levels and cost is a factor but there's a lot of things that under the influence people's choices the size of the housing where we can find it at the cost having children or not where can i go if unite not curling making what i want or move to a place there's work for my skill set the 60 thousand people that leave san francisco every year we've heard in the statistics in a logical way had this is impounded we're a tiny peninsula with water on 3 sides we're not going to be annexing land soon many of the people i'll give you records from my charts are moved to the pacifica daily city

brisbane colons closer to jobs in san francisco with you looked at this as a result huge loss of people where it is a regional problem and trying to look at be affordable issues on in san francisco and treating ourselves like an island differentiation x district attorney make sense we have to work in areas particular close to us to provide enough housing oftentimes where there is more land and lower costs for the los angeles police department it make sense to do that along those lines i was looking at the statistics for the changes in san francisco and we sort of were using the year 2000 as baseline the city has been around for hundred 75 years more or less and the income ethic

composition from the last few years is a disparity because san francisco has been different foremost of the period than what it is today as far as the income statistics relative number of people income levels and ethnics is different i don't think we can micro manage where people are going to live we can acknowledge try doing everything we can to provide the housing the demand is minute missed mr. egging began says if you build the high income people are here and continue to be here and continue to come here carl said in this week's chronicle trying to stop the studying tied the demand is here for a lot of

reasons people are golden state to people like seattle and three or four others but we're the top one this is going to continue if you don't build housing they'll build or rent the housing hail find a way no matter what we do they'll do that is the first thing that's important also on a side i looked at our ethnic changes and people of hispanic origin were up 6 percent over the years to those who have lost to hispanic population that maybe the case but may not be the same people often groups in the mission that are crowded and older hours as housing passes

from generation to generation they move to other parts to get a single-family or more space less cost it is a shifting than country i think people make discussions we can do a certainty amount of remedy this but to keep it clean and safe that's my biggest concern and the other thing that was brought up my final point when we talk about solutions i think we can build a lot more affordable housing with the income levels of middle-class it is the group it is lost particular with families if you're trying to subsidies a unit for someone that is making hundred and 20 thousand it is a lot less from this low income unit that has to

be solid or rent at a lower level so as the. level goes up it more doable and addresses that same group that maybe leaving the city or competing for some the existing housing stock but i think we have to we're not going to change what is happening we can try to adjust our policies to try to moderate that but to allow as many people as soon as possible to live here people will not be able to stay here indefinite and maybe not want to. >> commissioner richards. >> i made several notes, please bear with me it was an incredible item i think on the agenda will any public comment? to what the role of the

commission can do in terms of informative i appreciate it i'll call on mr. egging began later but a couple of thoughts before i go into the punch lines transportation was a key issue a noktsz article around low income people and transportation keeps them at the low income rung they spend so much time to get to and afro-from jobs it per 8s so a single mother takes a long time to get back and forth to childcare and there is a social impact of transportation and the last one is the environmental

impacts to go far didn't make sense we saw in the lack of transportation is a business issue they can't staff enough workers to run a retail store because of the bad transportation and people want the jobs but can't get there secondly enforcement i'm a big advocate i've talked to supervisor kim last night and mentioned to see supervisor wiener i know we need to use a little bit more stick and less indicator on the enforcement i've talked to developers and basically did words were some of the penalty we get for breaking the rules or included in the cost of business that is incentivizing people to do something they do not want to and convert and pdr space and

ask for forgiveness we sat in a room fill of people in the mission pdr spaces is converted to office and they're going to come to us for permission so it is a real issue especially in that neighborhood seniors were mentioned and n another times article you know as i had my mom's 90th birthday for her to get from the street into here with no where to sit is issues we should be looking at this how can everyone have access to a project this is not designated to a handicap person but i wouldn't want that happening to me we need to look at the design especially in public areas i guess a question i have of mr.

