comment. and mr. stamos next item >> item 6, adjournment. >> thank you for coming today. meeting adjourned. 2, 3, 4. >> good afternoon. welcome to the san francisco planning commission regular hearing for thursday, february 4, 2016,

disruptions of any kind. proceedings. and when speaking before the commission, if you care to, do state your name for the record. i'd like to call roll at this time. commissioner president fong commissioner antonini now is the tenth. >> i thought you said 16 oh, i'm sorry the 10 a that commissioner hillis commissioner moore commissioner vice president richards is here we expect commissioner johnson and we expect commissioner wu to be absent commissioners, the first item on your agenda items for continuance on market street is proposed for continuance to march 24, 2016 item 2 at 7th avenue conditional

use authorization is definitely continued and further under our discretionary review authorization calendar item 16 francisco street discretionary review has been withdrawn i have no other items proposed for continuance there are no speaker cards any comment on the calendar i don't see any public comment is closed. commissioner moore on that motion to continue the items under the continuance calendar commissioner antonini commissioner hillis commissioner moore commissioner vice president richards and commissioner president fong so moved, commissioners, that motion passes unanimously 5 to zero and places you under our

consent calendar are considered to be routine may be acted upon by a single roll call vote of the commission. there will be no separate discussion of these items unless a member of the commission, the public, or staff so requests removed from the consent calendar and considered as a separate item at this or a future hearing. item 3 and c and d linda street climate change subdivision and c and d at 14th street student climate change subdivision i have no speaker cards. >> any public comment on the consent calendar not seeing any, public comment is closed. commissioner moore. >> move to approve. >> second. >> thank you commissions on

that motion to approve matters under our consent calendar commissioner antonini commissioner hillis commissioner moore commissioner vice president richards and commissioner president fong so moved, commissioners, that motion passes unanimous h unanimously 57 to zero and places you under the draft minutes for 2016 commissioner midweek i forwarded you an amended minutes basically adding gay swishing submittals mr. items 15 ab.

>> as adopt commissioner antonini commissioner moore commissioner vice president richards and commissioner president fong so moved, commissioners, that motion passes unanimously place you on item 6 commissioners questions or comments. >> sorry the legislator cut back on fund for a mass transit project that affects us in san francisco and the bay area this is unfortunate by the need more of a importance of mass transit not only for those who live the denser areas but for the entire state and country's most of decisions are made and effects people of they don't necessarily live there good news i read in the business times a possible bid on parcel h that is the final parcel for transbay and that could generate lag monument

revenue for the transbay terminal hopefully it will come to pass that joins the transbay terminal. >> commissioner vice president richards first which is able to attend the gentrification and displacement we heard when last week it was post by the mayor's office of housing and community development that was an interesting session there were 3 panel i was excuse me. i have to her marion from the employment blue cross her and mccain accident the displacement study and tony from the office of economic workforce development and gore done chin that was the founder of china for the

development center the paper will be released i suggest you go to their website on berkley there were two neighborhoods in san francisco that were highlighted one chinatown and that was in the mission in terms of displacement an interesting read and following the summary from the county bay area a couple of things to note -

proposed as the building and local development while causing a altercation -

thank you commissioner moore thank you, thank you for bringing that up some folks refer to it a root for the symptoms you're describing and 5764 commissioner president fong and i met but with the folks for the east side that was approved by the commission a caveat that the staff and the developer was participating the discussion with the constructive decision one more follow-up i feel we're on the right track and i appreciate staff actively engaging the communication commissioners, if there's nothing further, we'll move on to we can move on to department

matters item 7 drorment. >> good afternoon, commissioners i have no report this week other than to say we should stay dry that week. >> item 8 past event no historic preservation commission yesterday good afternoon aaron starr, manager, legislative affairs with a short presentation there were no items that the land use committee for planning this week the signs the fillmore commercial district supported by supervisor breed and the rezoning sponsored by supervisor wiener passed their second reading and for the second reading was supervisor avalos ordinance that will require the confusion for the removal of any unit authorized or unauthorized and last week we were able to

