to sally, so 2a essentially -- basically take all the properties here from harrison to folsom and zone those as sally and that is the only change and what that would do the night time entertainment uses that are there would be legal uses and new night time entertainment uses are permitted and no new residential uses are personalitied and the ones that are there would be legal non conforming uses and important note. sally even though it doesn't have the name of pdr district is essentially a pdr housing and doesn't allow housing or office but allows other things, and this gives you look at 2a option. so 2b is essentially the same thing except jumping folsom street to capture the two corner lots.

one reason is because one of the existing -- it's vacant but existing night time intraim entertainment location is on the north corner there and see the club and there is another varant taking it across folsom street and 2c is basically doing the same thing, rezoning the corridor to sally, but also taking the two alleys on either side of the corridor and taking the existing residential lots and soft sites within the alleys and making them new enclave districts for residential development exercise what that essentially does, and you can't see it too well in the screen here but in the printow i believe you can. it does rezone

sally so essentially new night time entertainment is permitted, but the buffers that we spoke about before would apply to these rad districts and the buffers would extend over that corridor except a small portion of the northern corner, the soft site, so essentially all of the corridor would not permit housing but it would not permit new night time entertainment, so essentially the existing entertainment uses would not have the threat of new housing directly on the corridor, but the residential units in the alleys wouldn't have the threat of new night time entertainment uses on the corridor either. so options 3a, b, and c are similar except for the fact that instead of rezoning the corridor sally it would be wmuo, the office

district and allows a lot of the same things as sally except no residential and does it allow office, so what you get here is again night time entertainment would be principally committed again. office uses would be introduced to the area and pdr uses can still go there but again no new residential uses would be permitted and the exiting residential uses on that front annual would be legal non conforming using then. and then option b is the same concept in terms of jumping folsom street to capture those two sites and option c is the same thing in terms of fusing the zoning but introducing the residential enclave zoning within the alleys and you would get the same outcome in terms of no new night time entertainment but also no

new residential on the corridor but with the introduction of office being permitted on the corridor. the fourth option we didn't map but it was an option raised and that is essentially to kind of do the opposite kind of buffer. we have the buffers for the residential enclaves. there could be an option for developing buffers for night time entertainment uses in this corridor to protect them from new residential within a certain distance whether it's 100 feet, 200 feet. implementation of that could be somewhat difficult but it definitely is an option that could be looked at and because it had various parameters didn't work out we didn't map it and we feel the concept is fairly straightforward so a quick explanation of the alternatives without trying to be too complicated because they can get

complicated, but i also wanted to give them an opportunity to give remarks how the task force came to the policy on night time entertainment use within the planned area. >> thank you cory and good afternoon president fong and commissioners. jim meeko, chair of the western soma task force. there is a section where cory summarizes goals or principles behind the plan and mentions dealing with incompatibilities with entertain uses and the rest of the plan area. that kind of oversimplifies the case. it was much more important for us to deal with the broader issue of

compatible and incompatible useds, and as kind of the test lab for mixed use in this city we are the first mixed use district that was established in 1990. we have a pretty good feel as to what works and what doesn't. clearly our goal is not to banish any incompatible uses. our goal is to figure out how to deal with all of them. you're going be hearing a lot more about this as the central corridor plan comes before you because at its extreme, and i might add in a rather pollyannish way, they tend to put a lot of potentially incompatible uses all together. you will have housing. you will have office. you will have

pdr, and you will have night time entertainment, and when they get to discussing how they're going to make all of that work i hope you will remember the discussion that we're having today. okay. everybody loves fun. you can't be against fun, and night time entertainment is an integral part of the fabric of south of market, so let me make it very clear from the very start there was never any notion of restricting -- putting on any additional restrictions on night time entertainment. our goal from the very beginning was to ensure we would find a better way to make it work together and everybody is full a lot of good ideas to improve what we have. nobody wants to poor cold water

on them but unfortunately the good ideas tend to involve somebody else's neighborhood. now we're talking about our neighborhood here. nobody understands the impacts of entertainment like the residents of south market. we have the greatest concentration of place of entertainment permits in the entire city, so no matter what anybody tells you south of market has the greatest concentration of places of entertainment of permits in the entire city, and they haven't been here for all that long. the night clubs actually began to come into south of market in the mid-80's. it's kind of a consequence of the aids epidemic that with so many deaths, gay bars tended to close, and night clubs began to trickle in

taking advantage of the opportunity of a lot of vacant space. south of market kind of went through a cycle for many years it was working class bars going back to the 1850's and going forward. working class bars morph into the gay bars which began to really proliferate in the early 70's and then as i say as the aids epidemic decimated our community when you lose 50 people a week you lose gay bars too. the influx of night clubs was not without conflict. leading to the 1990 rezoning the filipino community took a strong stand they were offended by the impact that night time

