However, we discovered that there had Group, the Geneva Car Barn, Bernal Neighborhood,” Balboa Park Plan. Source: SF Planning Department. already been much work done by other Heights Neighborhood Center, Out of community members toward identifying Site Youth Arts Center, the Excelsior sites for mixed-use development and af- District Improvement Association, fordable housing, through the Balboa Park Excelsior Family Connections, OMI Plan, and were encouraged that there was Beacon Center, and the Excelsior Boys & already a consensus around the future of Girls Club were part of our broader out- the Balboa Park station area. In addition, reach to the community. We continue this there has been a history of community neighborhood planning work with the advocacy focused on the restoration of developing “Excelsior Planning Group” the Geneva Car Barn and Powerhouse initiated with Supervisor Avalos’ office. building, located across the street from

Communities United for Health and Justice Page 7 3. Family Owned and Operated: Demographic Snapshot

he population and age, ethnicity, household size, and income level of residents, Tas well as housing stock all point to distinct affordable housing and community development needs in the neighborhood. mmPopulation and Age. According to the American Community Survey (ACS) 2005-2009,1 District 11, has a larger proportion of school-age children (5 to 17 years old), 13% compared to the citywide 9%, and of seniors (60 and over), 22% compared to the citywide 19%. mmEthnicity. District 11 is the only district with a majority of foreign-born residents (52%) based on a report published by the San Francisco Office of Bud- get and Legislative Analyst,2 Further, 72% of residents in District 11 speak a language other than English at home, and 16% of households have no English speaker at home. mmHousehold Size. An estimated 71% of District 11 residents are family households, compared to citywide proportion of 44% family households. Household sizes in the District are larger than elsewhere in the City and are increasing. The 2005-2009 ACS estimated average family household size at 4.7 persons per household, compared to the citywide averages of 3.5 persons per family household. mmIncome. The Excelsior neighborhood is one of San Francisco’s last bastions for working class families. Estimated per capita income for District 11 is about $25,490, much lower than the citywide per capita income of $44,400.3 Nearly 30% of Excelsior residents live in households earning less than 200% of the federal poverty line, with half of those residents in households earning less than 150%. As the economy continues to drive up demand for housing and more City households migrate southward, many of these “working poor” residents will be particu- Crocker Amazon Senior Apartments, the larly vulnerable to the displacement already seen elsewhere in the City. only permanently affordable housing in the entire neighborhood. Source: PODER. mmHousing. District 11 has approximately 10% of the City’s population, yet only 6% of the city’s housing according to the 2005-2009 American Community Sur- vey. In recent years, given the high demand for affordable housing, more and more of the single family housing stock has been subdivided to create additional dwellings and in-law apartments. Among renters, nearly 60% paid more than

Page 8 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard 30% of their monthly income in rent between 2006 and 2010, a substantial- “My family was the first generation to move ly higher proportion than in San Fran- into the Juan Pifarre Plaza Affordable Family cisco overall. In addition, the District Apartments. I raised my four children there. has seen high rates of foreclosure over the last 5 years.4 I am thankful to have had an affordable home for mmNew Development. The majority of my family. Without affordable housing, I would new development is market rate, evi- not have been able to support my family and send denced by a recent survey of housing development projects in the Mission my children to college.” corridor indicating that 17 market-rate ~ Yolanda Ruiz, Member of PODER projects were either permitted or built in the last five years. Only two affordable housing projects have been built in the District as a whole, the 36 unit Given these demographic realities— Given the recent crisis in foreclosures Crocker Amazon Senior Apartments, increasing pressure of a growing and need to rebuild economic assets, and the 71 affordable units at 1100 population, higher household sizes, new housing should include opportu- Ocean Avenue in the OMI. and a comparatively lower median nities for affordable rental and owner- mmTransit. The American Community income—the housing that is needed ship structures, including cooperative Survey (2005-2009) found that car use in the District must be affordable to and land trust forms of housing. in District 11 declined while transit in- low and moderate-income families, creased for work trips. and include larger bedroom counts, that allow for families with multiple mmHealth Access. 16.3% of residents in children and intergenerational house- the Excelsior are uninsured, compared holds. Older youth and young adults to 3.5% citywide. More than half of also need access to affordable units. residents depend on entitlement pro- There is a need for affordable hous- grams such as Medi-Cal, Medicare, ing that is accessible to all residents, and Healthy SF. The nearest major regardless of the countries they come health facility is St Luke’s, half an hour from or the languages they speak. away on public transit. 35.4% of sur- There is also a need for housing that veyed Excelsior residents traveled for is close to public transportation. an hour or more to see a provider.5

Communities United for Health and Justice Page 9 4. The Upper Yard: An Opportunity Waiting to Happen!

