housing and planning level that's fin we can do this as a high-level policy i want to emphasize of the short-term rentals we have a new prelims writer the stronger that can be the better it's doesn't no critique no suggestion language but as i said earlier this is a difficult thing to implement and the stronger our implementation measure in the housing element the better for you what i found very interesting is to hear really the kind of litany from our spur representative i'm not here to agree with the hawk or the spur on the housing element but to hear kind of yes, ma'am fascinating made we need 5 thousand dollars a year that's noted what the housing element says you need 5 thousands elements a year in fact, 60

percent of the housing that we're supposed to be prouts in the kindly is below market 60 percent not 5 thousand a year rejectingly but 5 thousand to low income and middle-income units we only produce will 25 percent housing below market in the last cycle so we draw firmly with spur that is about throwing more housing what kind of housing and who it is serving that's what the heirs element is for if you take it at that level there's smart policies that could be taken seriously and lastly around process we have process improvements and process is not the problem the problem

is getting our market and affordable community to get that thanks. >> is there any additional public comment. >> okay seeing none, public comment is closed commissioners commissioner antonini. >> thank you some very good work on part of staff i will agree ass as it's been the housing element is a guideline it's an overarching statement it gives us an arena goals radio only goals and what's suggested but do not dictate assignments each project has to be evaluated on its own merits and to produce where there's money to produce if we end up with a higher percentage of certain price ranges of housing because this is what can be funded

a couple of things i want to thank ms. mohan for changing the policy 4 point had the language is in there what happened with that in the earlier housing element there had on a preponderance of ownership housing that was built and but we have to be careful to build enough rental housing you've changed the word ownership to rental but you made the same intent to make sure we build enough rental housing but it makes sense in terms of the mr. star please be advised that the chair may order the removal from the meeting room the way it's written is better a few comments on the changes i agree with the language going in there we have to be careful just because demographics change in san francisco didn't mean that will

mean displacement animals people live in dump i didn't unit and have been combrepd and royals they can go to south san francisco and get a safer and cleaner synthetically staple and electrically plumbing and compliant unit they stay longer basis of our strict rent control units and passed on behalf of the owner and almost no rent increases but ultimately it becomes a to fight because people have stayed for so long and the evicts are occurred to upgrade the rentals especially with the soft story we're going to have to be careful how the

costs are met when we talk about real displacement as opposed to people that move to neighborhoods that find some for the same amount of money also in section a housing we talk about the land we talk about the concept particularly in the west side thank you, mr. cowen for bringing up this we have to build our requirement single-family units will be terrific that's what children want one thing some of the lands should be working with responsible developers with clear restrictions on the quality where it was build they would be given the land for maybe a dollar historically but restricted to our price for 3 bedrooms and two baths and 22

hundred mosquitos needing $20,000 wooul you'll have to work with the numbers this will allow people to come in and own their own properties not property that have restrictions and shared equality you'll give preference to city employees first and people that work in san francisco young man that came from richmond brought up a good point we want to get those people placed in san francisco so they're not polluting coming in san francisco so this strategy should be worked on i agree with spur important the metering it didn't make sense you get more housing you only get fund to produce affordable housing is through market rate housing so that's what we have

to build as we build more housing 90 in san francisco we have to look at the numbers i agree with mr. cowen as you have a higher percentage of market rate you housing let's looking at the income level and rise our strategies so the numbers reflect the population in san francisco we're not building for something in the past and then the other thing i was going to comment on the section 6.13 and 4 on homelessness i think those policies make sense i want to make sure we avoid policies that will furtheres bat the problem by having more people that are homeless coming to san francisco we built tons of new homeless housing but the

numbers of homeless still remains so there are more coming here part of the problem that is the most expensive place you could possibly live and if you have limited means or ways to acquire income it is the harder place to have enough to afford housing that's one of the challenges to help we don't want to make the situation worse so those are any main comments the only thing i want to add we're discouraging the loss of units we have fewer messenger but messenger are not also bad they create larger units for families there's no right or wrongs answers we have to evaluate each situation.

