BILL ANALYSIS �
AB 1273
Page 1
Date of Hearing: April 15, 2013
ASSEMBLY COMMITTEE ON NATURAL RESOURCES
Wesley Chesbro, Chair
AB 1273 (Ting) - As Amended: March 21, 2013
SUBJECT : Tidelands and submerged lands: City and County of San
Francisco: Pier 30-32: multipurpose venue
SUMMARY : Authorizes the San Francisco Port Commission (Port) to
approve a multi-use development on public trust lands (Pier
30-32) that includes a multipurpose venues (for Golden State
Warriors basketball games, at least three public trust
consistent events a year, and other events), if the Port finds
that certain specified conditions are met.
EXISTING LAW :
1)Protects, pursuant to the common law doctrine of the public
trust (Public Trust Doctrine), the public's right to use
California's waterways for commerce, navigation, fishing,
boating, natural habitat protection, and other water oriented
activities. The public trust doctrine provides that filled
and unfilled tide and submerged lands and the beds of lakes,
streams, and other navigable waterways (i.e. public trust
lands) are to be held in trust by the state for the benefit of
the people of California.
2)Requires the State Lands Commission (Commission) to be the
steward and manager of the state's public trust lands. The
Commission has direct administrative control over the state's
public trust lands and oversight authority over public trust
lands granted by the Legislature to local public agencies.
3)Grants, in trust, state public trust lands to over 80 local
public agencies to be managed for the benefit of all the
people of the state and pursuant to the Public Trust Doctrine
and terms of the applicable granting statutes.
4)Pursuant to the Burton Act, grants to the Port, in trust, the
public trust lands in the harbor of San Francisco for purposes
of commerce, navigation, and fisheries and subject to other
terms and conditions specified in the act.
5)Pursuant to Chapter 489 of the Statutes of 2001 (AB 1389,
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Shelley) and Chapter 68 of the Statutes of 2003 (AB 605, Yee),
authorizes the Port to approve a cruise ship terminal
development on the San Francisco waterfront at Pier 30-32,
which would include general office and retail use.
6)Pursuant to Chapter 477 of the Statutes of 2011(AB 418,
Ammiano), frees the public trust restrictions from Seawall Lot
330 (which is across the Embarcadero from Pier 30-32) and
authorizes the transfer of the property to a private party
subject to specified conditions.
7)Pursuant to the McAteer-Petris Act, establishes the
jurisdiction of the San Francisco Bay Conservation and
Development Commission (BCDC) to include, among other things,
the San Francisco Bay and a shoreline band consisting of all
territory located between the shoreline of San Francisco Bay
and a line 100 feet landward of and parallel with that line.
THIS BILL :
1)Makes several findings and declarations.
2)Amends Chapter 489 of the Statutes of 2001 and Chapter 68 of
the Statutes of 2003 to delete the provisions related to the
cruise terminal (which was never developed at the Pier 30-32
site) and authorize the Port to approve a development on the
San Francisco waterfront at Pier 30-32, that includes a
multipurpose venues (i.e. the Golden State Warriors'
basketball arena), if the Port finds that all of the following
conditions are met:
a) The venue facility is designed to provide vantage points
offering views of the Bay Bridge, the San Francisco Bay, or
both, from concourses on the south and east sides of the
venue, and from certain seating areas, and, consistent with
programming needs of events, the venue facility shall
provide free public access to patrons and nonpatrons alike
to portions of the building on the east side of the venue,
from which the public can view the San Francisco Bay,
subject to reasonable limitations based on security.
b) The development includes a public access component that
meets the requirements of a plan adopted by the Port and
BCDC and the San Francisco Bay Plan, provides new public
vantage points on the north, east, and south sides of Pier
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30-32 from which to view San Francisco Bay, and provides
continuous public access around the entire perimeter of
Pier 30-32 (configured as necessary to accommodate use by
the fire boat station, berths, or other maritime uses on
the pier edge, to the extent each of those uses is
incorporated into the development) and between Pier 30-32
and the Brannan Street Wharf.
c) The Brannan Street Wharf project, as described in the
Special Area Plan, shall be substantially complete and open
to the public prior to approval of the Pier 30-32
development.
d) The development includes a significant maritime program
that provides for maritime uses along the north and east
edges of Pier 30-32, which uses may include, without
limitation:
i) A city fire station and berthing facilities for city
fire boats.
ii) Facilities for berthing at the east end of Pier
30-32, including facilities that can accommodate periodic
use by cruise or other deep draft vessels.
