San Franciscans are understandably and justifiably concerned about any development on or near the San Francisco Bay. This is especially true for those of us who remember the Embarcadero freeway, a monstrosity of concrete and steel that divided the port and the waterfront from the rest of the city. Following the 1989 earthquake, the city wisely decided to tear it down and open up the port and the waterfront and integrate them into the fabric of the city. It has been a huge success. The Ferry Building and Port of San Francisco have been renovated and upgraded; disintegrating piers are slowly being renovated and developed to serve the public good; and the freeway has been replaced by the Embarcadero roadway, a wide, flowing boulevard, grand as any in the world, offering magnificent vistas of the bay to the east and the excitement of a dynamic city to the west. So we admit to original hesitation and considerable skepticism when a development project was first proposed along the Embarcadero, part of which was going to exceed height limits established for the site. However, after considerable study and reflection, we have concluded that the 8 Washington project, currently before the voters as Propositions B and C, is a prudent development whose public benefits far exceed any downside.
What is there now? The project site is a triangular parcel along the Embarcadero extending from Washington Street, past Jackson and Pacific to Broadway on the east and extending along Drumm on the west. It is currently entirely fenced in, with the parcel at Washington and the Embarcadero, which is owned by the Port of San Francisco, being used as a public parking lot, and the rest of the site, which is under private ownership, used as a tennis club and completely encircled by a 12-14 foot, green fence, inaccessible to the public. There is no public access to the Embarcadero from Jackson Street and poor access on Pacific. It is very unattractive and serving no public purpose, save for the few dozen cars that park on the parcel owned by the Port.
Background: For over 30 years, developments for the site have been proposed, all of them rejected. And since the freeway came down, the Port Commission has been actively seeking an appropriate use of the prime Port property directly on the Embarcadero, one that would be economically viable for the city and serve the public good. The current project has been thoroughly vetted and approved through all governmental and regulatory processes, including the Planning Commission, the Port Commission, the Recreation and Parks Commission, the Board of Supervisors and the State Lands Commission.
The Project: The 8 Washington project combines the smaller lot owned by the Port with the larger private parcel surrounding it. It will create 134 new units of housing in two buildings with underground parking and rebuild the private fitness center. Over 50 percent of the property will be opened up for parks and public spaces including bike paths, walkways, retail and cafes with outdoor seating. In exchange for the public amenities on private land, the project is granted a Special Use to exceed the existing height limit of 84 feet up to 136 feet, stepping down to 92 feet for the building farthest from the Embarcadero on Drumm Street. The second building, adjacent to the Embarcadero, would be 70 feet, stepping down to 54 feet, lower than existing, permissible limits. Expected revenues to the city are considerable according to the City Controller, with $11 million to fund affordable housing and approximately $4.8 million to fund transit improvements. The Port would receive approximately $3 million from the sale of its lot. Over the long term, the controller estimates that tax revenues, added property value and infrastructure improvements accruing to the city and the Port would be more than $350 million.
Why we support the 8 Washington Project
1. This development integrates a three-block parcel along the Embarcadero into the evolving fabric and dynamics of the area. The Port has long wanted to make use of its prime land on the Embarcadero for a public purpose and the city has long wanted to enhance what is currently a blocked off, useless area surrounded by an ugly green fence. This project opens up the space and integrates it both with the San Francisco Bay to the east and the evolving, dynamic city to the west. It creates parks, bike paths, walkways, cafes, and retail. It extends Jackson Street, which currently dead-ends at Drumm, with a landscaped public walkway through to the Embarcadero. It creates a walkway along Pacific Avenue to the Embarcadero with an outdoor cafe and park seating. It creates 134 new units of market rate housing in exchange for an $11 million payment to the Affordable Housing Fund that will create 33 new affordable homes as well as other, substantial economic benefits to the city and the Port.
2. The project has been thoroughly vetted by all administrative and governmental agencies involved and approved at every stage. It is the end result in a search for the best use for the property that has gone on for decades. It has been modified, redesigned, and improved as a result of public hearings at all stages, meetings with neighbors and other stakeholders and suggestions for improvement by regulatory and administrative agencies. It is how city planning is supposed to occur. It is before the voters as Propositions B and C, because a handful of opponents, whose objections have been heard repeatedly throughout the administrative process and rejected, didn't like the end result and gathered sufficient signatures to put it on the ballot. It is ballot box planning at its worst.
3. The objections that are raised to the project are without merit. First of all, this is not a "Wall on the Waterfront." The Ferry building, the Port of San Francisco, and the piers are on the waterfront. This project is across the broad Embarcadero Roadway on the west, city side, adjacent to buildings taller than anything in this project. The Golden Gateway Commons, across Drumm and virtually next door to the taller of the two 8 Washington buildings is 200 feet. This project, at the Planning Department's recommendation, is two stepped down buildings, surrounded by park and open space that ties the city beautifully to the Bay.
Neither does this project and the ordinance adopted by the Board of Supervisors approving it circumvent the normal administrative processes, as claimed by opponents. This is one of the most thoroughly vetted development projects in the last 30 years. And the developers will still have to get all necessary permits and approvals from all relevant administrative agencies as the project progresses.
One final red herring is that the underground parking and development infrastructure may negatively impact old plumbing and sewer lines. First of all, city and project engineers are well aware of existing city infrastructure and do not think it will be negatively impacted. Regardless, any underground construction will have to be fully permitted and performed in accordance with all applicable governmental rules and regulations. This happens all the time with new construction in a city with old infrastructure, such as San Francisco.
We were very skeptical when we first heard of this project. We have asked all the hard questions and listened to those who remain opposed. We feel satisfied that this project is good for the waterfront and good for San Francisco. We recommend a "yes" vote on both Propositions B and C.