answer some of the questions and refer to some of the questions this ordinance passed it second reading on a two to three 1 with supervisor yee dissenting and allowing the bar on the upper market cit passed it's reading and no introductions thank you. >> commissioner vice president richards. >> question for you mr. star did the legislation choosing it include the piece on requiring lindsey to be legalized that was an issue that i think we had before us when we had the legislation. >> yeah. it was the main tenant of the ordinance to require the legalization of it. >> thanks thank you. >> commissioners, if there's nothing further, we'll move on to general public comment at

this time, members of the public may address the commission on items of interest to the public that are within the subject matter jurisdiction of the commission except agenda items. with respect to agenda items, your opportunity to address the commission will be afforded when the item is reached in the meeting. each member of the public may address the commission up to three minutes. i have no speaker cards. >> any public comment? today okay not seeing any, whoops come up. >> i would like to comment on this 336 pierce street applied for a rear yard variance i hope i'm the right place we received a notice. >> embed. >> we live next door any other neighbors were to be here i was told that was a little bit later

than this time. >> ma'am, this is only today's agenda. >> so public comment is referred for comments of items that are not on the agenda today's agenda so that item will be coming up item number 15 b. >> jonas. >> 15 ab. >> sorry i wanted to make sure i didn't miss my opportunity. >> any general public comment i don't see any general public comment is closed. commissioners, the first item on your agenda for item 9 the sea level this is a presentation. >> bill keeling with any is diane from citywide i wanted to she was go through that and give you a sense of what is the

report delivered to you today, i wanted to begin by saying that if you'll recall a little bit over a year ago we brought in front of you a 5 year port plan for citywide planning division to put our arms around the biggest challenges facing san francisco and work on the big challenges over the course of 5 years a year into that fireman you may further recall that the notation of quantity and diversity were for the first big challenges we wanted to take on to we've been talking that over the course of the building plan and identified mobility and assess as we are that coming up with a 21st century zigs of how mobility ought to work the city we're beginning to work on probation officer issue the third one has to do with with

focusing on liveability as depicted by how we use our open space the public realm we've been brinkman you products confusing the urban design center and so forth and so on and more on that line? the first time we've presented anything subsequent to you on the fourth topic when guess the resilience and how the city might prepare itself for the effects of climatic change and principle among those concerns the sea levels rise with the flooding that's the tophic topic of today, the mayor has been concerned about the phenomena and asked the city agencies come together in an interim internal task force i heard is with the

deputy director of public works that couldn't be here today but have or has a person speaking today and we spent about the past year gathering all the departments that have any sort of examining or extra related functions the departments to come together and understand sea level rise and the action plan how to address those this is somewhat focused on actions to be taken by the city departments but it also calls for ways in which to reach out to the community and the region frankly with confident how to shape the community going forward so in essence this document is a call to action not prescribing any solutions now it is simply elevating the issue and the importance of the issue

and laying out in broad strokes to prepare for sea level rise i'll hold any comments and boris is not here ask diana to give a presentation there are representatives from the other department and i'll be happy to answer any questions you may have. >> afterward and joined by patrick the chief resiliency officer and who will make remarks part of that is funded by the rocker fell i'll be happy to answer any questions you may have. >> but love to have diana give you a more detailed introduction now. >> thank you can i have the computer please.

great good afternoon, commissioners i'm diana i'm a senior planner the planning staff in the citywide planning division i was fortunate to staff this high-level committee made up of the departments that touched sea levels eyes rise the city and the mayor convened this committee the committee produced the action plan i'm incredibly proud to present to you today it was provided under the leadership of public works as who're and bill keeling and under the leadership of the mayor's office