Underutilized Sites, Publicly-Owned Parcels uilding on PODER’s community planning efforts, CUHJ combined first- Bhand community based research and land use surveying with data collect- ed from the city’s Real Estate Department in order to identify under-utilized sites in the neighborhood and assess their potential for community development. CUHJ found a relatively few number of large empty lots, parking lots, and other underutilized sites in the neighborhood that have development potential. Of the sites we identified, four are larger privately-owned sites that could support creative redevelopment, three on Mission Street and one on Ocean Avenue, though all currently had businesses operating in them. We also found two smaller privately-owned empty lots, at Mission & Russia and on Geneva & Alemany. In addition, one site is a large publicly-owned lot recently rezoned for higher density mixed-use development: the Balboa Park BART Station Upper Yard. CUHJ worked with the housing development staff at Bernal Heights Upper Yard site. Source: PODER. Neighborhood Center (who had previously built an affordable senior building in the Excelsior, and is currently developing an affordable family building on Ocean Avenue in OMI) to take a closer look at the three sites that provide the most community development potential. They looked at four criteria, including 1) How much housing can be built; 2) what amenities are connected to the site; 3) what financing is attached to the site; and 4) what are the challenges of acquisition. This analysis led the community to prioritize the Upper Yard as the best near term opportunity to realize the community’s needs for affordable housing and community development. The Upper Yard is zoned for appropriate development and is backed by a Board of Supervisors approved land use plan adopted only a few years ago. Since it is publicly owned, it provides flexibility that is essential to facilitating complex development projects. Its status as a transit oriented development site brings regional support and financing opportunities. Moreover, the community at large has long been vocal in its desire to minimize the blight of the Upper Yard and see the site creatively re- Upper Yard site seen from the air. Source: Google. Page 10 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard used. In addition, there are a number of Park BART station. The site is divided community-based organizations that rec- into two main areas, a kiss-and-ride ognize that development of the Upper driveway and plaza space and stairs to yard is critical to addressing the lack of the BART station, owned by BART, affordable housing and are invested in and a rail storage area that is currently moving the project forward in partner- used for Muni employee parking and is ship with the City. owned by SFMTA. All the remaining sites are private, The area was historically situated and there is no indication that any are cur- within a network of agricultural sites rently for sale. One of the most promis- and water beds, and used for active cul- ing of these, due to its size and location, tivation and irrigation by the Ohlone currently has a church and parking lot, native communities and later immi- which can be very busy on weekends, but grant settlers. The site then became lies virtually unused during large parts of part of a vibrant railway hub in 1904 the week day. A potential development beginning with regional passenger train could be imagined that rebuilt a church service and subsequently intracity bus and parking on the ground floors, with and light rail transit in the 1970s. affordable housing above, but would re- In recent years, however, the site quire its own very complicated arrange- has been underutilized, as it went from ments and structural issues to accommo- being a railyard, to a junkyard, and date a large assembly use on the ground more recently a parking lot. The Upper floor. Additionally, the current zoning Yard has historically provided infra- outside of the immediate Balboa Park structural capacity to support transit parcels limits development potential to operations. For a time it was known four stories. as one of several Muni “bone yards,” where out-of-commission trains and Upper Yard: Rail Yard to buses were stored for parts. The Balboa Park BART station is the Bone Yard to Parking Lot busiest station in the BART system, The Upper Yard is a roughly triangular outside of the four Market Street sta- site, about 80,000 sq. ft., or 1.8 acres tions. The station is also the busiest in size, located at the intersection of transit hub in the southern part of San Above: The Muni Bone Yard. Middle: San Jose and Geneva Avenues in San Francisco, served by three Muni light Discarded MUNI railway hardware at the Francisco, across the street from Balboa rail lines and eight bus lines, in addition Upper Yard. Below: Current use as a parking lot.

Communities United for Health and Justice Page 11 to BART. Its close proximity to transit, Many Neighborhood Assets the Balboa Park Station. The Balboa Park schools, City College of San Francisco, of the Upper Yard Site BART station is the busiest in the system, and the Balboa Park recreation area, make after the four downtown San Francisco it an ideal site for affordable housing. The Upper Yard site is located at the stations, and serves over 12,000 daily The 2009 Balboa Park Plan adopted confluence of a variety of working class riders. In addition, the San Francisco by the Board of Supervisors identified neighborhoods in the heart of District Municipal Railway (MUNI) serves the the site as a key opportunity for mixed- 11. It is rich in residential, educational, area, with the 29-Sunset, 49-Van Ness- use development adjacent to the Muni open space, and transit amenities as well Mission, 43-Masonic, 15-Third Street, and BART station. The site is zoned as as political resources. 54-Felton, 88-Bart Shuttle, 36-Teresita, NCT-2, or Neighborhood Commercial Transit. Few San Francisco loca- and the MUNI metro lines J-Church, Near Transit, with 40’ to 85’ height limits. tions outside of downtown approach the K-Ingleside, M-Ocean View. level of transportation services offered at Youth & Families. Children, youth, and young adults abound in the area given the numerous schools and colleges all within a stone’s throw, including Balboa “I got here when I was 10 years old High School, James Denman Middle and I’ve never lived anywhere else. School, San Miguel Child Development Center, Lick Wilmerding High School, I like the Excelsior, I grew up here Leadership High School, and City College and my relatives live here. I want to of San Francisco. In fact, District 11 has stay in San Francisco but it’s getting among the highest proportion of children, youth, and family households of too expensive… Even though my any other district in the City. family has four people working full Open Space. The area is rich in time, it’s not enough to make ends open space and recreational facilities. Balboa Park is one block away, and is a meet because we have to pay for car, insurance, groceries, utilities, health large public open space used by locals care, education, and sending money back home. Affordable housing and visitors from throughout the city. The park provides four baseball fields, would give people a better chance to live in a decent space without having two large multi-use fields, children’s play to work double jobs.” area, tennis courts, a swimming pool, a soccer stadium, soon-to-be-opened skate ~ Lyra Ibarra, 23. Nursing student, lived in the Excelsior since park, and other park amenities. 1998, lives with seven people in a two-bedroom flat.