iii) Direct public access to the water in the form of a
launch for human-powered vessels, subject to feasibility
and public safety considerations.
iv) Guest berths that accommodate private vessels for
day use.
v) Water-based transit facilities, including water taxi
and ferry landings.
vi) Use of the south edge of Pier 30-32 by recreational
craft or other maritime uses or for public access or
public water-oriented recreational uses facing the
Brannan Street Wharf open water basin.
vii) Any nonmaritime office space provided on Pier 30-32
is for use by the primary tenants of the multipurpose
venue, or is ancillary to the use of the multipurpose
venue, the retail uses on Pier 30-32, the operation and
management of the open space, and other public facilities
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on Pier 30-32.
viii) At least half of all retail on Pier 30-32 is trust
retail (i.e. visitor serving public trust retail and
restaurant use).
ix) Any parking included on Pier 30-32 is located under
active uses on Pier 30-32, substantially screened from
public view, and designed to avoid material interference
with pedestrian and bicycle traffic along Herb Caen Way
and the public's access to and use of the open space on
the surface of the pier.
3)Provides a 60 day statute of limitations to challenge the
validity of an approval, deed, patent, agreement, or other
instrument executed in furtherance of this act.
FISCAL EFFECT : Unknown
COMMENTS :
1)Purpose of the Bill. The primary purpose of this bill is to
have the Legislature authorize a mix-use development project,
which, among other things, includes a multipurpose venue (i.e.
the Golden State Warriors' basketball arena) and on a pier
built on tide and submerged lands (i.e. public trust lands)
located in San Francisco. The bill asserts that the project
is consistent with the common law public trust. The challenge
with this assertion is that the common law Public Trust
Doctrine, as interpreted by the U.S. Supreme Court, places
limitations on the Legislature's authority to use trust lands
for nontrust purposes. A basketball arena, which is a major
feature of the project, is not a traditional public trust
use-it does not involve water related commerce, navigation, or
fishing. However, there are examples of nontrust uses on
public trust lands that have been deemed legitimate by the
courts because they are incidental to and accommodate other
trust uses. Additionally, the courts have recognized that the
public trust doctrine is flexible to address changing public
needs related to public trust lands. This analysis explains
(1) the history and nuances of public trust doctrine, (2) the
details of the basketball arena and Pier 30-32 project, and
(3) suggested amendments that will help support the claim that
the project is valid under the Public Trust Doctrine.
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2)The Public Trust Doctrine and Trust Uses. As stated above, the
Public Trust Doctrine in California is a common law doctrine
that protects the public's right to use the state's waterways
for commerce, navigation, fishing, boating, natural habitat
protection, and other water oriented activities. This
doctrine applies to filled and unfilled tide and submerged
lands and the beds of lakes, streams, and other navigable
waterways, otherwise known as public trust lands.
The origins of the Public Trust Doctrine are in ancient Roman
law, which held that "by the law of nature these things are
common to mankind - the air, running water, the sea and
consequently the shores of the sea." From this, the English
common law evolved the concept of the public trust, under
which the king, in his sovereign capacity, owns all of the
navigable waterways and the lands lying beneath them "as
trustee of a public trust for the benefit of the people."
According to the U.S. Supreme Court in 1842, "[w]hen the
American Revolution took place, the people of each state
became themselves sovereign; and in that character held the
absolute right to all their navigable waters, and the soils
under them, for their own common use..." Under the equal
footing doctrine of the U.S. Constitution, states admitted to
the Union after the Revolution were entitled to the lands
beneath their navigable waters subject to the same trust,
irrespective of the ownership of the adjacent lands. As such,
when California joined the Union on September 9, 1850, it
acquired in trust for the benefit of the people of California,
all tide and submerged lands and the beds of lakes, streams,
and other navigable waterways located within its boundaries.
As articulated by the U.S. Supreme Court in 1892, public trust
lands are held "in trust for the people of the state, [so]
that they may enjoy the navigation of the waters, carry on
commerce over them, and have liberty of fishing therein, freed
from the obstruction or interference of private parties."
(These uses are commonly referred to as "traditional public
trust uses.") Subsequent state court cases held that theses
traditional public trust uses include the right to fish, hunt,
bathe, swim, to use for boating and general recreation
purposes the navigable waters of the state, and to use the
bottom of navigable waters for anchoring, standing, or other
purposes.