- 36 inches from the ends the century projections that will happy the number for ceqa and important approvals the city and all of those numbers are the same numbers in want capital improvement plan with the capital improvement plan committee several months ago so all the numbers you see the action plan railroad numbers we use for ceqa and project approvals and other guidance documents and this action plan, however, does consider adopted strategies to have the councils upper range for the planning purposes only 66 inches were the

bottom right square and end the century 36 inches add 40 inches of storm surge you get approximately what the sewer rise is you know the 106 or 108 figure and those numbers are the sucking documents and all the -

infrastructure will increasing be at risk this shows our sea level rise the upper range for the end of century what the blue line shows and note also this line shows sea level rise the end of century with no action by the city or the development committee that's not the case it is something we just use for planning purposes for the pumpers of equivalent and risk by the city and now into the future the cost of an action this major

piece of work that the mayor's office requested when we he convened the committee and since the work that was funded and paid for by patrick office and how it relates to the rockefeller program we now have the information that shows you the costs for public and private property and again just to note that is you know the figures you look at the end of century worst case scenario i ever seen i want to underscore those numbers are not convert their replacement costs for public and private property don't account for job loss and services and the like so i don't know that the number will group that is the first cut at looking at the vulnerability

zone what happens and this shows our oncooutreach and engagement around the border all 3 of the borders on the west coast the amendment an extensive outreach for the seals rise and climatic change that is truly exciting for the city to be doing that and working in collaboration the coastal commission all the departments did their own outreach and support that is highlighted through the waterfront land use process i will moot if for many of the projects the city is partnering are waterfront master plan to

establish the contributions for the strategies through 9 infrastructure design and i think that is really going to provide a key resource for 9 instantaneously the future this shows our equivalent risk assessment to date it is outstanding to the airport, working that are durability did a lovely setting on the communities looking sea level rise end of century but there's more work to do and that's listed in the right hand column this is our planning framework at the it highlighted the executive summary the report and it really is kind of our wheel it is starting with reviewing

the science and conducting of assessment and modifying the and starting all over again as the scientific chance it is important we don't stop bans the upcoming guidance of the day our action plan it is the centerpiece of action plan that includes actions under each of those phases of the adaptation i'll highlight a few that are recommend the internal revenue service if to really have the equivalent risk assessment what is in our equivalent zone and other risks and taking all of those assessments from all of the different segments the city whether water system wastewater

and putting them together and making a more demonstrated especially what is at risk and which direction to go first and how we can work together and collaborate to make that happen the next key recommendations all i'll talk about for the regional design challenge to to the final key recommendation that is you are citywide adaptation plan. not to be xhoocht and inspiring but acholic beverage with the stakeholders the community and also our geographyic neighbors and this is a little bit more about the design miff the idea

to have the bereft minds to determine how we might adjust to sea level rise and build a future for the bay area some of my partners talk about some of the regional coordinations and some of the partners are spur, bcdc and the san francisco institute abag and climate institute all agencies to work together to develop a conversation the spirit and unifying call for action around sea level rise and our geographic partners are listed for san francisco oakland and berkley and santa fe and marin county and palo alto

this is our governance for implementing the action plan a at some point how we're recommending to be implemented we are looking forward to continued leadership with the mayor's office and continuing of the saechl rise co-op committee for the departments to work together and talk about what they're doing to make sure we coordinating with each other for a common language. the risks and the equivalent and we work together to implement the main projects the next 10 and 20 and thirty and 40 years you'll note on the left-hand side we are calling for the collaboration with public and private cigarettes and of our shareholders it is important that we deserve to have a acholic beverage plan with the families and the neighborhoods

and business community and public sect our we need to work together with the partners >> this is for the east coast what we can accomplish and it is due to the work i do thank you i'll be happy to answer any questions you may have. >> and i know there are representatives as gil mentioned from many of the departments and folks are happy to answer any questions you have and - >> i have one. >> sorry. >> i actually would like to introduce patrick our chief resiliency over that want to say

a few things good afternoon commissioner you're familiar with the roovt rauft grant for this has been actively doing for a long time the exchange for this plan not only how do we take that and accelerate it to improve new ones to take them around the table and with additional funding with the grant for strategic dollars that were used by the project managers but then we had an porn engagement with a company called r ms with a long history in san francisco and monitored the existing scenarios we used after a major earthquake and we challenged them to do the