egging began i heard you say correct me if i am wrong on the affordable housing numbers were kind of damned if we do and damned if we do not it's impacted coming up would be great high wage earners what we consider more affordable housing; right? however if we don't build affordable housing through market rate housing so is that a good paraphrase and commissioner that is true the second point i didn't make i was trying to make the point if we build affordable housing the household that gets that has an objective immediate benefit if we keep the upper hours from

spilling over and occupying housing then the opportunity for price benefits that specific to low income households so it targets that directly at a group in san francisco this is the highest affordability challenge the problem is there is so many demand at the upper end that especially it is out stripping in terms of keeping up with the demand for market rate housing >> so if we look at the pipeline report and we produce 22 percent of the market rate housing that number might not low. >> i believe that concept of need comes from the republican in a process not from the affordability needle. >> i have no political agenda i know to put the pieces together

on the turnover the rent control units you're taking one 0 off the market case in the a latino friend is leaving in june and they'll up the price to $4,500 no one what afford it i think you i want you to include in our daily analysis. >> we've certainly included that the reason you have low income people spending 46 percent of their income on housing is because of the controls i sure you there will be someone we've slooutd studied the rent control market people will pay 45 hundred. >> you're thinking cheap i guess i have a question thank you. i appreciate it for mr.

cohen please. so i sat in the room of folks in the mission wisp talking about different ways to fund each other and the impact of market rate housing on rents and displacement he can you know evictions and the topic was around the nexus study do you think there is a way to draw a transmission between displacement and affordability if you do how would you do that. >> this has been there's an intuitive nexus it is called indirect displacement and it is something we've talked about with the planning department and come up in the past i think there is some ninl around the edges on the topic i

think this is actually, the type of study the city should do a question that begs an answer the challenge, of course, is this kind of relationship nexus studies are typically saying something it done and draws a cause effect will come over here the idea of displacement as a result of market prices rising as a result of capital investment done the street a rental housing goes up in price the cause is the mitigation requirement is a challenged folks eir i intuitively understand and people want to see hard data. >> absolutely. >> we at least look at that i mentioned in the other night is that the other night i didn't

get a chance to go into it. >> commissioners or commissioner to emphasis emphasis the potty feel like some things have been studied to death that question deserves a study from some standpoint it begging the question and maybe folks are proven completely wrong. >> but a risk. >> no relationship too the mandating and the rising rents maybe it demonstrates a relationship what appears to be a standoff. >> i think any fellow commissioners agree that kind of data would be important to know without the to data you have the said she said stuff one question

mr. cohen anywhere in the world this study has been done. >> i think there is ninl around the edges. >> so anyways that is something i want to put on the lift to try to get money for with the board of supervisors. >> i think the fundamental issue we're talking about here and by the way, i have to thank peter and others we want to i think you're absolutely right there is it's time to have a more forum to have that the issue you're the costal relationship the actual structure of the housing or the demand this has the renal effect that's the disagreement and

where i - the challenge we have right now people are moving here el even though we're not building housing. >> right and i think that is a fact right we can look at the numbers the consensus bureau numbers are what they are i think there's a number of reasons the cause and is it the cause or demand or both that's the question you're trying to get at i don't know of a study. >> go ahead. >> one next point i'll wrap up. >> i'll say the other body of research that is promising is the jobs fit analysis and new terrain chris is now at santa cruz and has a whole research team as well as berkley have been digging at this question about the apply we get up here

and challenge this but throwing unit at the wall not everyone needs the same amount of money the fit between a growing workforce from the janitors to the upper management and the supply is meeting the need is an important question how to solve that or control for it is a question of policy but understanding the patterns are very, very insight if he and i'm sure ted will tell you not packaged but that kind of methodology to keep keep on the radar screen. >> i managed a group of hundred and 15 people mostly here in san francisco a lot of the people in the organization they made a fair amount of money the medium

$90,000 but couldn't afford to live in the city some lived in selma and other places there was a lot of heightened costs i have to leave early i'm late for work there's a cost to the business an economic cost not only a social cost my last thing you have toolbox to effect change the concern i have is in a normal market that we can make those changes and hit the effects as they come or anticipate them but in this market it is i feel like we're overwhelminged we approve a proximately and i kind of think the commissioner said it but to

me the characteristics of it we need to take action a little bit faster in a more quickly way, however, you can dodd do that in this type of bureaucracy we need it thanks. >> comments commissioner wu. >> thank you i really want to thank staff for this presentation and commissioner president fong we've been working with that staff on this 6 to 9 months i'm happy we're finally talking about equality as a goal we have talked about displacement i think the fact we've said those words at the planning commission is a small but important victory for me so i ask we put this on the website for more access to the public so i want to say that san francisco has been a leader in dealing with those issues for a

long time and we should continue the push ourselves to be a leader the fact if the nation is dealing with the champs and the whole region dealing with those challenges didn't mean we shouldn't strife to be the best our work on inclusionary is asked or around the nation when mr. kelly said there was 60 thousand people leaving every year i trust you but i think you said the wrong number i was shocked i think more everyone commissioner antonini people choose to move out people have been forced to move that is a real problem i do want to ask i think the representative from the rent board still here if we have numbers on how many rent control