Page 12 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard Principles and Values! PODER, the Filipino Community Center, and Coleman Advocates propose a development for the Upper Yard that envisions a 100% affordable housing project with a combination of ground floor neighborhood serving commercial, community services, and public space.

Community Tour of Upper Yard site. This is based on the following key components:

Residential Character. East along Geneva and both up and down San Jose 1. Public land for public benefit; avenues, the neighborhood is very resi- 2. Affordable homes for all; dential in character as a dense single-family home neighborhood developed in the 3. Community spaces; 1930s and 1940s. A high concentration of 4. Protecting our health while improving our environment; neighborhood residents, students, work- ers, families, and transit passengers make 5. Community participation; and for an extremely active pedestrian corner. 6. City and community working together.

Communities United for Health and Justice Page 13 Conclusion: Focus on the Upper Yard as a Priority Development Site Our analysis has led the community to household sizes, and a comparatively facilitating complex development prioritize the Upper Yard as the best near lower median income all point to a projects. term opportunity to realize the commu- high need for affordable housing. 10. The Upper Yard site’s status as a nity’s needs for affordable housing and 5. While the Mayor’s Office of Housing transit oriented development site community development. Following are and nonprofit housing developers brings regional support and financ- 14 key reasons why this analysis concludes have site control of other sites in ing opportunities. that the Upper Yard is a priority develop- the City, none are in the Excelsior, ment site: The Site is Underutilized and there is a need for public invest- All Plans & Policies Support ment, affordable housing develop- 11. The site has been under utilized for Upper Yard Development ment, and resources on par with other many years, and is currently operat- neighborhoods. ing under capacity as a parking lot. 1. The site has been identified as a Tier 1 site in the Balboa Park Station Area The Site is Rich in Amenities The Project has Broad Political Support Plan, meaning that the City sees the 6. The site is near to schools, commu- site as a feasible location for develop- nity college, parks, childcare, and the 12. The community at large has long ment within the next five years. Mission Street and Ocean Avenue been vocal in its desire to minimize 2. The site is located in a “Preferred commercial districts. the blight of the Upper Yard and see the site creatively re-used. Development Area” identified by the re- 7. The site is immediately adjacent to gional Sustainable Communities Strategy, a major transit node, where BART, 13. At the community level, numerous and may be eligible for HUD Sustainable Muni streetcars, and local bus service neighborhood leaders and commu- Communities planning grants and the converge. nity organizations support devel- regional Transit Oriented Developmen opment of the Upper Yard site. A Affordable Housing is Feasible at (TOD)/Transit Oriented Affordable number of community-based orga- Housing (TOAH) Fund. the Upper Yard nizations are invested in moving the 3. The site is zoned NCT for 8. The site (even removing the portion project forward in partnership with Neighborhood Commercial Transit above the BART tunnel) is the right the City. mixed use development. size for an affordable housing devel- 14. The District Supervisor has ex- opment, supporting approximately pressed his commitment to seeing There is Tremendous 100 units of housing. Neighborhood Need the site turned into affordable hous- 9. Public agencies already have site con- ing. The Mayor of San Francisco has 4. In the Excelsior, the increasing pres- trol. As a publicly owned site, it pro- encouraged the community plan- sure of a growing population, higher vides flexibility that is essential to ning process at the site to proceed.

Page 14 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard 5. Addressing the Challenges: Moving Forward

here are five key issues and challenges that have been identified that the City Tmust address as it moves forward with community development at the Upper Yard site. These include pedestrian safety, land ownership and operations constraints, funding for affordable housing, community health, and structural constraints.

Pedestrian Safety The Balboa Park Station area adjacent to the Upper Yard site is a heavily traveled crossroads where BART, light rail and bus lines converge. Passengers transfer from one system to another, while autos and shuttles are constantly arriving to pick up and drop off passengers. Meanwhile, autos travel at relatively high speeds on the three arterial streets traversing the neighborhood—Geneva, Ocean, and San Jose avenues. Contributing to traffic, and the complex multi-function of the area, are the on and off-ramps for I-280 on Ocean and Geneva avenues directly adjacent to the transit stations. As a result, the station area feels distant from amenities and services that are actually at its doorstep. Pedestrians and bicyclists do their best to navigate through the area to nearby walking and bicycling destina- tions using inadequate sidewalks, crosswalks, and bicycle facilities. The Balboa Park Station Pedestrian and Bicycle Connection Project has proposed a number of solutions to improve pedestrian safety and the overall environment, including pedestrian facilities, bike lanes, bus boarding zones, kiss and ride facilities, etc. In addition, a Citizens Advisory Committee is being set up to monitor implementation and other projects. Development at the site has the potential to greatly reduce pedestrian safety problems, bringing in needed street improvements (wider sidewalks, corner sidewalk extensions, crosswalks) and transforming the corner from an empty car-oriented parking lot into active pedestrian-friendly building frontages.

Land Ownership and Operations Constraints BART. BART and the SFMTA jointly own and manage the Upper Yard site. As many opportunities as challenges. BART has built a number of transit-oriented development projects at station ar- Source: Asian Neighborhood Design.