sea level revise it would not have been done in house but i want to say that is very much a city effort i think because of successful model because the consultant was working was matched by staff so i'd like to recognize 3 people that were there g did an amazing job one you've heard from lisa and others from my staff and they did a tremendous amount of work with no charge of the budget it is nice to see them coming together and diane talked about the resilience by the competition we're excited but from - ma many of you know there are resiliency officers this is would the one thing to focus on the regional part so we have one

big cloeltd plan with the regional support and often we're not the same room together but it is great to see them thank you. >> opening it up for public comment if there is any additional staff? opening it up for public comment thank you for the thoughtful presentation this commission has looked a number of projects sea level rise and one that treasure island and one hunters point and the other one is candle stick point i would like to ask a critical question a tough one maybe on a

single answer but on the wonderful spirit you showed us the fund that downtown what we call downtown is at some point maybe effected however, when you have a fully built up city what can you do and even though answer the question part we have low lying areas and people that read newspapers and each time a wind comes people are alarming us their flootsdz on the normal conditions in 2016 to now how are we looking at adopt the first part of the question and what are the file measures we have people in low lying areas to not be further impacted for

major regional sustainability measures are in place >> yeah. then he can start and trying to answer our question and additional thoughts so i think the challenge is we are many different infrastructure systems coming together in one place in areas of our city the transportation system along the waterfront and port property we have water system infrastructure wastewater infrastructure so it has to be a multiple prong approach to protect the city there are some simple and some challenging solutions some of the solutions are making sure we have backflow techniques when the water is building up the system we don't let it back into the system we measure the infrastructure and push the water back out and prevent

flooding there are so many other engineering solutions that are out there will be lots of ways to protect our city if a regional issue in terms of the wastewater and we have a tuitions system there are initiative exciting ways to address the problem that don't fall on the waterfront people and adds to the aesthetic nature of our city. >> so i'll add thank you commissioner moore for pointing out there are thoughtful responses want to use this one so - i mention some for thought as you say there are other areas that are quite vulnerable and waters gets into one place and part of the response to your

question we're looking one of the short term was in terms of the the clean out from the immediate flooding and is subject housekeeper is really about out in in front over the long term of increasing the sea level rise for example, we think will dovetail with the ports seawall where they're doing the assessment the equivalent that maybe more vulnerable during an earthquake and as they do the assessment on potential near term engineering solution how might this change for example, come with better ideas how to protect the downtown waterfront as well as some of the low lying areas the thing there is will be a design challenge and hope to

bring in highly qualify team that will be looking at those and we'll unsustainable need to do the financial costs and over time so it is a very good point a lot of work over the next year's. >> commissioner antonini. >> well, thank you very much i assume you're doing the best practices because this is - this would be good do talk about they deal with that on the ongoing basis and i think about the seawall that is one thing but the peers that are still in existence many have been restored how far is the leeway to the because of the pier. >> i guess it varies. >> yeah. i don't know if there is a port representative here

today you do a much better job than i in answering the questions. >> hi. >> good afternoon commissioner president fong and commissioners brad benson director of special prong forces the port we have been looking at the sea level rise issues we appreciate the leadership that the planning department staff and san francisco public works has shown in the process fema has published flood insurance rates they give us a sense in a base flood condition the total water level that happens when you have a one year storm we've been able to measure those compared to the pier decks neither 12 to 18 inches above the base flood elevation that is

landfill inches of sea level rise for the projection of 8050 a handful that the base flood evaporation is higher and starting to think about those provisions for those piers to anticipate what happens in the sea level rise scenarios. >> thank you very much there might be a way to seal those up the other thing i'll assume you've applied the strategy to raise the wall we have permanent quite a bit of time the worse case scenario 66 inches by in the worst-case 66 by 11 hundred and so it would seem like if you add 8 feet you'll pretty much

cover everything in my estimation. >> this is exactly 9 challenge we're putting forward to the design teams that will be coming in given the ultimate level of protection that be permanent sea level and what's the best kind of response and the bcdc will be a partner and other agencies so i think that will shape things up when the future waterfront might look like. >> that makes a lot of sense it is better to have the preservation there are ways to have gambles or other maples that people can take stairs down to the waterfront and they can assess that but a rise wouldn't useable the future that's right. >> unfortunately, we have time