As public needs related to the waterways changed, so did the
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court's interpretation of valid public trust uses. This was
made clear in 1971, when the Supreme Court of California held
that "[t]he public uses to which tidelands are subject are
sufficiently flexible to encompass changing public needs. In
administering the trust the state is not burdened with an
outmoded classification favoring one mode of utilization over
another. There is a growing public recognition that one of
the most important public uses of tidelands - a use
encompassed within the tidelands trust - is the preservation
of those lands in their natural state, so that they may serve
as ecological units for scientific study, as open space, and
as environments which provide food and habitat for birds and
marine life, and which favorably affect scenery and climate of
the area."
In addition to recognizing the flexibility of the Public Trust
Doctrine, the courts have upheld projects devoted to purposes
unrelated to the trust when such purposes were incidental to
and accommodated actual trust uses. These projects include
(1) a convention and banquet building on Port of Oakland lands
that gives trade, shipping, and commercial associations a
place to meet or hold conventions and exhibitions, (2) a
Y.M.C.A. for the use of "seaman, naval officers and enlisted
men, and other persons engaged in and about the harbor and
commerce, fishery, and navigation," and (3) a restaurant, bar,
motel, swimming pool, shops, and a parking area catering to,
and serving, yachtsmen, boat owners and others using the
waters adjacent thereto.
In another line of cases, the courts have struck down
legislative actions that authorized the use of public trust
assets for municipal purposes. The courts have held that
since public trust assets are held in trust for the benefit of
the people of the state, it is not appropriate to dedicate
these assets to municipal purposes unconnected with the
general purposes of the trust.
Considering the land use restrictions of the Public Trust
Doctrine and the limitations the courts have placed on the
Legislature regarding this issue, the committee should
seriously consider the details of the basketball arena and
Pier 30-32 project to determine if it is a legal use of public
trust lands. Without such consideration, the Legislature
could be authorizing a project that will be struck down by a
court.
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3)Details of the Project.
The project proposed in this bill includes two related
components on separate Port parcels: Piers 30-32 and Sewall
Lot 330. These parcels are located along the San Francisco
waterfront between the Bay Bridge and AT&T Park.
Pier 30-32 consists of an approximately 553,778-square foot
(about 13 acres) pile-supported structure along The
Embarcadero roadway. The Pier 30-32 platform consists of
obsolete, pile-supported pier structures that are physically
no longer capable of serving most trust-related purposes
without substantial modification and repair. Preserving the
pier requires a substantial capital investment to improve the
piles and decking to modern seismic standards.
According to a feasibility study prepared for the City and
County of San Francisco, the proposed project will involve the
Golden State Warriors rehabilitating Piers 30-32 and
constructing a new privately financed, state-of-the art
multi-purpose venue with seating for 17,000 to 19,000 persons,
capable of being used as an event venue and for other public
assembly uses, including conventions, Warriors' home games,
performing arts, and other purposes, along with public open
space (at least 50 percent of Piers 30-32), waterfront access
improvements, parking facilities (630 parking spaces),
visitor-serving retail and restaurants (105,000 square feet),
maritime access, and other related uses. The Golden State
Warriors also plan to build a team practice facility (21,000
square feet), plus a community room (10,000 square feet) and
event management and team operations space (40,000 square
feet) on Piers 30-32. The Warriors will finance and build
these improvements under a fair market rent ground lease from
the Port, and complete them by the fall 2017.
In addition, the bill imposes conditions on the project, which
require all of the following features:
Views of the Bay Bridge, the San Francisco Bay, or
both, from concourses located in various areas of the
multi-purpose venue and from certain seating areas;
Free public access to patrons and nonpatrons to
portions of the venue from which the public can view the
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San Francisco Bay;
A public access component for the pier that meets
BCDC's requirements;
New public vantage points on various locations of
the pier from which to view the San Francisco Bay;
Continuous public access around the entire
perimeter of the pier (configured as necessary to
accommodate use by the fire boat station, berths, or
other maritime uses on the pier edge, to the extent each
of those uses is incorporated into the development);
Continuous public access between the pier and the
Brannan Street Wharf, which will be a new 57,000 square
foot public park over the water and parallel to the
Embarcadero Promenade between Pier 30-32 and Pier 38;
A significant maritime program that provides for
maritime uses along the north and east edges of Pier
30-32, which uses may include the following:
o A city fire station and berthing
facilities for city fire boats;
o Berthing facilities, including
facilities that can accommodate periodic use by
cruise or other deep draft vessels;
o Direct public access to the water in the
form of a launch for human-powered vessels, subject
to feasibility and public safety considerations;
o Guest berths that accommodate private
vessels for day use;
o Water-based transit facilities,
including water taxi and ferry landings; and/or
o Use by recreational craft or other
maritime uses or for public access or public
water-oriented recreational uses facing the Brannan
Street Wharf open water basin.