Communities United for Health and Justice Page 15 eas throughout the BART system. BART was used for overnight storage of light has stated that they are ready to engage rail vehicles and for staging of M-line in discussions to consider future joint de- trains pulling in and out without having velopment of the Upper Yard, preferring to cross the congested Geneva/San Jose that both BART and SFMTA portions intersection. It is currently being used for of the site be developed together. In employee parking. order to proceed, BART would require The SFMTA has stated that it re- further study of the impacts of develop- quires the Upper Yard site for overflow ment on the station substructure below, storage of Light Rail Vehicles until 2014 and would require the relocation of the while it completes a rail replacement passenger drop off area and 15 park- project for the Curtis Green Light Rail “We want to turn these sites into ing spaces for BART operations within Facility across the street. In the mean- assets for the neighborhood… the proximate station area. This analy- time, the SFMTA is undergoing a long- It’s all about community sis would suggest alternate locations for term facilities strategic plan that should passenger drop-off and study their costs, participating and leading the way.” assess whether the Upper Yard offers as well as impacts on auto and transit cir- enough operational capacity to justify ~ Jaime Chavarria, culation. A new development could in- its retention as an MTA related use. PODER youth leader corporate the BART station entry/plaza The MTA has stated that it is exploring and a narrower kiss-and-ride drop off measures to use the Green and Geneva lane. Yards as efficiently as possible to better MUNI. The Upper Yard is one of meet their future real estate and facilities three large pieces of land owned and needs. It would be much harder to justify used by SFMTA in the vicinity of Balboa retaining this site under SFMTA owner- Park Station. (The other two are the Ge- ship if its ultimate use ends up as “dead neva Yard, where currently all of Muni’s storage” or employee parking. historic streetcar fleet is stored and ser- The land transfer and/or ground viced, and the Curtis Green Light Rail lease arrangements can be structured Facility, where more than half of Muni’s to bring maximum benefit to the public light rail vehicle fleet is stored and- ser agencies that own the site. Based on com- viced.) Development of the Upper Yard parable land sales in the City, the Mayor with housing would more than likely Office of Housing (MOH) could enter require MTA to completely abandon into agreement to purchase the SFMTA the Upper Yard for parking and transit- parcel. This structure would deliver funds related uses. Previously, the Upper Yard to the SFMTA similar to the land transfer

Page 16 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard deal at the nearby project at 1100 Ocean local funding burden. Avenue. For the BART parcel, MOH First, joint venture could provide a capitalized lease payment opportunities for an to BART. This would not purchase the anchor tenant on the entire BART parcel, but would allow the ground floor could development to use approximately 7,500 help offset devel- square feet for the project and associated opment costs and/ landscaping. BART could use these funds or provide a steady to improve its “kiss and ride” facility and stream of revenue station entrance immediately adjacent to to the project as a the site. whole. Partnering with an anchor tenant Funding for Affordable such as a clinic would reduce the construc- Housing tion burden relative Locally, statewide, and nationally, mu- to most commercial Noise modeling, showing how courtyards create quiet nicipalities are struggling with the lack uses. Second, innova- spaces. Source: SFDPH. of funds to develop affordable housing. tive construction tech- This challenge is a city-wide issue, affect- niques could be used to build the project ing the City’s ability to move forward af- at the desired density. Standard concrete fordable housing development projects construction is both costly and inefficient, on a number of sites. There has been but the Pueblo Building Technologies a lot of emphasis in recent months on structural steel and light gauge metal stud the need to generate new and sustainable framing system may be a more efficient sources of revenues to develop afford- and economical alternative. Third, a vari- able housing. City officials and advocates ety of alternative financing sources at the have been engaged in discussions to place federal level can be leveraged to help fi- electoral measures on the ballot. These nance the project. efforts will likely generate resources for Affordable housing financing sources affordable housing projects at sites such that are most likely to be available at the as the Upper Yard and other opportunity time these affordable units are developed sites within the City. would include: 4% Low Income Housing Several financing strategies can Tax Credits, tax-exempt multifamily hous- be pursued in order to minimize the ing revenue bonds, the Federal Home Loan Bank Affordable Housing Program, local

Communities United for Health and Justice Page 17 subsidy provided by federal “improving environmental conditions and HOME funds, inclusion- protecting community health.” In order ary housing in-lieu fees or to promote healthy development at the Jobs Housing Linkage fees, Upper Yard site, PODER reached out to and possible other non- the San Francisco Department of Public local sources, such as the Health (DPH). DPH has identified the State Multifamily Housing Upper Yard site as a model to demonstrate Program. In addition, giv- healthy development and apply lessons en the Upper Yard’s loca- learned in future similar developments tion within a transit hub, nearby high traffic roadways throughout there are potential Transit San Francisco and the Bay Area. Oriented Development Noise. The DPH analysis found (TOD) financing op- that noise levels in the interior of build- portunities that may be ings on the site can be controlled by cre- available to supplement ative acoustical design and compliance other funding, such as the with California Building Code acoustical new “Transit-Oriented insulation requirements. Exterior noise Affordable Housing” issues around the site can be managed by (TOAH) Fund. using building design to create quiet areas for community use and recreation. Air Quality. Community The DPH teamed up with the Bay Area Air Quality Health Management District (BAAQMD) The Upper Yard site faces and researchers at the University of environmental challenges California, Berkeley (UCB) to model the that are typical of urban environmental factors at the Upper Yard infill development sites. and to explore a variety of policy, design, It is located adjacent to and scientific interventions for a future busy roadways as well as affordable housing development project. the 280 freeway, creating The BAAQMD hired a graduate student Pollution models and good building design exposures to noise and air working with Dr. Tina Katopodes Chow illustrate how to provide clean indoor air. pollution. Through its plan- of the UCB School of Engineering to Source: SFDPH. ning process, CUHJ has put specifically apply the latest advances in forward key principles of computer modeling to the Upper Yard.