this is a full moving emergency it is coming. >> part of the discussion has to do with with this piers tall falling into the ocean i see that as a different issue than the sea level rise with strong rains those cliffs are vulnerable i'm not sure why they fall into the - >> we on the sea level rise includes the climatic change with the increasing storms will exasperate the conditions. >> thank you thank you for the presentation i think i find this fascinating long term planning and the funny

irony of san francisco there's a boat and to the point you don't do anything - but as you go along the entire circumference of the city the approach to the east side and west side is different than theed of the city with the properties and we'll do a - that requires a separate individual solution so i'm campfire curious about the gone out interest is opportunities for 66 inch higher to - kind of curious about the 36 versus the 66 the so ceqa is at the 36 inches; right? and we take the highest so we'll prepare for the worst there is no question; is

that correct is it possible that someone can design with 66 with the ability of going up in time and the blokes blocks treasure island is one of the developments that has that exact feature integrated into the plan what we're calling adapt active capacity to be raised over time and the financing infrastructure the city over time. >> got it perfect, thank you. and kind of curious about the levels of intervention levels i guess back to my initial point every house will be different some are built back and up. >> one observation. >> yeah. i think there are varying things in each situation is different this is exciting

and challenging about this that when you how you scale that and what's going to work for a particular neighborhood and development a particular group of stakeholders our work is going to involve a lot of outreach and a lot of engagement for the public dialogue we actually can put in place what communities want and need in each particular area. >> great. thank you very much commissioner hillis. >> thank you. we often get the question here as people are building out in areas that are vulnerable with sea level rise why to build here looking forward we don't control what we collectively control what is happening not at the local level looking forward to areas that are not developed or take future

development that is got vulnerability - have other jurisdictions kind of faced that question along with you know we're not going to build in areas that are vulnerable. >> yeah. i mean the question is it is tricky when we want to insure that it is important that they collided with population growth and sea level rise coming together we want to make sure we're building neighborhoods in san francisco now and in but future and not foreclose those opportunities a common development that protects life and safety and your infrastructure forever and there are opportunities for retreat

but they are somewhat limit and ocean beach and the pacific coast we're looking at the puc in particular and in with spur are taking a leadership role with the masters plan and that works on the pacific coast with the infrastructure in place whether or not i can't labor day but moving the great highway landward and rerooting traffic around the trail system so i think there are opportunities in san francisco for retreat we need to make sure we're doing that thoughtfully and not destructively the people the neighborhoods. >> commissioner moore. >> if i could adds this is an interesting example we're doing that and the new development looking at it if scratch so a

cluster development to the effect potentially even the bcdc permission do selective filing for the habitat restoration with the ability to break down the storm that will be a great laboratory. >> commissioner moore. >> the most critical question in safely rise and not to creative a city against the waterfront but credentially raise the city's buildings to deal with the future rise and somehow participate in the waterfront one of the works not to do is basically the waterfront needs to be part of waterfront with the vertical wall against the wonderful

promenade against it when you're at the wart they're basically walking angle the wall and if treasure island the mr. haney there was on idea to file the entire island with the anticipation of the long rise in safely and since the development started there is enough room to create generously levees do appear like a wall on the side of the islands there is a waterfront as part of the living experience it is a soot especially thing and san francisco has a varied waterfront it is interesting to see how you ultimate do that successfully i'm excited we're approaching this and you're

basically specifically to participate with the design solutions that address the location of the specific sit of the city we have a huge challenge. >> thanks director rahaim. >> thanks i wanted to thank staff gil and others public works for their leadership and diane and lisa and all the agencies that have been involved i - it is another one of the areas the department is kind of breaking ground we're not experts we lien as we go and particularly i'm excited about the partnerships which is a classic case by transportation the city borders are meaninglessless and i'm excited about the design challenge and thinking of ways we can address the sea level rise but actually it is not about walls it is