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Any nonmaritime office space provided on Pier
30-32 is for use by the primary tenants of the
multipurpose venue, or is ancillary to the use of the
multipurpose venue, the retail uses on Pier 30-32, the
operation and management of the open space, and other
public facilities on Pier 30-32;
At least half of all retail on Pier 30-32 is trust
retail (i.e. visitor serving public trust retail and
restaurant use); and
Any parking included on Pier 30-32 is located
under active uses on Pier 30-32, substantially screened
from public view, and designed to avoid material
interference with pedestrian and bicycle traffic along
Herb Caen Way and the public's access to and use of the
open space on the surface of the pier.
Sewall Lot 330, which is across the Embarcadero roadway from
Piers 30-32, is approximately 101,330 square feet (about 2.3
acres) of filled tidelands. In 2011, AB 418 (Ammiano)
terminated the public trust use restrictions from Seawall Lot
330, declaring that the parcel is not necessary for public
trust purposes.
As part of the project, the Golden State Warriors will
construct improvements on the undeveloped portion of Seawall
Lot 330. The Port will convey fee title to Seawall Lot 330 to
the Warriors for fair market value consideration if certain
conditions are met; otherwise, the Port will enter into a 75
year ground lease with the Warriors for the appraised fair
market rent consideration for that site. The Warriors'
preliminary plans for this parcel include retail (33,000 to
34,000 square feet), parking (200 to 300 spaces), residential
units (100 to 130 units), and a hotel (200 to 250 rooms).
1)Suggested Amendments. The Port, the City and County of San
Francisco, the Golden State Warriors, the Commission's staff,
BCDC's staff, and, most recently, committee staff, have spent
countless hours negotiating the terms of this bill. Special
attention has been placed on making this project consistent
with the Public Trust Doctrine and to maximize public access
to and public views of the San Francisco waterfront and the
Bay. In addition to technical , clean up amendments, the
author and the committee may wish to consider the following
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amendments, which will help support the claim that the project
is valid under the Public Trust Doctrine and maximizes public
access and public views:
Conditions on the Project. Amend "Section 6" of the
bill to state the following:
The Legislature, in the exercise of its retained power as
trustee of the public trust and in view of the unique
circumstances existing at Pier 30-32 on the San Francisco
waterfront and the considerable statewide public benefit
and promotion of the public trust that will be brought
about by the preservation, improvement and modernization of
the pier, construction of a new multipurpose venue for
events and public assembly, establishment of maritime uses,
improved public access, public use and enjoyment of the
site, establishment of venue-supporting or trust retail
uses on the site, and additional public trust benefits,
hereby authorizes the Port to approve a mixed-use
development on the San Francisco waterfront at Pier 30-32
that includes a multipurpose venue for events and public
assembly if the Port finds that the following conditions
are met:
(a) The mixed-use development is designed to attract
people to the waterfront, increase public enjoyment of the
San Francisco Bay, encourage public trust activities and
enhance public use of trust assets and resources on the
waterfront.
(b) The mixed-use development is designed to provide
multiple significant views of the Bay Bridge and the San
Francisco Bay from a variety of elevations and vantage
points, including significant views of the Bay Bridge and
the San Francisco Bay from the interior concourses of the
multipurpose venue and views of the Bay Bridge from certain
seating areas within the multipurpose venue. The
multipurpose venue facility is located to minimize
interference with public views of San Francisco Bay to the
extent feasible. The multipurpose venue facility shall
provide free public access to patrons and nonpatrons alike
to exterior portions of the building from which the public
can view the San Francisco Bay, subject to reasonable
limitations based on security. In addition, to encourage
the public to come to the bay's edge, the design of the
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multipurpose venue shall provide significant free public
views of the inside of the multipurpose venue from the
outside , and the operator of the multipurpose venue shall
be required to allow the public to view the inside of the
multipurpose venue from the outside during events whenever
feasible.
(c) The mixed-use development is designed to achieve and
enhance maximum feasible public access to and minimum fill
in the bay in a manner that is consistent, as determined by
BCDC in its separate permit process, with the Special Area
Plan, the McAteer-Petris Act, and the Bay Plan.
