doubled walls and which is great in order to get a fair rate of return change it to be a larger convenience store with foul petroleums but the auto repair shop and office something vision could be more community serve will not get you that rate of return have you looked that. >> yeah. the problem we face is that the auto repair we don't run we're straight landlords and so the deadliest between running a convenience store versus collecting rent is too big of a delta i like the fact the program has healthy choices i came back from the airport and

come down california westbound and turned on steiner and car was blocking the sidewalk waiting for people to leave the pumps i went to the second enhance because it is crowded and people having issues are ratify and safety one other comment i'd like to hear what the other commissioners say the model i think about san francisco i think about the way the project look and i envision something off i so i know you probably can change the design i'm hesitant about that suburban project in an urban environment those are the comments. >> commissioner antonini. >> yeah. i have a few questions too i forced that the contract

that you have good not allow for residential use or hospitals or schools apparently shell didn't name office use so you could have office use. >> correct. >> i'm not saying it's a good decision. >> we're not office buildings e builders. >> this didn't matter the counteracting with shell dictated to keep it a shelf station. >> no, it has to be a shell gas stations. >> i was going to ask i guess that it is not an option to keep the exist mechanical use the service part of the service station because there's not enough rent but a commercial

rent control not raise the rent on our tenant but keep uncle there you when we took over the site in 2010, the rent charged in 2005 we left stand knowing we are going to have to do this work they can't survive to artificially raise the rent the tenant won't survive yeah. i could but if i did that he'll go throughful to allow for the time is the best solution since 2010 hey we're on a month to month short term less lease but that's all we could do. >> i'm knowledge of the logics i gas up it's a convenient location on my way across the city is a big lot i'm thinking you're going to be enlarging the

size of the convenience store i don't know whether there's room for all the uses that were brought up as well as the service element and it whether it will all fit there and also i would ask about security this is approved unfortunately gas stations and convenience stories in particular tend to be the target for robberies hopefully have security in the latter hours you're closing at midnight i know of some of the convenience stores that are frequently robbed. >> actually, we have a full camera security system put in place and allow the police department they can get roements they come to us for a shot of the street for a particular

issue they're having we overall that to the local jurisdictions. >> okay. now there's discrepancy someone said 8 or 9 petroleums. >> so a petroleum one piece with two sides we have one pump with two fueling systems so we've offered as a option a 4 pumps with two sides that allows for and i stwreeld we push the pumps inside the lots to address some of the concerns of that wasting time and stuff so by pushing the pumps inside is eliminates the stacking for the garage and all those other things all the sites is large but not large enough to allow for the splapgs of those uses.

>> that makes sense one the problems we have someone made comments been the number of pumps there may be more pumps but the volume for implications is much higher it allowed someone to fuel because lifetime they're in use and have to make a circle around allowing enough people to gas up sounds good. >> we offer the extended issue of having to turn your car you can pull in in any direction and continue. >> okay. thank you. >> i think this is only the questions i had only a couple of comments in addition, i think that the xhaigsz commissioners have said how the need for gas stations and a lot fewer the ones have to be as efficient as

possible so 0 generally i'm supportive of the plan but i want to try to work with them to try to make that as amenable to the neighborhood as possible. >> commissioner hillis so that's correct i agree with my fellow commissioners this is a tough one not a gray one we like to promote but we need gags they're not the most pedestrian friendly i happen to live by oak intersection a joint we have 3 gas stations also a car wash my first question why are you selling this and building housing a much nicer space but great for california there's a gas station across the street i recognize the limits you have with is that a typical

limitations in i imagine all those oil companies liquor to put that into the doedz. >> that's not typical that was shells policy for chevron he may not have that policy when he is retiree could very well so for sell it for best use with the shells way of handling the market sales. >> on alcohol sales we've got something are you planning on selling alcohol. >> well, we can't and not property so no. >> why can't you. >> i think that is a city ordinance that didn't allow implications or those used to have alcohol so we've never. >> that actually is a photo of

another city. >> okay. so that's not. >> yeah. i saw that after i started to. >> on our 19th avenue station you don't sell bore. >> correct. >> commissioners is so the liquor sale is prohibited in conjunction with the gas station use, however they did want to pursue bore and wine they could seek a conditional use authorizations that brings up them back. >> not proposed and you don't plan on that. >> no sir. >> what's our hours of the station. >> and store. >> image we're 24/7. >> so you don't limit the hours. >> the gas station is still open. >> generallyal midnight they're not attended so there's a code that we have to you know we