>> commissioner johnson. >> thank you very much just a couple of things i agree with a lot of the comments that were made the housing element is a general policy documentblast about what we approve on a basis that's how we determine move forward i won't repeat those but is first one i have a correction i think to make to the amounted to the environmental impact report when it talks about the facilities and the need for the impact of the housing element on the need for library facilities part of response was that the 2009 housing element will not - or the construction of housing units it it complies with the mitigation development fees about but in did he we adjusted our impact fees to take out the library facilities we had

various reasons for doing that so changes in mitigation and developer fees will not impact the ability of the city to provide library facilities i think we need to correct that in this document if i can get a node from something okay fantastic second thing i support the additional e rot submitted today for the 2014 housing element but one thing that i kind of had been trying to see the first time we've talked about the heirs element the addendum or the changed to the implementation measure one and think strongly about implementation excuse me. implementation measure number 95 talks about the transit effective project and the planning department and the mta will coordinate development in the transit effective

development but i think that we need to make that a little bit stronger and say that the department being the planning department shall provide annual report on the progress again with the transit effectiveness project one thooirng thing i've seen over and over other developments in the neighborhood plan is there's this dream out there for the transit fetchness on an interim basis we have no way to match the process and what that results in is public and neighborhood groups coming in and saying they're not getting the benefits especially the transit along they've helped to agree to you that providing that report was really allowing the department and allowing us as commissioners to be able to

say yes transit and land and rattling development are on straight tracks but we have a mechanism for saying that we understand that the track that transit and transportation are on we know where we or so getting a little bit closer to have a converged process in the city i'll stop there and say it that something we can implement measure 95 so is the department - i'll pause. >> i'm sorry commissioner johnson are you suggesting we have an prelims or part of an implementation measure. >> i think she's referring to

implementation 97 around the d e p you're suggesting we'll likely do the housing industry we might come and talk about 9 prelims of pe p i don't want to any public comment? for for the director >> i'm looking at 95. >> are we talking about the d e p. >> can i add one comment rather than saying as the a specific report rather than a regular report to be that specific i mean. >> i'll agree with that so ideally i would want this to be at to the quarterly housing development report maybe some kind of

kind of app so at least annual you kind of see the work plan that's kind of what i was thinking i feel like go regular it was like the last time it was three years ago. >> sure we'll add the language and work out the exactness. >> and again not to put a burden on staff maybe the mta coming to us fantastic and the other thing i wanted a couple more things we have one public commenter the heirs element there are i appreciate that the completion measures and the mrooigs mitigations are good to provide flexibility around how we go about more affordable housing and how we go about land use development and taking out

language that takes out changing the ownership and says ownership i think changes are a lot a easier in terms of the policy document but i wanted to point out a public comment they're going to have their own you vial valuations so we're seeing building that have lots of rear yards expectation and the mayor's office housing group talks about the typical surveillances that are add for more density and it's a a good program to implement locally i want to make it known that is something that may have an impact and we'll be looking at that will specifically not just added to our housing element thank you very much. >> chairperson wu. >> i also want to lend my

support also to the e rot that was found out happy to see prop k mention there was a lot of mention last year of prop k policy for how we address housing glad to see this is recollected in the housing element and also the jobs i think that sxoks ask pointing out the three of those being up in terms of development guidelines is one of the budget i biggest challenges we're looking at i know that our conversation on prop m will be coming up that issue is key to keeping it in balance with that i move to adapt he recommend the board of supervisors adapt. >> second. >> commissioner moore. >> i want to add one comment we've received the letter from the lady i asked the city

attorney for clarification it is very confusing not being a lawyer and not having the full insight to please clarify for this commission what our actions are. >> sure deputy city attorney susan cleveland i think the letter applied that the ongoing litigation in 2005 and 9 f e r would somehow preclude the commission from acting today, however, the california quality act states this policy agencies should treat the environmental documents as valid and less until a court signed otherwise, it is not exterminate to act the court of appeals for maybe a year there's no reason the constriction can't act today to

approve the 2014 housing element given the litigation there is some risk the court of appeals may find american people impact either of the 2004 and 9 f eir they'll make the ruling to determine the appropriate next step. >> i appreciate you clarifying that i don't believe that putting a hold is an answer to our issues that cannot be resolved but custom 86 not updating the housing element is not updating the policy is a much for delinquent act i believe that the e rot and what's been present by those who have worked hard with each other in the last month is sufficient

to provide a k3406b9 thing in the document. >> commissioner richards. >> i tend to agree there is a lot in this document it's a guideline as i met b with staff yesterday it's more of a mirror what we need to building striving for but on the same hand i'm worried about about the 60 percent affordable that is low to moderate income and the cost of production and the rest of those individuals and families that can afford and it is possible to weigh more those individuals have either we're going to have to do something around the $7 million gap or do something around reducing the cost of construction it's a meier into the future and not liking we what we see i think

one the issues i've brought up is such the pace of change around supply and demand and prices you know personally i've seen people over paying for housing i think it is creating a margin under class of people that that have no curb on there's health care costs and especially people with sickness i think we have to try the changes we're going to have to fill a gap if possible and mr. co-ken said 60 percent to produce housing for different income levels 2022 so there's a lot in there that's my thoughts. >> commissioner johnson and

