Housing Concession Initiative
The Housing Concession Initiative
addresses housing affordability
along major transportation corridors
and city-owned land
to other wide thoroughfares
that respect
each neighborhood’s uniqueness.
It aims to revitalize the area
with mixed-use developments
catering to diverse residents.
Address Diverse Housing Needs:
Recognizing the needs
of all city residents,
the initiative proposes
mixed-income housing
complexes with uniform layouts.
Unit Types and Amenities:
The complexes will include
low-income ground-level units
and upper-level
mixed-income units
with standardized uniform layouts
and amenities.
Uniform Design and Standards:
Emphasizing consistency
in design and standards,
the initiative ensures quality,
functionality,
and adaptability across all units.
Street Block Arterial Considerations:
Strategically located on wider Boulevards,
and city owned land
the complexes benefit from easy access
to public transportation.
Land-Domain Acquisition Financing:
Financing involves collaboration
between public and private sectors
to optimize property acquisitions
for housing concessions.
Aesthetic Considerations:
Aesthetic design
focuses on maximizing natural light,
integrating green spaces,
and creating visually appealing streetscapes.
Housing Affordability and Viability:
Financial viability is ensured
by placing low-income housing
for immediate access
and offering fully operational shells
in other units for customization.
Conclusion:
The Housing Concession Initiative
provides a comprehensive approach
to housing affordability,
emphasizing inclusivity,
sustainability,
and community well-being.
This, above, is the tight summary.
Get some coffee, water or tea
if you wish to read the details below:
Housing Concession Initiative
for city land and major corridors,
to be extended increasingly
to other wider thoroughfares.
The Housing Concession Initiative
for city-owned land
and major transportation corridors
represents a transformative approach
to promptly address the pressing
housing affordability demand
facing our vibrant and beloved
neighborhoods of San Francisco.
Designed to provide inclusive,
sustainable foresight,
and people-centric housing solutions,
the initiative
aims to revitalize the corridor
through mixed-use developments
that cater
to a diverse range of residents.
Address Diverse Housing Needs:
The housing concession initiative
recognizes the diverse needs
of All Generations of City Residents,
ranging from low-income families
to median-income long-leaseholders
and market-rate renters and owners.
With this in mind,
the initiative
proposes the development
of mixed-income housing complexes.
These offer a uniform layout unit type:
5BR 3.5BA, two dishwasher hookups,
wiring for two cooktops,
floor drains anywhere there’s plumbing,
southern garden balconies standard,
among all units,
exactly the same,
except for the plants,
trees or flowers.
Two of the 5BR have master baths,
with a cabinet sink-vanity+floor drain
in the three bedrooms sharing 1.5BA.
Unit Types and Amenities:
The housing complexes
will feature
a mix of Income types,
including:
Low-income ground-level units:
Spacious 5-bedroom, 3.5-bathroom units
with direct secure street-level entries.
These homes have the exact same layout
and number of bedrooms and bathrooms
as all other units,
except the single top-floor two-level unit.
The ground floor units are designed
to accommodate multigenerational families,
just like all the rest of the units,
in all of San Francisco’s forms of family
we’re famous for celebrating
as being part of our amazing City.
These units will include amenities,
such as dual dishwasher hook-ups,
providing a practical luxury,
(dishwasher-clean dishes),
standard, for all,
up to,
and including,
low-income residents.
Median-income
and market-rate units:
Upper-level mixed-income units
in the narrower tower component
of the complexes will offer
the exact same 5BR 3.5BA
standardized layout.
All units-levels,
uniformly standard,
shall feature south-facing balconies
for planter “potagers” home gardens
and outdoor first spaces,
fostering daily connection with nature
and enhancing a nice quality of life
among all residents.
Except for a single two-level top unit,
and smaller 1.5BR 1.5BA units.
These come with the same floor drains,
room sinks and even same dual dishwasher hookups.
The 1.5BR units are on the first level
of the tower’s wide-base roof-terrace,
as shared garden-level pied à terres,
2.5 floors above the street level base,
and its terrace replaces the balconies.
Secure stairs serve as primary access,
elevator use,
purposefully secondary,
obviously the top floor accessed by elevator,
stairs as secondary access.
Uniform Design and Standards:
The housing concession initiative
emphasizes uniform design
and standards across all units
and all building housing concessions,
ensuring consistency in quality standards
and aesthetic appeal,
functionality, and adaptability.
Neoclassical ground-level structures
will provide an evolving continuity
with clearly adapting architectural identity,
while interior layouts will be uniform
and standardized to optimize quality,
space utilization and easily adaptive living spaces.
Street Block Arterial Considerations:
The housing complexes strategically located
on city-owned land and major corridors,
and immediately direct easy-access
to public transportation.
The Vancouver-style infrastructure
will enhance the streetscape
with vibrant street-level activity
and public, intentional green spaces,
fostering a warm sense of community,
in very interconnected neighborhoods,
avoiding shadows
darkening the entire street below
by keeping towers narrow.
Land-Domain Acquisition Financing:
The Concession Housing initiative
shall necessitate the collaboration
of both public and private financing,
in optimized property site acquisitions
to create sound housing concessions.
Transparent, centrally-posted online,
updated, public-private partnerships
shall be established
to most efficiently leverage resources+ proven expertise,
while all concession agreements
shall provide incentives for developers
as they optimize their affordable housing inclusion
as standard practice
among all the expedited
Planning Department approvals.
Since uniform standards,
and verifiable plans and practices
eliminate scary tilting tower payoffs,
or free payola kitchens,
big green eggs,
or snowblowers in wine country,
Tahoe or Jackson-anywhere:
Jackson, WY, CA or Jacksonville, FL;
it doesn’t matter;
transparency and income diversity
is simply standard practice, or SOP:
it’s just the new marshal in town, going forward...