Page 18 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard Initial investigation of the literature Structural Constraints on the exposures associated with build- The proximity to the BART tunnel pres- ings near freeways indicates that that it ents various structural constraints, both may be possible to design the structure in terms of costs and attenuating vibra- in such a fashion that most of the pol- tion. Building directly over the BART lutants pass beyond the buildings and station mezzanine and the BART tube nearby courtyards and thereby reduce would likely involve greater costs, and exposures to new residents. Building ori- would also bring the development up entation, architectural design, strategic against the freeway. A more likely sce- location of ventilation intakes, and the nario would avoid building over the tun- design of filtration systems will all pro- nel, and instead build either on the edge vide improved air quality and a healthier of the tunnel, as for example the build- environment. On a local level, Article 38 ings on Mission Street from 15th to 30th of the San Francisco Health Code will re- Streets (including the Bernal Commons quire an analysis of roadway particulate affordable housing development on matter exposure. In addition, the Upper Mission & Cesar Chavez), or at a slight Yard can benefit from the health protec- distance, probably at a 45 degree angle tive design principles recently applied to BART Station plans showing Upper Yard from the bottom of the tunnel’s “area of site has adequate footprint for new the Balboa Park planning and redesign influence.” buildings adjacent to the BART tunnel process, also adjacent to the freeway, and There are a variety of possible con- area. Source: BART. just one block from the site. Trees could figurations for a development on the site be planted closer to the freeway, creating and not all of them would necessarily im- a thick grove, with a mix of lower-lying pinge on BART infrastructure. An analy- vegetation beneath larger-sized trees. sis is required to study a variety of possi- According to DPH, “a variety of vegeta- ble physical development configurations tion types, including different tree species and provide preliminary estimates of both needled and leaved, are effective construction costs for each. BART has in removing toxic fine particles coming extensive experience with joint develop- from vehicle emissions. The closer the ment given their track record of station vegetation is to the pollution source, the joint redevelopment projects throughout higher the absorption, and turbulent dif- the BART system. Our initial concept fusion rates.”6 contemplates retaining a narrower “kiss- and-ride” drive and a landscaped buffer over and adjacent to the BART tunnel,

Communities United for Health and Justice Page 19 with the intent of avoiding the structural ing, community planning and design. complexities and cost of building above This process is expected to take 3-5 years. the tunnel. Further structural analysis is Without any assurances that the SFMTA necessary to understand the structural plans to turn over the site for develop- impact and refine the design responses. ment, it is impossible to access funding opportunities for project pre development planning, acquisition, and develop- No insurmountable ment. The MTA has stated that it needs challenges! the site until 2014 for temporary staging The Upper Yard site brings many re- of light rail vehicles, but this should not sources and associated challenges; how- preclude the City from accessing funding ever, none are insurmountable! Each of opportunities and furthering planning, the unique challenges of the Upper Yard design, and financing scenarios for devel- Site can be addressed through partner- opment. Waiting until 2014 to begin that ships. Strong partnerships will bring to- process would be needless time wasted. gether the expertise of public agencies, Given the lengthy timeline required to elected officials, and community leaders complete these steps, there is a need to to develop a joint action plan to address initiate land transfer agreements as soon the community’s needs and realize the as possible. full potential of the site. Moving forward, we see a real value in the City and community working together, and we hope to join together with public agencies, from the SFMTA and BART, to the Mayor’s Office of Housing, the Department of Public Health, the Planning Department, and the Office of Economic and Workforce Development. This is an opportunity to lose if we don’t start moving forward now. The City must advance through a number of stages in order to develop the Upper Yard site, including land transfer planning, land dedication, model development, financ-

Page 20 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard 6. People-Powered Planning Creates A Community Vision

Community Design The general vision and understanding of SFMTA, BART, the Department of Workshops the site became clear through these two Public Health, and the Mayor’s Office workshops: buildings of varying heights, of Housing. Participants formed small ogether with CUHJ, Asian Neighbor- a green buffer along the freeway, plazas groups made up of young and old, im- Thood Design facilitated a series of mul- and green spaces connected to the BART migrants, men and women, and long time tilingual community design workshops in entry, and a number of community serv- neighborhood residents. the fall of 2011. The first, held on August ing uses anchoring the affordable hous- Small group participants began with a 23, 2011, was a visioning workshop to ing development above. rich discussion of what amenities contrib- understand the potential of various op- ute to healthy, vibrant neighborhoods. portunity sites throughout the neighbor- Community members responded to hood. A second, held on September 22, Community Forum five key questions: 1) what makes a healthy 2011, prepared neighborhood residents to CUHJ organized a neighborhood-wide neighborhood?; 2) what kinds of amenities ap- engage in in-depth planning discussions community design workshop at Balboa peal to children, teenagers, seniors, and fami- focused on the Upper Yard site. In this High School. The “Foro,” held in lies?; 3) what kinds of amenities or activities workshop, participants used Lego blocks October 2011, had over 80 participants help build community, or promote collaboration to visualize development on the site, with in three languages, and included not only with community organizations?; 4) what kinds each colored Lego block representing a local residents, but also representatives of amenities can improve your life and promote particular use, such as a two-bedroom from most of the local city agencies in- good health?; and 5) how will community based unit, or a ground floor commercial space. volved with the Upper Yard, including development change our lives? Based on the