(d) The mixed-use development includes significant
public plazas open to the public on a substantially
permanent basis that can be accessed via public pedestrian
promenades at the site that encourage public use of the
site and provide a variety of views of the San Francisco
Bay and the San Francisco cityscape.
(e) The mixed-use development includes continuous
public access around the perimeter of Pier 30-32 open to
the public year round, with limited exceptions for
temporary safety-, security- and maritime-based
interruptions, and includes an interpretive program to
enhance the public's enjoyment of the site.
(f) The mixed-use development includes a significant
and appropriate maritime program, which shall be consistent
with the Special Area Plan and shall include, but is not
limited to:
(1) A city fire station and berthing facilities for
city fire boats or, in lieu thereof, one or more other
maritime uses on the north side of Pier 30-32;
(2) Facilities for berthing at the east end of Pier
30-32, including facilities that can accommodate
periodic use by cruise or other deep draft vessels, or
other facilities that promote the deep water berth at
Pier 30-32;
(3) Facilities to enable direct public access to the
water by human-powered vessels or swimmers, if
feasible, on the south side of Pier 30-32, or
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water-oriented recreational uses facing the Brannan
Street Wharf open water basin; and
(4) Water- transit docking or berthing facilities,
for water taxis and/or ferries.
(g) Any non-maritime office space on Pier 30-32 is limited
to 70,000 square feet, and any non-maritime office space
provided on Pier 30-32 is for use only by the primary
tenants of the multipurpose venue for events and public
assembly, the venue-supporting or trust retail uses on
Pier 30-32, and the operation and management of the open
space and other public facilities on Pier 30-32.
(h) All retail venues on Pier 30-32 are limited to
venue-supporting or trust retail uses.
(i) Any parking included on Pier 30-32 is limited to 500
spaces, located under active uses on Pier 30-32,
substantially screened from public view, and designed so
that ingress and egress avoids material interference with
pedestrian, wheelchair, and bicycle traffic along Herb Caen
Way and material interference with the public's access to
and use of the open space on the surface of the pier.
Parking shall be designed to accommodate visitors to the
site and shall not be reserved for residential use.
(j) Public trust consistent events, uses and programming
are offered regularly at the site of the mixed-use
development. There shall be at least thirteen such events
offered per year. These events shall include free and
low-cost visitor-serving events.
The operator of the multipurpose venue shall be required
to make available the multipurpose venue for such events
on at least three days per year.
(k) A public community room is available at the site for
free or low cost use by members of the public statewide,
without preference to local residents or organizations.
(l) The development of the site is required to be
consistent with a plan to address anticipated sea-level
rise through year 2050, which will include enforceable
strategies incorporating an adaptive management approach to
sea-level rise for the duration of the ground lease term.
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(m) The development approved for Seawall Lot 330 includes
a hotel or other substantial visitor-serving uses that the
Port finds is beneficial to accommodate and enhance public
trust uses on Pier 30-32 and the San Francisco waterfront.
State Lands Commission Oversight. Add a new section to
the bill that states the following:
(a) If a multipurpose venue for events and public assembly
is approved and constructed on Pier 30-32, the Port shall
submit and present at a properly noticed public Commission
meeting a trust program report to the Commission on the
fifth anniversary of the opening of the multipurpose venue,
and every five years after through the term of the ground
lease for the multipurpose venue, that contains all of the
following information:
(1) A list and description of the trust-related
events and programming that have occurred at the site
of the mixed-use development and in the multipurpose
venue over the preceding five-year period, including
the dates on which the events occurred or the
multipurpose venue was made available for such events,
and identifying any free and low-cost visitor serving
events.
(2) A description of the efforts made by the Port,
its tenant, and subtenants to publicize the
availability of Pier 30-32 including the multipurpose
venue for trust-related events and other efforts
undertaken to solicit such events.
(3) A description of the maritime program on those
portions of Pier 30-32 within the purview of the Port
or the City, including a list of the facilities
constructed, identification of any tenants, licensees
or other operators of the maritime facilities, and a
description of the nature and frequency of the
maritime use.
(4) A description of the tenants and use of the
non-maritime office and the use of the public
community room on Pier 30-32.
(5) Any other information specifically requested by
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the State Lands Commission that pertains to the City
or Port program of trust uses for Pier 30-32 and that
is reasonably obtainable by the City or Port.