Jail time expedited with FBI-RSVP,
if it needs to be spelled out
more clearly,
hyphenated acronyms,
or even phonetically.
Aesthetic Considerations:
Aesthetic considerations
will be paramount in the design
of housing complexes,
with a focus
on maximizing natural light,
integrating green spaces
and universal potager gardens,
and creating visually appealing streetscapes.
Light and airy interiors,
communal gardens,
and street-level terraces
will contribute to a sense of well-being and vitality,
enhancing the overall livability
of the corridor.
Housing Affordability and Viability:
Being able to afford Housing First includes Being Able to Pay for It.
Standards and uniform requirements,
explained above,
prevent so many
of the unintended consequences,
of bad YIMBY practices,
that seek to ignore
the permanent consequences
of any Wild West attitude towards building
with the most efficient plumbing
and electrical layout the same in every unit,
and each unit occupies the entire floor,
so the plumbing and wiring is very efficiently
stacked in the same place, floor after floor.
The other considerations include:
how do we make shelter,
the lowest entry cost point possible,
in a building meant to house people,
that has,
increasingly expensive housing,
as one goes up
through the floor levels?
This helps pay for the whole building.
Putting the lowest income housing
at the ground level,
ensures people
with the least money available
to deal with a broken elevator,
are able to keep getting to school,
the store,
or to work.
Ground level access includes the plumber fixing an issue
on the same day that elevator needs service.
People with significant disposable income
can simply pay their way
around a broken elevator
or backed up plumbing problem
to keep on working,
while paying for the single two-level top floor unit,
with its rooftop garden,
can finance building all three ground floor units
with the same 5BR, 3.5BA floor plan
as all the other units in the building ,
Except that insanely pricey top floor unit,
which creates financial viability,
for the whole project.
The next sounds potentially unusual:
The ground units are fully finished
with paint, plumbing, appliances, etc.
All but the ground units are sold,
or long-term leased,
without sub-lease permitted,
as a fully operational shell,
not fully finished,
to keep the price of entry/ownership
as low as possible
This means all the wiring,
plumbing and radiant floor
and wall heating and cooling systems,
as well as the floor drain systems
and plumbing hookups
for two dishwashers are ready,
and by having a standardized floor plan
that gets repeated, over and over,
building this housing gets more efficient
and cost effective/cheaper over time.
The integrated electrical panels
for high efficiency electricity usage,
is ready to be finished-out,
exactly how the resident
chooses to have it look and be,
inside the sound and ready shell,
air & water-tight,
for their surfacing
and appliance outfitting,
as they see fit to do,
and prioritize.
This does not mean years sitting
as an unoccupied project,
however,
and the preference shall be
for an S-Corp type
of housing ownership,
because this is not
a foreign ill-got gains
investment shelter.
Its a safe place to live and sleep
from the first day of acquiring occupancy,
and it is required to be
one’s official primary residence
for tax and voting purposes,
as the condition of ongoing ownership
and occupancy,
and as so clearly stipulated
in the articles
of said building property incorporation.
A sound shell is ready
to be finished by the new residents:
it’s heated and fully functional,
but choosing sinks,
how many dishwashers and cooktops
to start with,
since wiring allows for two,
getting a home can be a long-term process
that can start basic,
and get elaborate or fancy over time.
But setting up the plumbing fixtures,
appliances for the kitchen,
And some basic lighting cannot wait;
It must be done immediately
For immediate occupancy,
but the long-leaseholder or owner
gets to choose what they like and can offord.
It’s up to each resident to decide
what is priority for them,
but they get into a place immediately,
which they get to personalize,
rather than settling
for something they don’t like,
but can afford,
except for a lot more money
than that basic shell,
which a few sinks,
toilets and showers,
can strategically ready
for immediate habitation.
It’s a Home First,
Not an Investment,
and it’s not like
Being Half-Anything.
As a city provisionally can,
we establish bulk price purchasing
for appliances,
with more than one supplier,
and a system that ensures
it is not abused for personal profit,
by having installation
and a few other measures
to guarantee good compliance
with the conditions for participation.
Residents can get the best price
on what they prefer,
rather than accepting something
they don’t like,
yet have to accept.
A reason for building,
and including this choice and variety,
is because the layout is to be uniform,
so inspectors and builders
have a pattern;
One that they increasingly improve,
and get more efficient constructing,
and inspecting.
Suppliers can even anticipate
when to manufacture
the standard core materials
so that shell is warm,
water-tight,
and has rock solid plumbing,
robust electrical systems,
and top-dollar front door
and window framing,
with connectors that are ready,
to be reliable and trouble-free,
since the “noise”,
of everything aesthetically pleasing,
is supervised by the residents.
The Residents are qualified
for appearance quality
to their standards,
but plumbing and electrical?
We want it to be easy for inspectors
to verify everything is perfect,
and not just “good enough”.
Standards matter,
And ought to be YIMBY-SOP.
Without such,
no permit is excusable;
And not even truly imperative,
let alone honestly “affordable”.
Contractor profit shall be built-in,
just like inclusive,
high-quality standards
and income diversity,
vertically integrated,
since everything literally is
“in-house”,
and even incorporated!
So, to repeat,
selling the operational shell
is to make entry price
as low & good as possible,
duplicating this model,
as frequently as possible.
The standards
are not to be flexible or negotiable,
so the aesthetic design appearance
is what gets to be consistent,
yet diverse,
so it fits the surrounding elements
of architecture and infrastructure,
as well as the natural space,
and site-specific topography,
and the financing
for the affordable housing in its base
can’t continue to fall through,
and get downsized out of the contract.
That’s the only concession this is not.
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