What has happened on 22nd and Mission?
Below is a list of sources that report on the events related to the Mission Market formerly on 2588 Mission St. This source list primarily sites Mission Local, a news outlet from the Mission District in San Francisco, and displaced tenants from the 22nd and Mission fire.
This source list is a part of the 22nd and Mission Memory Archive Project that is collecting people’s memories of the building before, during, and after the fire. In addition, I am asking people what they would like to see on the property instead of the current proposed 10 story project.
Submit your memories in the link below.
Download zines here!
This project was made possible with the support of the R.A.I.C.E.S. fellowship with Galeria de la Raza from 2024 -2025
22nd and Mission - Series of Events
22nd and Mission - Series of Events
1990 - 1999
In 1999 Hawk Lou inherits 2588 Mission St. from Abraham Lou (Father) who bought the property for $4million in 1990
2588 Mission St.
This first fire happened the night of January 28, 2015. That night 65 people were displaced from the 17 units on the third floor of the building and 47 commercial spaces. One life was lost in the fire, Mauricio Orellan.
Mission Local states while reporting on the fire, upon their own displacement from the building, that the alarms that were tested annually passed exactly a year ago and would have expired at midnight the night of the fire.
First Fire, Mission Market goes up in flames
January 28, 2015
August 5, 2015
MEDA offers to purchase property
MEDA offers to purchase property to build 100% affordable housing units. Hawk Lou rejects the offer, and says he would like to go with a buyer that “knows what's going on in the Mission”
Meanwhile, Hawk Lou begins to receives DBI citations for state of the building.
Lawsuit on behalf of 47 tenants displaced for negligence, unfair business practices, and a “willful and conscious disregard”
August 15, 2015
Property has been left to decay for a year, firefighters determine the cause of the fire was an electircal issue from inside a wall on the third floor
January 28, 2016
At the time property had not been secured which allowed mold to build on the wall of the building. DBI (Department of Building Inspections reported to Mission Local saying that Hawk Lou had submitted paper work to begin repairs but it had not been approved. DBI spokes person, Lily Madjus, spoke with Mission Local and said it was unclear why the permits had not been issued but it is likely inspectors required additional documentation that had yet to be provided.
The City authorizes demolition crews to go into the building and dismantle it to street level due to concerns about public safety in the case of an earthquake.
The call for the demolition puts into question displaced tenants from the fire right to return.
City and Private engineers agreed that it might have been possible to repair the building if the decay had been prevented.
City orders demolition
February 19, 2016
MEDA and Community advocates call for the landlord to sell the property and maintain the right to return
February 25, 2016
March 13, 2016
2nd fire to the property
Community member and organizations came together aware that a demolition to the entire building would jeopardize displaced tenants right to return. They were aware that an alteration permit versus a demolition permit would mean part of the original building would still exist and therefore under rent control and local laws governing maintain tenants right to return.
March 26, 2016
Demolition, Picketing, and the right to return?
About a month after DBI’s order for demolition, the same building catches on fire, SFFD finding the source of this fire to be similar to that seen with squatters, but no one was found inside the building.
April 24, 2016
3rd fire allegedly by a cigarette butt flicked on to the property from the Vida apartments next door.
August 11, 2016
Organizers ask city officials to put plans and guidelines in place for repairs
November 4, 2016
Housing activist do a demonstration on Mission st stopping at 22nd and Mission
October 24, 2017
The Vida property owner, along with a land management company and a fire alarm company, file lawsuit against Hawk Lou for neglecting the property and thereby created conditions for the fire to occur.
Vida (market rate units next door) sue Hawk Lou
May 22, 2018
Meda continues to show interest in purchasing lot.
September 24, 2018
MLK mural created on neighboring property
October 17, 2018
9 Story building gets proposed
This project was proposed to be 129 units, 24 being affordable, 11 for low income housing. Hawk Lou did not accept the offer from MEDA and decided to work with Ian Birchall to develop the property himself. When asked by Mission Local Hawk Lou said he wasn’t excited at all.
October 23, 2018
Advocates continue to raise concern for previous tenants right to return. Organizers began to strategize around organizing boycotts to Hawk Lou’s meat business, informing Lou’s neighbors of his history with the property, amongst other actions.
Community opposes proposed project
January 29, 2019
The right to return continues to be questioned…
With the proposed 9 story project community members continued to bring into question previous tenants right to return. No city department has been able to give folks a definitive answer but Mission Local asked Lily Madjus Wu, a Department of Building Inspection spokeswoman, who stated in October 2018 that a portion of the original structure still existed. She says, “I’ve confirmed that per a site visit made by a Senior Building Inspector about a month ago the permit details are in line with the site condition.”
And ultimately the decision for the right to return fell into the hands of DBI and on their decision for what permits to issue for the proposed project.
July 3, 2020
8 story with 148 units, 28 of them affordable
Petition to stop “La Muerte” is created by Our Mission No Evictions
May 28, 2021
June 23, 2021
9 story building with 148 units, 28 of them affordable
The conversation on displaced tenants right to return continues. Mission Local states, “San Francisco rental law entitles tenants to return and pay their previous rent if their building burned and is repaired, but only if some vestige of the building remains. In July, 2018, a Department of Building Inspection spokesperson said a bit remained, but the department has yet to issue an “alteration” permit that makes it official. “
Meanwhile the successor building was issued “new construction” permits— overlooking the advocacy and tenants right to return.
March 9, 2021
Community members joined the pre-application meeting with Hawk Lous architectural team in outrage for the project. The community begins to refer to the project as “La Muerte,” saying that this project would be the death of the Mission and lead to further gentrification and displacement of community members.
September 14, 2023
10 story project is proposed
Tom Jue, who was hired by Hawk Lou to maintain the fire system of the Mission Market is charged with intent to defraud, forgery, and insurance fraud.
This project was proposed to be 182 units with 30 of them being affordable meaning the state minimum to qualify for state density programs- allowing the project to grow taller
September 25, 2023
The community continues to bring into question the injustices that have happened on the property since the fire and whether Hawk Lou deserves to profit from this tragedy. Some call for eminent domain and others continue to question the series of events.
November 9, 2023
MCCLA Community Meeting
Hawk Lou’s team had to hold a community meeting which was hosted at Mission Cultural Center for Latino Arts. The architectural team wanted the presentation to be like an open house and encouraged community members to speak one on one to representatives. The community refused and wanted to be addressed as one communal entity.
August 7, 2024
Updated floor plans to 10 story project with less affordable housing
The project qualified for another state density bonus which added 50% percent more units and reduced the affordable units down to 21.
February 6, 2025
Planning Commission Meeting
The project presented at the planning commission was a 10 story building with 181 units 19 of which would be affordable. Community members showed up and expressed their distaste for the project. Planning Commission seemed morally conflicted to pass the project although it means all state legislation that allow it to pass. The next planning commission meeting is set to be on April 10, 2025.
May 15, 2025
Planning Commission Meeting, part 2
Updates coming soon….