Communities United for Health and Justice Page 21 discussions in the small groups, the fol- and family entertainment. There was spe- building were proposed for the rooftop. lowing elements emerged as a vision for cial mention of the need for affordable Interior Public spaces: All four what could be built at the Upper Yard: commercial space to serve local entre- groups expressed the need for open Housing Up Above: A strong theme preneurs. Proposed services included a spaces to allow for social interaction and in all four groups was the need to maxi- health clinic, a worker center, and child- recreation. Some examples include inte- mize affordable housing. Participants care. Proposed community programming rior courtyards that provide safety and shared the need for a 100% affordable included a youth hub and/or community comfort for elders, playgrounds, and housing project. Many participants felt center. There was strong interest in wrap- basketball courts to serve families and that housing for families seemed appro- ping the ground level of the project with children. priate at the site given the close proximity storefronts and community programs. Exterior Public spaces: Many rich to transit and schools. Participants cre- With more than 13,000 people passing ideas for exterior public spaces were pro- ated lego models that modeled a project daily through the station, the frontage posed in the four groups, ranging from a of between four to six stories. along Geneva would have tremendous corner plaza to welcoming entries from Ground floor: A wide variety of potential to catch commuter retail, and both the San Jose and Geneva Avenue ground floor uses were proposed in the create incubator spaces for small busi- sides. Farmer’s Markets were proposed small groups that can be grouped in ness entrepreneurs. in addition to green spaces with seating, three categories: neighborhood serving Rooftop: All four groups empha- plants, and trees. retail, neighborhood based services, and sized their desire to create an active roof- Street Design. The need to create community programming. Proposed re- top. Rooftop gardens, green house gar- a safe, pedestrian friendly environment tail activities included affordable healthy dens for the production of food, as well was emphasized throughout the room. produce, a café, 24-hour fitness, eateries, as capturing solar energy to power the Participants spoke to the need for wide

Page 22 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard sidewalks, clearly marked crosswalks, ad- well as sound proofing features. Given patient registration area, and a wellness equate space and comfort for transit rid- the proximity to transit, most partici- activities room that could be shared with ers waiting at bus stops, as well as a safe pants were interested in reducing the resident community spaces. drop off solution. domination of cars and learning from Greenery: There was wide consen- how other successful facilities have re- Home is Where the Heart Is sus on the need to green the space with a duced car use by including car share pro- Our community planning and city en- wide variety of vegetation. Green buffers grams. Participants also expressed a de- gagement project culminated in “Home in the form of tall, bushy trees were pro- sire to link architecturally to the adjacent is Where the Heart Is,” a multilingual posed as natural barriers along the free- Geneva Car Barn. Town Hall meeting with over 100 grass- way to absorb pollution and reduce noise. A Neighborhood Clinic. One of roots community planners, city represen- People-scale fruit trees were proposed the recurring themes was the critical need tatives, and neighborhood groups, where along San Jose and Geneva. Greenery, for expanded health services and a po- we presented the outcomes of our plan- flowering plants, and shady trees were tential health clinic on the ground floor. ning project back to the larger communi- recommended for all public spaces and Coincidentally, the Excelsior Clinic oper- ty and developed Valentine’s Day Letters plazas. ated by Mission Neighborhood Health for Mayor Ed Lee and MTA Director Ed Building Design: The four break- Centers is exploring expansion of its Reiskin to “show us their love” for our out groups all suggested a collection of facilities and services in the Excelsior community vision for affordable housing buildings instead of one large building. District. They envision approximately at the Upper Yard. Participants were eager to incorporate 8,500 sq ft medical, behavioral health, the health protective designs proposed health education, and ancillary services, by the Department of Public Health, as such as laboratory and x-rays, ample

Communities United for Health and Justice Page 23 People-Powered Planning Creates a Community Vision Where today there is a parking lot, concrete and asphalt, we envision buildings of varying heights lining Geneva and San Jose Avenue, restoring a sense of vitality, neighborhood connection, and vibrancy to the transit station area. Affordable housing, serving the critical need for youth, seniors, and families in the neighborhood, would fill the upper floors, up to four stories on the south end along San Jose, facing the neighborhood, and up to six stories on Geneva facing the BART station. The homes would be financed to serve low and moderate-income community members, which is roughly equiva- hot water and electricity for all the build- worker center. The building design would lent to the levels that the city’s afford- ing’s common uses. complement historic details and planned able housing programs generally fund. At the street level, a green tree-lined renovation of the Geneva Car Barn across The apartments would mostly face inner plaza at the west side of Geneva would in- the street. This would be largely a transit courtyards and San Jose Avenue, turning vite community members and commuters oriented development, but spaces would be away from the noise and pollution of the alike to the new community-serving uses, provided for car-share vehicles, the clinic, freeway. the BART entry, and a new walk and kiss- as well as bicycles. At the interior of the A forest of trees planted along the and-ride pathway, which on weekends will building, two quiet second-floor courtyards freeway would shield the development, serve for cultural events, farmer’s markets, provide a respite of green space, commu- and vents from the upper floors would and celebrations. At the ground floor of the nity gardens, and playgrounds for the build- provide fresh air to all the units. The new buildings, facing Geneva and San Jose, ing’s tenants. landscaped windbreaks, building and would be a new 8,000 square foot state-of- roofs would be carefully sculpted to dis- the-art neighborhood health clinic, the de- perse the freeway air currents up and velopment’s first major tenant, providing a away from the building. The roof would range of services, as well as smaller uses, be covered with solar panels, to provide from possibly a café, small grocery store, or