won't be able to make and what about the notation you shrunk the store what about trying to fit that in i don't know if this works. >> generally not a use with the stores we don't think they marry together and all their storage becomes an issue for us. >> and what's your intelligence not we can regulate you keeping the service station open to start construction what's our intent. >> i believe we've extended his term to june 30th of this year and within a 14 or 15 day period of no rent frankly we need to

clean up the hoists and things underneath it's been a station for 0 long time and no work has been done for thirty are 40 years this can take time. >> can you clarify the size of the store because in the i think in our motion liquor 46 heed it seems massive. >> yeah. >> there's a basement and - what is the size of this store at this point. >> 21 heed square feet and the storage 0 above is is 11 hundred square feet. >> okay. thank you for planning staff that's right required to get a cu i mean

they're here because of the formula retail use. >> correct the lot merger that's over the lot size and let's see - >> and the size of the store is 25 hundred will kick them into a cu that includes storage. >> right. >> even under the. >> that's more storage than you need. >> i really don't know but the revised square footage is 25 hundred in total they'll be subject to the conditional use. >> again, if you're going to do a gas station somewhat i think fundamental i like the changes i've been to the 19 avenue store gas station you've done a good

job it works better than a lot of gas stations and the planting and whatnot so, yeah i wish it was residential we're not going to bet there and appreciate reducing the size of the store and limit the occur cuts. >> reduce the number of pumgdz. >> commissioner moore. >> so what would you mrs. please explain the lot merger the current lot is being merged part of the land that is being added. >> the existing gas station occupied 3 parcels and they're going to merge them even though they don't merger the lots they'll be develop on a site in expose of lot size. >> a gas station operate open 3

lots is that typical or something that happened over time with the merger never done. >> i'm not quite sure i don't know if i know about history of gaugs it not a typical condition but certainly the case we generally view multiple lots for the purpose of planning code and to formalize and merger the lots into one lot is part of project. >> good query the question i'll have is a question directed to you mr. sanchez is the issue about size of conveniences becoming a restaurant is a subtle point and happened to be earlier on the calendar i'd like american people explaining explanation for the proposal here. >> certainly the planning code under the planning code section allows an as accessory use to

this an eating or drinking use they can't have the limited dinging use it is limited to 5 heed square feet whatever is less 5 heed square feet and certainly been approval of the plans we have to make sure that the food use within the accessory use of the code. >> thank you my concerns across the street is a neighborhood serving store of an unusual size i love for san francisco and that store as for many, many years provided high-end groceries but by default impacted by doing something basically expedites for similar merchandise normally if you own a gas station you have to turn around to get what you want at

starbuck's i'm concerned about that composition i'm concerned about further suburban emphasizing that corner i walk all the way down fillmore i shop at moll i didn't see and walk back home that corner is an extremely difficult corner lymph like a whole in the urban fabric because the convenience portion of the operation sitting back in the lot and now further combraerg that the notation of that a hole in the fabric is larger the continuation of building type and the use identifications that looks at backwards no matter how i slice ii buy into the idea to have gas

stations i prefer gas stations in major movement corridor but this is not a major movement corridors on the steeper a gateway to the pacific heights neighborhood on the side and everything including japantown in the other directions i know myself sometimes driving to to moll i didn't see how incredible the movement out of that existing on steiner is hard i hope that will be designed around the consensus on some of the issues otherwise prepared on the hallway last week that explicit involve everybody and many, many people spoke to the missing that his we'll work

through i hear the shop operator 20 didn't have much to say if that can with resolved i'll be appreciative i don't like to see it without transitional extension of him being there i don't want to interfere with the business but based on the testimony of this gentleman and perhaps i meadows i ask those people come up with a solution that sports a continued use of the gas station but how it is done not as much emphasis on the formal offer on the table but something that is a little bit more tuned that will be two e to my liking i'll support it at

this moment i have too many questions i sat in the same seat a four years and in the end everything worked out i supported you but this commission posed a challenge for a little bit more work you did the work and found the time to continue the dialog i want to ask that. >> commissioner richards. >> i guess a question for the small business owner person the repair shop if you're paying $2,000.05 rates chargsd 2015 rate would you be able to stay in business. >> somebody did a study the gentleman that spoke earlier the rate raised in a typical manner from 2005 to today $6,000 a month rent and, yes, i could

operate at that. >> thank you. i feel like we're being put in a hard place i come into this open this was a small formula retail but i hear there's hundred gas stations involved ♪ company corporation i keep cob with necessary capable necessary capable and one of the things project sponsor you said when we worked with trader joe's they said that's not our model we're we want you, however, you have to make some kind of skoirgsz or changes i think car repair is a higher amenity than grab and go items but you could probably