entertainment was bring to their neighborhood. the alleys around 11th street and the other residential enclave districts are full of working class filipino families and children. as we go through the plan i hope that you recognize something that many people don't notice the residential population south of market lives in the alleys and that's why the key goal of the western soma process is to improve things for our rads. the conflict between night clubs and neighbors got due to the worse state in the 90's when gavin newsom proposed a night time entertainment zone. at first he was talking about 40 square blocks and eventually

scaled that back to 11 ethstreet but the conflict between the night clubs and the neighbors got out of hand. countless clubs were taken to court. the residents in the area primarily the newer residents were certainly used to quieter surroundings and they certainly had the means and the law on their side to take many venues into court. on the other hand, the entertainment community fought back harshly when they felt the clubs were under siege and lead to at its worse a clear case of arson on the 15 unit residential building that was under construction at corner of 11th and harrison street just before it was ready to open it burned down to the foundation.

the 1990 rezoning is predicated on opening south of market up to a denser residential population. you hear the same thing all the time, and that is a foundation of the current western soma community plan before you. we were actually given some pretty firm numbers of residential units that we should produce, and in fact in the eir we even created a higher growth alternative at director's ram's request to meet a higher threshold because the original eastern neighborhoods proposal for our area did not reach that kind of a goal. entertainment at the same time in the 1990 rezoning was recognized as something that was worth preserving. preservation is the key word here. entertainment

community is worried about losing their clubs and that is the further thing from our minds is to threaten any of the existing clubs. entertainment was grandfathered in. that means it's here now. it's here to stay. residential became as of right and that's throughout the entire south of market with the exception of the slo zoning areaand i understand and i was

involved with forming the entertainment commission so i understand entertainment issues very well, and i am not the enemy of fun. in eight years i think i supported every permit application that came before the commission with the exception of maybe three cases. what actually threatened entertainment in this city first of all are police and abc related issues. zoning has nothing to do with that. if you're creating noise or nuisance or out of compliance with your conditions you're going to lose your permits. demographics have changed. the internet has introduced alternative options. not

everyone drinks anymore. unfortunately my cardiologist won't let me which makes me very sad, but for baby boomers this the most unattractive thing. and younger people have developed many other options for their social life in terms of entertainment opportunities there is much more of a blend between the arts and entertainment where you see more art galleries that have periodic events with live music and so on, and you also have a lot of alternatives to alcohol related activities such as the proliferation again of gyms,

health clubs and i think for every block in this city has a yoga studio on it. clubs are sitting empty south of market as a result and a change from the current non conforming status to that is not going to make a difference. changing from non conforming to has a right fully permitted is not going to allow the clubs to be any noisier, to be anymore outrageous in terms of their impact on the neighbors. either way they're zoned the same standards are going to apply, no difference. down zoning the neighbors which most of these options would result in is not going to stop them from complaining whether they are fully permitted or non

conforming, conditional use, the neighbors have every right to complain if a venue is out of compliance. basically this has been written into law for a thousand years. the basic man's home is his castle now translates down to everyone is entitled to the peaceful and quiet use and enjoyment of their home. the western soma process as we described at our first informational hearing was a process of inclusion. the arts and the entertainment are represented on the task force. we had three town hall meetings. entertainment was on the agenda for each of the meetings. 200 or more residents and small business owners and entertainment people participated in each of those three town hall meetings. i can fully admit at the first town

hall meeting tensions were throughout the room. there was a lot of tension, a lot of anxiety because neighbors were afraid of what was to come and the entertainment community was there arguing for more certainty. i can credit chris shaffer and the professional facilitators that she brought into that town hall meeting to kind of tone down the tension and the anxieties and instead turn people -- everybody involved there on more to a simple problem solving path. how do we make these potentially incompatible activities fit within a greater community plan? and i must also credit terrace allen who was the first entertainment representation of the task force because when we first began to meet in the arts

and entertainment focus group which we met for almost a year terance assured the neighbors the entertainment industry had no intention of asking for an entertainment zone that they weren't asking for special zoning configurations or anything. they simply wanted to be included as part of the great mix use community and to be treated accordingly, and on that note that really eased the tensions and we proceeded through the whole first years of our process in a very cooperative vain and basically drafted the outlines of what our entertainment policy is that is before you today. upon adoption of the 1990 zoning when residential became a fully