Page 24 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard Based on the community’s design ideas and technical analysis, AND developed an initial design study for family housing at the Upper Yard with two adjacent buildings. Next to the BART station to the north, would be a 65’ building with with five stories of housing (80 units) wrapping around a central courtyard. The building is made up of a mix of one-, two-, and three-bedroom units, with the 30% three-bedroom units required for TCAC family housing funding. The ground floor is approximatley 20,000 square feet, which allows an 8,000 s.f. clinic, small retail spaces at the corners, and community spaces for residents. While the zoning allows an 85’ building, this design proposes a more modest building, stepping back slightly at the top floor, though more units could be accomodated with a project built to the maximum allowable envelope. To the south would be a lower 40’ building, with three stories (33 units) of housing above a 15,000 square foot ground floor, which would provide a small amount of parking and business incubator spaces. In this preliminary design, we show more one-bedroom units, which could house seniors or transitional-age young people. The two buildings would be connected with a bridge over a pedestrian walkway to the BART plaza.

Building A Unit Typ. Size Number % 1-BR 550 s.f. 30 37.5% 2-BR 800 s.f. 25 31.25% 3-BR 1,050 s.f. 25 31.25% Total 80 units Building B Unit Typ. Size Number % 1-BR 550 s.f. 18 54.5% 2-BR 800 s.f. 9 27.3% 3-BR 1,050 s.f. 6 18.2% Total 33 units

Communities United for Health and Justice Page 25 7. Make it Happen! Action Plan & Next Steps

e hope this document will demonstrate the range of community support and “Affordable housing is important Wconsensus around an affordable housing and community development project here in the Excelsior… I am at the Upper Yard site that began with the Balboa Park Station Area Plan and has continued with the community planning process led by PODER, the Filipino Community so glad to hear you are involved Center, and Coleman Advocates. Embedded in these pages is a vision that addresses in community planning... that’s the challenges and complexities of the site, as well as the incredible opportunities. what I feel is the hope of San Four prominent themes emerged from our research and the visioning process Francisco… the community shared by community members during our workshops: plans its future… then City 1. The Upper Yard site is a critical priority for development due to its public ownership, underutilization, location, size and zoning that make it ripe for affordable Hall should listen… the Board housing development; of Supervisors and the Mayor 2. The challenges posed by noise, air pollution, and the BART tunnel structure, can all should work together, and act on be overcome with appropriate design and without incurring significant costs; your wishes.” 3. By its location at a transit node, the site can be a focal point for transit-oriented and “sustainable communities” funding in the city and region, and the challenges posed ~ Mayor Edwin Lee, addressing by affordable housing financing can be overcome by identifying sites such as these Excelsior community members, that will help garner community support for a city housing trust fund; and February 13, 2012 4. There is wide community support and consensus for a mixed-use affordable housing development on this site. Addressing the critical need for housing in the neighborhood will enable future generations to continue to be part of this incredible community. Consensus. The first step, developing a community vision and consensus, has been taken. We believe the work of CUHJ in convening with city partners and community stakeholders points to the clear potential of this site as a priority for affordable housing. By uniting together to conduct a community planning process around the Upper Yard site with District 11’s diverse communities, the Filipino Community Center, Coleman Advocates, and PODER, in collaboration with AND, have developed a vision and consensus for future development that grows out of the hopes and aspirations of District 11’s low-income residents. Community members offered solutions and new perspec- tives on how to look at development that is truly people-powered: that is, that puts

Page 26 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard people in the lead of a partnership that affordable housing options and financing brings investment and resources to the sources (such as a TOAH fund project), community, and which, by addressing the and look forward to finding pre-develop- City’s critical need for affordable housing ment funds to provide construction cost for all, ultimately benefits the City as a estimates and mitigation measures, as whole. well as further refined schematic designs At a recent community event or- to protect the site from pollution. ganized by CUHJ in District 11, San Land Disposition. The long-term Francisco Mayor Ed Lee stated that when challenges of finding funding for new communities come together to engage in construction should not stop us from real grassroots planning, City Hall should beginning the immediate work of assem- take the time to listen. We believe that bling the land from the various public this is such a moment. The opportunity agencies. The next step is to develop a exists to create genuine partnerships and land disposition agreement to transfer to combine community-based leadership the two parcels that make up the site with political leadership from our elected from MTA and BART to MOH, and to officials and city institutions. Our com- guarantee that the Upper Yard is made munity looks forward to working with available for affordable housing. We wait the Mayor, the District Supervisor, and for clear direction from BART and MTA city agencies to make this a reality. to dedicate the air rights parcel to MOH. Addressing Technical Challenges. In our initial design concept, the entire The vision presented in this report shows MTA parcel, and a small portion of that the technical challenges can be over- the BART parcel, would be transferred come. SFDPH has chosen this as a mod- to MOH. The parcels will first need to el infill site to identify appropriate mitiga- undergo an appraisal process, similar to tions that can be implemented in order what was done recently with two other to mitigate for air quality issues near the publicly-owned sites (the Phelan Loop Heartfelt messages express the need for freeway. property and 17th & Folsom), which affordable housing at the Upper Yard. Funding the housing. Funding is could begin immediately. This does not another issue, and we commit ourselves mean that MTA would have to vacate to joining this vision with work for lo- immediately, but rather that the neces- cal funding sources for affordable hous- sary steps would begin to be taken (in ing. We look forward to working with terms of site control) to begin financing MOH and other agencies to advocate for a development.

