FREQUENTLY ASKED QUESTIONS
BACKGROUND
PROCESS
COMMUNITY ENGAGEMENT
TECHNICAL ISSUES
BACKGROUND
Who is Republic Urban Properties?
Republic Urban Properties LLC is part of a family of affiliated companies, representing a privately-owned, fully integrated, full-service real estate investment, development and management organization. Headquartered in the Washington, DC area since its inception in 1985, Republic specializes in public/private and institutional/private development projects. The principals of the organization each have over 25 years of experience in developing the highest quality of real estate. Republic has created several of the most memorable landmark destinations found in and around the Nation’s Capital in close coordination with an array of public and private entities. Republic currently has three active mixed-use projects underway in the Bay Area, with local offices in San Francisco and San Jose.
Why did you decide to purchase this property?
The Pacific Park property is unique—an urban forest requiring sensitive design and construction which preserves, to the maximum extent possible, its distinct setting. We look forward to transforming this property into a unique residential community which embraces the neighborhood character of West Portal.
What is your agreement with the site's current property owner, Arden Wood, Inc.?
We are in contract to purchase approximately 4.6 acres of land and existing buildings on property currently held and operated by Arden Wood, Inc., a non-profit organization that is responsible for the operation of the Arden Wood Christian Science residential and nursing facility for those relying on Christian Science treatment through prayer. Arden Wood, Inc. will be using the funds from the sale to maintain and improve their facilities, which will remain on-site. It is our understanding that Arden Wood, Inc. intends to preserve the remainder of their holding as open space.
PROCESS
Do you have a development plan in the works at this time?
Based on community input, we are proud to introduce a new design that we feel directly responds the needs and concerns of the neighborhood and meets the requirements of the residential market. Information on the new project design is on the
Project Information page. As we move through the entitlement process we plan to hold additional neighborhood meetings and work cooperatively with the various stakeholders in the community to create a responsible new development.
What is your timeline?
Our Environmental Evaluation Application (EEA) will be to perform a full Environmental Impact Report (EIR) that will study important issues like traffic, noise, economics, and air quality. Once the application is filed, it will take several months for the draft version of the EIR to be prepared and released for public review and comment.
How will the new development affect the trees, and what measures are being taken to address this impact?
We intend to develop the 4.6 acre site in a manner which preserves as many of the existing healthy trees as possible. We have conducted a thorough tree survey with Ralph Osterling Consultants who are working with us to address the preservation and removal process of the onsite trees. The most prominent species of trees on the 4.6 acre site include: the blue gum (eucalyptus), and the Monterey cypress and pines, which are not indigenous to the San Francisco Bay Area. Our arborist surveyed over 357 trees and large growth shrubs as part of our overall tree assessment survey. This information will be used as part of our environmental impact report to help design our final land plan.
How can you planto add to the already impacted traffic and parking situation in the neighborhood?
By effectively closing the currently-used gate for employee and resident usage at 18th Avenue and Wawona Street and with the addition of the proposed private access road from our development to 19th Avenue, we will actually be reducing traffic on the residential neighborhood streets. As for parking, we will provide a total of 168 parking spaces, including residential and guest spaces.
By effectively closing the currently-used gate for employee and resident usage at 18th Avenue and Wawona Street and with the addition of the proposed private access road from our development to 19th Avenue, we will actually be reducing traffic on the residential neighborhood streets. As for parking, we will provide a total of 168 parking spaces, including residential and guest spaces.
This is one of the last pieces of urban forest in San Francisco. Shouldn’t it remain undeveloped?
There are those sections of this property which are undeveloped; however, there are currently several structures already built on the 4.6 acres. As part of our commitment to preserve the existing landscape, we have positioned some of our proposed development to be located where existing buildings already stand, and we plan to reuse two of the existing buildings. There will also be ample landscaping throughout the entire site and on building rooftops.
COMMUNITY ENGAGEMENT
What have you done to reach out to the community, and how do you envision your outreach to continue?
What have you done to reach out to the community, and how do you envision your outreach to continue?For almost a year, we have attended and hosted numerous community meetings and workshops to introduce the project to the community, and gather input on the design of the development. It was important to us to start a dialogue right at the beginning of the process, so that the community understood our commitment to them to create a project that fits in with the neighborhood. We plan to continue to meet with all neighborhood and city-wide organizations interested in the different aspects of the project, continue to use the website to communicate important updates and send out regular emails to those requesting additional information.
Why should local neighbors be supportive of your proposal?
Throughout the community engagement process residents said time and time again that this neighborhood was not against development but instead wanted something that fit with the existing character of West Portal. We listened and the new design was created based on these specific criteria.
Pacific Park will provide much needed housing for the west side’s “empty nesters,” young families, and baby boomers. The future residents of the Pacific Park development will be your neighbors and friends. They will help support the local shops and neighborhood restaurants with their business, and the project itself will contribute a substantial amount of money to the San Francisco Unified School District in the form of development fees.
Also, as part of the development, we will be providing a substantial number of workforce housing units. We will work with the City and the community to try and give priority to local teachers, police officers, and fire fighters for the purchase of the below market rate housing portion of the project. By continuing to engage the local community and listening to their ideas we hope to create a project that the neighborhood will support.
How do I get involved?
Please visit the
Community Engagement section of this website for information regarding our community outreach efforts. For additional information on how to become involved in this project, please contact us at
ardenwood@republic-urban.com.
TECHNICAL ISSUES
I heard that the new development is being built on landfill, and will need foundation piles driven into the earth? Is this true?
The 4.6 acres we plan to develop is not a landfill site. We have completed a geologic-hazard survey that concludes that the site is located on bedrock, which is only three to seven feet below the surface. Our proposed project will utilize a mat foundation that does not require the sinking of piers to stabilize the foundation of the building during construction.
We have heard the term "workforce housing". What does this mean, and how does this apply to the proposed project?
Workforce housing is a term which essentially describes moderate rate housing units required as part of the City and County of San Francisco affordable housing ordinance. Although eligibility for this type of housing is based on median family income and the size of the household and not on the type of employment, we fully recognize the need for housing for professionals such as firefighters, teachers, and policemen, on the west side of San Francisco, and will do our best to work with the City to accomplish this goal.
What is infill development, and why are these developments, such as the Pacific Park project, good for the environment?
Infill development is an important building component in densely populated and growing cities, such as San Francisco. This type of development creates more livable and healthy communities by creating housing near mass transit and/or major job centers. Through infill development, the number of miles an individual needs to travel in a car can be limited, and thus reduce greenhouse gas emissions and traffic. Because we are creating a project that will be LEED certified, it will help reduce the project’s ecological footprint. Several leading environmental groups in Northern California, the United States, and throughout the world support infill development, including the Sierra Club, the National Resources Defense Council, and the Greenbelt Alliance.