permitted use planning in the city basically put out the welcome mat to residential uses. you basically said you're fully permitted as a right. come down to south of market. buy a home. buy a property. please expand that property. this is not the scenario you've often heard where people move down to the area of an airport and then move in at the end of the runway and they're surprised to find out there are airlines taking off. this is sort of the reverse of that. they moved down to a neighborhood where the city said the welcome mat is out and then the airport moves to their backyard. that's a little bit different, but our basic policy was we're not going to pull the welcome mat out from anybody, not from under the

entertainment industry or from under the neighbors who moved in and bought property and planned on being here forever, so the basic premise of the western soma process was no losers. everyone starts off with what we got going right now and then we will work on seeing how we can enhance that for everybody. the sally proposals that cory presented to you was one of the early suggestions that came before you but basically they violate the fundamental principle. everyone started off as equals. we didn't do anything del trimental to the entertainment community and they shouldn't be asking us to do that to the residents. this next one is an interesting suggestion and i promoted that on the task force but planning

department came back to us and said it would be extremely difficult to configure because if the entertainment -- if 11th street corridor remains in the wmug zoning area those buffers would have to apply to every night time use in the wmug and that would dramatic's reduce the housing we would be able to produce, so we dismissed those. we explored many other solutions. in fact i told you before. on the entertainment we had more than 60 meetings. 60 meetings publicly noticed devoted to subject of entertainment. the organization c mac, california music and

culture industry were notified of all of the meetings. terance allen and shawn manchester and president of cmac and rob remedy and runs the clubs in the city and the director of the entertainment commission got an email every monday morning throughout the process telling them what we were discussing and they choose not to attend 60 meetings of the task force that addressed entertainment. those who did attend representing the entertainment committee did have some difficulty trying to frame coherent solutions, but at one time or another almost everyone on the task force tried to assist them, offered solutions. between 2008 and 2011 this last

stage of our process the entertainment component was beefed up significantly, but to them it was never good enough. understand what the western soma plan does provide. a continuation of the legal non conforming status north of harrison street. every club that currently exists is guaranteed rights to continue to exist forever. no dangers that we will lose any of the existing night clubs. stronger building code standards are written into the plan and placed the burden of sound proofing for venues. clubs as kobe mentioned will have the rights to expand. would change the club to allow non conforming status to

continue on even beyond the demolition of the current building and continue that entertainment use after new construction is completed. we allow all forms of entertainment for expansion in the new area south of harrison street. it's just a logical extension of the purposes of the sally zoning district to have the service and light industrial uses with the prohibition of housing units it seems like a natural extension if the entertainment industry does need to expand sally seems like it's the place for that to occur. i'm sorry. we also welcome entertainment to be part of the folsom street commercial corridor through limited live performance. we don't increase residential capacity along 11

ethstreet in anyway and i think that is very important to note, 11 ethstreet. we don't increase the capacity for residential in anyway and as cory mentioned again there are maybe one or two soft sites. there is the famous purple building. i don't know. maybe one more soft site where there is potential for residential development. nobody got everything they wanted throughout our process but this say community plan, not an entertainment plan. all things considered i think the entertainment industry did pretty darn well. let me kind of reiterate here. western soma already has the greatest concentration of night time entertainment in the entire city. a change from non conforming to has a right for night clubs won't allow the night clubs to be any noisier.

down zoning the neighbors will not stop them from complaining. the sally proposal that cory presented violates fundamental principles of fairness that are the basis for the western soma plan. buffers around existing clubs are impractical because they would imply to the entire mug area and drastically reduce the housing produced. the western soma plan is the first major rezoning to include the issue of entertainment. eastern neighborhoods did not even address it because as dan snyder told me in the past if they brought up entertainment it would blow the whole plan apart. they don't even address entertainment. we do. >> i want to make sure that our commissioners get a chance to ask you questions later and i think you've did a very good job of repeating what mr. teague

has properly presented. >> one final paragraph. >> okay. >> the proposal before you is the best effort of the entire community to balance entertainment with all the other competing interest that go into making a complete neighborhood and that works for everybody. thank you. >> thank you very much. i appreciate all your effort on this. >> thank you. >> >> thank you jim and hopefully we have a good understanding of the entertainment issues and the scenarios that are available for consideration. can i get the overhead again? so to pivot a little bit away from controls and zoning entertainment and talk a little bit about implementation in terms of impact fees that maybe generate and what they maybe spent on. you have the implementation document in your packet. i put

out one table that concap laits the major components there and the projects call out in the plan, some rough calculations of the projected costs and comparing that to the amount of revenues as projected to be created within the planned area based on the growth projections, and before i get into detail of that i think it's important to note that a nexus -- they had their own nexus performed and it very much fell in line with the structure that eastern neighborhoods currently uses. used a lot of the eastern neighborhood information to come to conclusions and implementation document because it's basically going to fall into eastern neighborhoods so i want to make that clear it's not pa