Communities United for Health and Justice Page 27 Action Plan / Next Steps! The community has been leading the ground lease scenarios in order to ex- way. Transforming vision into a real- ecute a land disposition agreement to ity requires the City to step forward as transfer the Upper Yard parcels from strong partners with our communities to BART and MTA to the Mayor’s Office complete the following steps: a.) develop of Housing the vision, b.) convene stakeholders and Engage Development Partners research challenges and opportunities, & Develop Financing Plan c.) build community consensus and support, d.) begin land dedication, e.) en- (January – June 2013) gage development partners and develop mmThe City identifies pre development financing plan, e.) build it, and f.) move funds to provide construction cost es- in! We have been actively engaged in the timates and mitigation measures first three; now is the time to begin seri- mmThe community and city officials ad- ous conversations with the public agen- vocate for a Housing Trust Fund and cies that own the land around a firm road other financing sources to address map for dedicating the land for the com- the City’s critical need for affordable munity’s vision. housing and provide funding options Endnotes for Upper Yard site Begin Land Dedication 1 San Francisco Socio-Economic Profile, San mmThe City oversees a process to partner Francisco Planning Department, May 2011 (July – December 2012) with community based development 2 available at: http://www.sfbos.org/index. mmMayor’s Office to dedicate a lead staff aspx?page=1224 team that could include any combina- 3 For comparison, the Mayor’s Office of person to coordinate efforts tion of affordable housing developers Housing (MOH) considers a one-person mmLand dedication would not mean that and community land trust. household with an income of $28,850 to the MTA would have to vacate im- be 40% of San Francisco’s “Area Median Build It Income,” which is in the range served by mediately, but rather that the neces- mmCity ensures that development and MOH’s low-income affordable housing pro- sary steps would begin to be taken (in grams. Source: MOH web site. construction adhere to local hire and terms of site control) to begin financ- 4 Based on data provided by San Francisco first source commitments in order to ing a development. Planning Department maximize employment opportunities 5 “What Kind of Neighborhood Do We Want?” mmMOH, SFMTA, BART and the SF for neighborhood residents. Health Impact Analysis conducted by PODER Community Land Trust to devel- and SF Department of Public Health. op land transfer, land swap and/or 6 DPH, Balboa Park Air Quality report, Draft:: August 28, 2009

Page 28 Home is Where the Heart is: A People-Powered Community Vision for the Balboa Park Upper Yard Every Neighborhood Has a Soul! Community Responses in Design Workshops

1. What makes a healthy mmParks, trees, benches, mini parks mm“Hang out” space and café (while neighborhood? mmStores waiting for public transportation) mmCultural vibrancy mmAffordable food market mmWell-designed streets (rework Geneva mmSocio economic diversity mmPlayground and San Jose for pedestrian safety) mmPeople treating their neighbors right mmClinic mmNeighborhood clinic mmA sense of community mmChildcare mmGreenway (with low-maintenance native mmWhere people can be safe and not have mmJob training plants) to worry mmSkate park (at Ocean and San Jose) 3. What kinds of amenities appeal mmGood neighbors to children, teenagers, seniors, and 5. How will community-based mmEveryone is approachable and friendly families? development change our lives? mmUnity mmSomewhere kids can find a place to mmSafe Streets mmBuild community by getting to know hang out mmCommunity spaces more people in the neighborhood mmResident controlled affordable housing mmChildcare mmBuild communities’ faith and trust that mmAffordable housing mmYouth Center positive change can occur mmEquity, social justice, genuine mmSenior center mmUnite our communities democracy mmLibrary mmIncorporate our cultures mmJobs or access to them mmHealth clinic mmIncrease participation in our mmHealthy amenities mmCredit union or community bank communities mmHealth clinics mmGrocery store mmInclude our communities in governing mmResources mmCafé and taking care of neighborhood spaces mmClean air mmLaundry mmExpand community ownership mmAccess to fresh & affordable food mmCar share & parking mmAffordable housing will enable people mmEasy access to open green public space to stay and not get pushed out mmMany plants and trees 4. What kinds of amenities can mmAffordable housing improves economic improve your life and promote good conditions for families 2. What kinds of amenities or health? mmImprove our health activities help to build community, mmGood neighbors mmReduce violence in our neighborhoods, to meet your neighbors, or promote mmGood environment more activities for youth means less collaboration with community mmHealthy, affordable food likely to join gangs organizations? mmGrocery store mmExpand public, open, green, and mmPublic spaces mmPublic artwork recreational space

Communities United for Health and Justice 29 Contacts Filipino Community Center: Terry Valen & Jun Cruz 415 333-6267 PODER: Charlie Sciammas 415 431-4210 Coleman Advocates: Christina Cañaveral 415 239-0161 Asian Neighborhood Design: Fernando Martí 415 575-0423