units we lost maybe a tough question i know we didn't have rent control unit and new person moves in is important for the stabilization of that family if we are shifting towards the preservation of people wanting to stay is an important. >> question. >> the numbers are not as you expect expect since we have no vacancy controls we never needed a registration so we have rough numbers offer people that pay the rent board fee so when we look at those numbers we're taking the rent board fee and dividing it by the annual rent board fee and get the number of

units that paid and didn't get a refund we've been publishing that as one of the performance measures since 2006 in 2006, we have hundred and 80 thousand 20th century hundred rent board payment and as of 2014 about hundred and 73 thousand rent board fee paying units this number is not great there are many factors such as a section 8 and going into rent control and the other way. >> thank you even though this is a loose number it is helpful to get a sense of magnitude i wanted to just added a cough more points so on this question he think we're going to have the next discussion about tools if there can be more tools to talk

about how to preserve the existing stock that will be helpful it seems like we talk about it when we look at the demolitions or conversions and see those others drs we're very tired so there's not a discussion about that is it that we should get consistent reporting on lost units i want the staff to look at that and helping us make the connection this is now getting into the production between the individual projects and the topic today, we spend the bulk of our time an individual projects; right? many will be in 9 upcoming months and years i feel like i know there is report looking at the general plan or alluded to the housing element

it is not clear how we can grapple with this issue when he see the projects week after week and lastly i'll make a plug for you can towards the regional solution i don't know who too much about a bag but there's the poebld to join with oakland and santa fe and push the other members to do their part many don't have comically housing elements or not doing that so i know there is is disparity at the regional level we're talking about affordability here but the smaller city and counties cities are not wanting to zone the land to do enough housing so how can we as the big city push those other cities thank you. >> thank you

i'm not sure going to say anything that was said this is the beauty of san francisco you'll have us have our ideas of how san francisco should be a lot to how you were growing up some want some backyards some no one and some night clubs next to them this is what makes san francisco appeal to others around the world and international investors i like the idea of dialog whether or not it is working group dying to solve if t this ms. hester touched on looking at the minutes from 1990 and didn't get to the point i think the point in all the decades this point came up maybe the question back

to you was there ever a solution there was movement and great things done including some approximation and owners we're phasing forward thinking like prop m and hang on for a second there. >> but i think what she was trying to get to time in history repeats itself over and over and this is a great example of boom and bust and there will be a recession things e.r. things will cool off and sophistic i spike up i want to talk about rent control and what's the inventory of rent control unit i'm surprised it is 46 that is a lot i've had a problem with rent control there are people living in rent control units that are of high income maybe when we

first moved in they were standup jobs but now 15 and 20 years and taking advantage when i hear from the rent board they're not registered it is kind of back to the airbnb you're not registering and take account of p them it's hard to endorse this is a real good spot and strong point for the rent control units but people continuallying of that and that's part of i don't know though how to police that that's a sensitive issue i want to hear from ms. hester if you could finish our thought of how the sister city is up and down you made reference to the people in 9 first row there's always been people in the first row

whether we've morphed into the next solution and problem. >> what was identifiable in the reading of the minutes and participating in those hearings it that the planning commission has to grapple bit by bit by bit policies have changed some of the changes are not on the consciousness of the planning department staff that at this point particular institution master plan owners and that was numerously controversial dealing with the infringe on the housing stock by the city and won we cut loose the solution after years of struggler planning commission and the public we are going backwards in solutions

to big ones was and they both involve multiple years institutional master plans and the housing requirement and now the housing requirement is not being followed because people are turning their head away from conversions conversions means housing has to be paid for so i'm looking at a huge amount of effort put into jobs and inclusionary housing requirement is a certainty level easier it is housing building housing but when we do conversions a lot in our eastern neighborhoods they don't have to pay for housing and people housing is

required if you get away from the position institutional alley at planning department staff level it is a huge issue so i'm seeing real strugglers. >> thank you. >> being placed on prevention and issues are appeared. >> thank you that was not quite the question i was asking the one take away i had was the comment about building for the next san francisco and whatever decade you pick 2030 or 2040 i love the visionary work in the charters and chunks and in the ends coming full circle we look at that for demographic and we're not reactionary to the millennial but think two or three generations out t