(b) If, following receipt of a trust program report
required in subdivision (a), the executive officer of the
State Lands Commission determines (1) that Pier 30-32 is
not being used for at least thirteen trust-related events
annually at that site as a whole or fewer than three such
trust related events annually at the multipurpose venue as
provided in section 5(j) of this chapter, or that the City
or the Port has not implemented the maritime program for
Pier 30-32 for its intended purposes as provided in Section
5(f) of this chapter, and (2) that the City or the Port, as
applicable, has not taken effective action to achieve the
objectives specified in the preceding clause (1), then the
executive officer shall provide written notice of that
determination to the City and the Port, including the basis
for its determination, and the Port and, if applicable, the
City, shall work cooperatively with State Lands Commission
executive officer to jointly develop an implementation plan
to ensure the objectives of clause (1) are met for the next
five year reporting period, provided that such plan must be
consistent with the terms and conditions set forth in
governmental approvals for development of the project and
in then existing leases and other contracts affecting use
of the site, including rights of leasehold mortgagees under
those contracts. Subject to the foregoing, the
implementation plan may include, without limitation, a plan
for improving outreach, publicity, or marketing efforts for
trust events or to attract maritime operators or users.
(c) In conjunction with the Port's report required in
subdivision (a), the tenant of the multipurpose venue shall
submit and if requested by State Lands Commission's
executive officer present at a properly noticed public
Commission meeting an informational report to the State
Lands Commission describing how the event program at the
multipurpose venue is meeting the objectives for use of
that venue set forth in subdivision (b) of Section 6 of
this act.
Further Clarifying and Strengthening BCDC's Authority.
Amend "Section 7" of the bill to state the following:
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Any legislative or regulatory requirement for findings of
consistency with the public trust doctrine or the Burton
Act trust under the Special Area Plan, the Bay Plan, or any
other applicable statute, regulation, or plan shall be
deemed satisfied if the Port has made a finding that the
Pier 30-32 development is consistent with the requirements
of Section 5 of this act. Except with respect to a finding
of consistency with the public trust doctrine, nothing in
this act is intended to limit the authority and discretion
of BCDC to approve or deny permits for the multi-use
development on Pier 30-32 generally described in this act
in a manner consistent with the McAteer-Petris Act, the Bay
Plan, and the Special Area Plan, including the authority
and discretion of BCDC to impose conditions on the permits
for the project. This act shall not limit the authority
and discretion of BCDC to enforce permits issued for the
projects described in this act.
Sunset Provision. Add a new section to the bill to
state the following:
If a mixed-use development at Pier 30-32 that includes a
multipurpose venue for events and public assembly meeting
the conditions of Section 5 hereof has not been approved
within ten (10) years from the effective date of this act,
the provisions of Section 5 and Section 7 hereof shall
become inoperable as of the date that is ten (10) years
from the effective date of this act.
REGISTERED SUPPORT / OPPOSITION :
Support
City and County of San Francisco (sponsor)
A Philip Randolph Institute, San Francisco
A Philip Randolph Institute, Western Region
Asbestos, Lead and Old Laborers, Local Union No. 67
Boys and Girls Clubs of San Francisco
Bricklayers and Allied Craftworkers Local 3, California
Brightline Defense Project
Building Owners and Managers Association of San Francisco
California Labor Federation
California State Association of Electrical Workers
California State Council of Laborers
California State Pipe Trades Council
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CAL Insurance & Associates, Inc.
Charity Cultural Services Center
Golden State Warriors
Hotel Council of San Francisco
International Brotherhood of Electrical Workers, Local Union 6
International Union of Operating Engineers, Local Union No. 3
Laborers' International Union of North America, Local Union No.
261
Mission Hiring Hall
San Francisco Chamber of Commerce
San Francisco Citizens Initiative for Technology & Innovation
San Francisco Deputy Sheriff's Foundation
San Francisco Fire Department
San Francisco Travel Association
Sign Display and Allied Crafts, Local Union No, 510
State Building and Construction Trades Council of California
Sustainable Futures
United Association of Journeymen and Apprentices of the Plumbing
and Pipe Fitting Industry
United Brotherhood of Carpenters and Joiners of America, Local
Union 22
Western States Council of Sheet Metal Workers
Young Community Developers, Inc.
7 Individuals
Opposition
San Francisco BayKeeper
San Francisco Tomorrow
Save the Bay
Sierra Club California
Analysis Prepared by : Mario DeBernardo / NAT. RES. / (916)
319-2092