have both commissioner moore's comments it is one the ones if we move to continue the item no cost to you, you're not forced to replace the pumps and it keeps going and we'll take maybe a couple of weeks or thirty days to figure out this but i chagrin you have more of a integration with the community in a more efficient way that hopefully includes a auto repair plays i'm going to move to continue this for thirty days >> i will second that. >> let me a few comments that i think because this is a operator we're seeing commissioner moore so for the second time they've

pulled off a good execution they're capable without our input pull off the same kind of quality i have faith if the plans didn't look carrier chicken scratch but i have confidence they can do that i have a little bit of concern maybe a staff question i think that maybe that is a disciplinary kind of judgment call whether or not this commission has the ability and right should decide what kind of a subsidy plant the property owner brings in if we feel this particular property owner is electing you seem great to work

on my car not choice the lot and go heavy towards the retail side maybe a laundromat i don't know if this is in our control to be able or we should be able to make that decision forcible the pertaining to choose the vendor he has on this property. >> this is before you fully as a condominium conversion this is a formula retail use and someone testifies that whole thing before you and in addition the formula retail use conditional use for the loop convenience store so, i mean your ability to dictate a specific tenant may be limited but certainly our ability to express our preferences and have them come back with more of a detailed

analysis all very within our purview and to deny the project if you don't think what they're doing the changes are necessary or desirable you have a good deaf jurisdiction over this but yes it is practical difficult to limit a certainty tenant of they maintain a service center you contact dictate the current operator stay there. >> i think more neighborhood survey i cardiovascular wasn't trying to dictate. >> commissioner antonini. >> yeah. i'm not sure what the zone is there but i know to the west some very nice condominium unit housing is not an option i was think about the option of being a second-story above the

convenience store or service station might make it is important conceptual with the neighborhood everything is one level flashlight suburban landmarking if you have additional height and maybe roofs to fit in with the neighborhood better treatments on the recovers the buildings i think everybody will be albeit happier better uses i'm not saying that's a possibility the project sponsor they're not in the office building but there are a piece of property and generate more incomes. >> let me briefly say the upper fillmore has limited use that are general office use is not allowed and limited on the second-story if they had a second-story they've comply with

the rear yard requirement they're required a variance on the second-story so it is limit in terms of some of the other uses allowed. >> okay. but i think on fillmore a lot of second-story uses already. >> yes, they used to be a much more different circumstances it will trigger a variance of some sort and the second-story uses are limited to medical office and personal service a few others but it is limited. >> we looked at some of the option to maximize the utility of the site got into a lot of issues wards to parking, we've got tanks underground do we do

underground parking we exported. >> thank you, thank you. >> did you want to ask does this not be a before and after decision we're asking questions we shouldn't be asking the plenty or applicant for i can not do thing this is is a conversation. >> commissioner wu. >> i feel challenged by this project i appreciate the project sponsor has limited did hours taken away two of the pumps i worry about there could be a service station and that's about use not the tenant still some needs cars maybe changing and service stations to the noted in 10 or 20 years this is the kind of convenient store obvious is duplicate on of him street if

you remember different stores so i could support a continuance today but i'm not sure they're going to come back with a service station so my issues are not necessarily design issues i think they've made some attempt to better design a sort of landscaping on the corner and an intention to work with the staff on the signage. >> commissioner hillis. >> imi'm not opted or supporting a continuance that would be great to get more description i get it i have the same feeling make it is important neighborhood serving but it's going to be a gas station i've yet to go to a great gas station neighborhood servicing explore

it on 9th and you howard but titz a burger king and starbuck's laughter a implication and convenience store. >> i don't know i mean yeah. go ahead i think we're allowed to ask questions if we can ask questions. >> actually at the end of the day the property is a gas station formulating so we look at items people can grab and go with and not spend all day not the parking or flow so ultimately what we found is with the gas station this works very well it supports the infrastructure it supports the gas station margins and supports the upkeep of the facility to allow us to maintain a good product for everybody in the

community we've tried various things laundry mats or fast food place this is really just things that may last for a year or two and fall off. >> i have the same notion kind of a different kind of gas station i share some of the concerns it is suburban but the fact it the gas station kind of 21 hundred retail store i'm torn on this one. >> commissioner antonini. >> well, the purposes of the turns i'm not sure i'm support it work with the spefr opener and see if there's a way to merge it would be go explore that and also to see if