about creating a new approach to the waterfront and looting opportunities there we can actually have a more interesting way the long run it is an exciting time to be learn about this stuff and excited about the partnership and supervisor benson. >> commissioner moore. >> if i may director rahaim i want to plug in and thank the port their pro-active attitudes towards the park and pierce for sea level rise is a first step in the right direction and active project underway and the process of being implemented i want to acknowledge them for that. >> okay commissioners, if there's nothing further, we'll move on to item 10 psa for the conditional use

authorization the north of market a planning code amendment. >> diego sanchez with the planning staff i'll ask to amend the plan with the massage in the north district, however, before i continue i'd like to provide bobby lopez of supervisor kim's with time to present to you. >> good afternoon. supervisors i'm bearing are on behalf of supervisor kim first of all, thank you for your kind consideration of the legislation before you as you may know supervisor wasserman has pissed put forward this to change the special use district to allow the massage to be a cpa or

barber shop it needs to be a hospital or general care facility and thank you for proscribing this i wanted to get a context history as it relates to massage establishment in the north of market was instituted when neighborhood heath was considered a priority in regards to potential behavior that occurred at the massage establishments at that point in history historically with the city of san francisco there is a shift how we handle massage establishments through the police department and moved to 2004 to public health and recently with the changing nature of the tenderloin and north of market it is different and shifting towards the massage therapy to update the current

legislation to really through the positive changes the neighborhoods and the community efforts to encourage new businesses into the intend to that strikes a balance to support multiple used for the conditional use i hope that you agree with the staff recommendation to approve that thank you very much. >> thank you. >> commissioner the planning department parrots this it achieves the goal of therapeutic massage far the establishments by 3 ways it relaxed the controls on the massages the special use district and operating standards with those in exist health and planning codes restricts and maintains the conditional use requirement

the last requirements is key because it allows on analysis of concentration and allows the commission to place additional conditions of approval if you find overseeing necessary and you conditional use authorization is you ultimately revocable when it is arriving in an establishment that concludes my presentation. i'll be happy to answer any questions you may have. >> thank you. >> thank you. >> opening it up for public comment we have one speaker card randy shaw. >> thank you, commissioners randy with the economics i'm helping the projects sponsors they show a timely picture i'll show you that would if that's okay give you a flavor for that wonderful project and you'll not building the architecture of this picture you want to should them. >> put them on the overhead.

>> you can try plugging them in there or lay the laptop on the screen side and they'll view that as well. >> this is what they inherited they had a first story garage it someone else might have down the road is that i have restored that as you can see notice the glass windows used to be a solid brick front now auto glasses it so beautiful

this is what our space looked like like randy said a garage i'm carolyn by the way, thank you show you a picture now the fronts of the key room you can see the windows this is a sample we have inspired by japanese restaurants that compliments the space a little bit about the memo i'm an aufbt acupuncturist and studied the formulas and other altercation tease the hallway we have 6 treatment rooms and back the come municipal area the back a photo kind of showing it is hard to take a picture 8

and a half by 12 feet and there will be screen doors that have no locks there will be very on the whole environment is open and safe and healing the other two pictures the back come municipal a steam bath this is hesita picture and then we wanted to put this slide in there it is important to us we maintain the safe space as a acupuncturist i - ever

condone any illicit behaviors and fooling article 29 with the ordinance we follow to the t over nine hundred hours all of the will, camtc certified and background checks done and it will be available online and the space we have from the outside of the building we're trying to work with the police department and form a good relationship with them we just wanted to be a positive addition to the neighborhood and good example of what a spa should be in the tenderloin and really change that conversation and help the neighborhood those are some of the hours. >> if you have any questions,

i'll add i've gotten to know carolyn those are the kind of people wire w we're trying to bring into the tenderloin with the community they know the residents i think that is very exciting what they're doing if there are any questions. >> thank you. we may have questions just to clarify that is a code amendment; right? we're not approving this is a planning code amendment. >> just to clarify is there any additional public comment? >> 0 on that item. >> okay not seeing any, public comment is closed. commissioner moore appreciate the supervisors pro-active attempt to really clarify what massage means today with the congress to the tenderloin as part of community tribute it has been in front of us in other neighborhoods and something that needs to be watched but the city has a