yeah. real quick chairperson wu your motion to approve the housing element included the ones identified. >> yes. >> okay. good. >> do i hear a second. >> it's already second. >> thank you commissioner moore. >> i thereon recent a suggestion we read the exact language to capture our idea in the record and i've want to clarify do we want to use the word annual okay. we're comfortable. >> can i make one comment deputy city attorney susan something so specific is not a usual you know to put specific requirement on the city usually that's up to the commission whether you want to put that in there but it doesn't give staff much discussion so it's not

coming out at on appropriate times i want to say that's the specific requirement for the general plan. >> the reason i want to put some sort of time band we have it for quarterly timeline report part of the point to have some sort of matching of the pipeline to the progress or whatever progress against the cbc through needs to be a band at least by the commissions regular report we'll have to pay attention. >> read the language i've drafted and see if it work the department in incorporation with the mta shall provide annual updates to the planning commission on the implementation of the t e p; is that right. >> we'll having add that to the implementation measure.

>> commissioner antonini. >> another strategy i've heard of and failed to mention the idea of requiring higher percentages of affordability in certain projects or perhaps in an area plan in return for allowing the income that can be earned by itself purchasers for the hoerments units this addresses the middle-class we're losing many of them are in between one hundred and one hundred t percent of income two earners they can't afford maneuvering but make too much to qualify for inclusionary housing if they can charge a higher price and afford to build in a much higher percentage that

would be restricted it that income level we'll have to explore. >> commissioners is there a motion and a second with the recommendation to the board of supervisors as amended to include the course of this trial e p arrest commissioner antonini commissioner hillis commissioner johnson. >> commissioner moore commissioner richards chairperson wu and president fong so moved, commissioners, that motion passes unanimously 7 to zero. >> if i may this is a major milestone on this many year process if you'll allow me to thank the staff that have been involved i know we have to get to the board of supervisors but there's 10 staff that were involved in one form or another

(calling names) so my thanks to all of them. >> maybe a clap (clapping.) and audrey i'm sorry sorry. >> commissioners that places us on item 13 c at 4 hundred alabama student a conditional use authorization. >> good afternoon commissioner president fong and commissioners doug with the planning staff this is a question for a condominium conversion to establish a grocery and accessory restaurant.org those the guest community market the ground floor of the industrial building on 400 alabama street arguess community market will

occupy seven hundred and 75 thousand square feet and the parking spaces that provide for customer use the approximately 4 hundred and thirty restaurant space will allow customers to get the food prepared and served on site through exterior installation of new windows and seem will be implemented at the facades near the entrance on harrison street from 7:00 a.m. to 10:00 p.m. daily and the grocery store offers food and non-food commodities the sponsor wants permits for beer and wine on site and distilled for offsite the project is located at the

southwest corner of alabama if the production under the par zoning district 24 thousand 9 hundred rectangle lot is developed with a 51 thousand plus industrial building including the before mention it is currently vacant and last occupied approximately six months ago as a passageway industry center the server is occupied by tenant are the surrounding neighborhood is moderately mixed in company on pdr lots that provide storage distribution and light manufacturers the ground floor retail uses are present within those believes that support those biz businesses in addition

to the live work unit located on the soured upper mixed use zoning to a lessor multi residential have 1kr5r9d thought the area and arranging zoned as noted in staff report the department has received 5 letters from nearby organizations and places since the packet was published on january 8th the department has an additional 9 letters 7 that support and 2 that express opposition to the project after analyzing the aspects of the project the staff finds that the market on became panel street for the balance necessary and desirable for the following reasons project will not displace tenant that occupy a portion of the building vacant and activate the

building that offers goods found in the grocery store project will create employment opportunity opportunity for san franciscans that excludes 50 to 60 full-time and part times the majority of the resident will benefit guss market will serve the immediate neighborhood and i and it subject to the general plan bans those findings and in the draft motion the department recommends approval the project sponsor is present and has prepared a presentation so that that concludes my presentation. and i'll be happy to answer any questions. >> thank you project sponsor please

please. >> good afternoon, commissioners greg miller for the project sponsor the family i'm joined here by 4 members of the family and also the architect and the project aktd as well as the landlord of the project i won't repeat very eloquent statements mr. wu made buyouts project we're here for a conditional use just slightly under 10 thousand foot grocery store but i want to talk about the project sponsor and the family those are third generations san franciscans they've immigrant in