procedural and implementation methodology in place by which a cu as to carefully work with the neighborhood with the operators to get who and what we're approving i'm in support of this legislation with the boards approval i move to approve. >> second. >> commissioner hillis. >> just a question for staff i i mean, we had supervisor tang's legislation that are here awhile back it aligns everything citywide if no need for a cu in other places especially in the tenderloin to kind of require a cu is that true in my reading of this. >> the upper market the code you can't do massage that is with the hospital opening up

another principle use that can be accompanied by massage but following commissioner tang's lead by have the moornlt see to get a conditional use authorization. >> so not only the intends but almost citywide. >> yeah. >> commissioner tang's ordinance i second the comments it means it have the cu process to kind of implement that balance everybody is talking about so thank you. >> commissioner antonini. >> yeah. a question for staff allows those to be accessory to personal services so what sorts of things you know whether qualify and personal services. >> in this case there are therapeutic health is that a that is explained broadly. >> it could be theoretically be a barer.

>> tattoo steam bath. >> yeah. okay. he guess i mean this is just you know allowing it each one will come to us as a conditional cu and what percentage of the use has to be present to be accessory. >> well the way it is written the massage can't be greater than 1/3rd with the one thousand square feet if any memory serves me right. >> i assume any project that is granted a cu under certain circumstances with other uses and that deteriorates the other uses that condition will be in jeopardy. >> question also included the hours of operation to never exceed the principle use if that condition is violated than this

cu - that was the grounds of revoking the cu. >> so you think so a good application for this use and in the capital uses nor generic to make sure we protect ourselves against situations where some use is kind of a front for other activities and massage is not a massage i'm that in support of each one we look at individually. >> commissioner vice president richards that is an impressive with his plan this is going to encourage the entrepreneurs hopefully, this will be opened up and times change and neighborhoods congressman and approving this will bring a positive change to the tenderloin thank you. >> there is a motion that has been seconded to adopt a recommendation for approval on that motion

commissioner antonini commissioner hillis commissioner johnson commissioner moore commissioner vice president richards and commissioner president fong so moved, commissioners, that motion passes unanimously 6 to zero and places you us on item 11 valencia street this is a conditional use authorization. >> commissioners i'd like to too introducing you to a new planner on the project team she worked as subconscious with the city of santa fe with the specialist position a bachelor's from the universities of british columbia and a master in community planning from the city of cincinnati. >> good afternoon. i'm department staff the item before you is a request for a conditional use authorization to permit t c g sf affiliated with

the williams to make an the use to a commercial use of a single story commercial building to business and professional use and limited restaurants use the project also includes a tenant improvements and exterior altercation with the transit district active conditional uses between valencia and if a krifgs is needed the limited restaurant use is an active eye on the ground floor it includes a real estate brokerage with commercial use this use is located to the rear and the proposed project sponsor has proposed a limited

restaurant used to be located the front of the tenants says that a bookstore and cafe to activate the student there are conditions of approval with the motion that will make sure that the fronts portion the space continues to be an active use and not change it to an inactive use and no kworngz or correspondence with that said, the project is necessary and desirable and impartial for the following reasons the proposed business and professional use which is locally owned and operated to serve the san franciscans and an active use and not formula retail and then intended to serve the neighborhoods residents and workers the project will activate a basic 3 thousand plus square feet ground floor of retail

formula been vacant since 2014 and the removal of a metal garage door and replaced it with a transparent storefront and the project is compatible that concludes my presentation. i'll be happy to answer any questions you may have. >> thank you opening it up for public comm t comment. >> i'm sorry project sponsor. >> good afternoon commissioner president fong and members of the commission good afternoon my name is andrew davidson the project sponsor and design principal and applicant for the corporation for the team my clients desire initially is and was to develop a professional business space that will allow

for people to come up the rear portion of the street sfroj on valencia street a first story building with a basement and retail business to occupy the front part a commercial space and entitle k w lunch box cafe the rear portion the cafe will afford itself to a small business the community as well as be a business and neglecting center as enjoying brings and lunches and so forth this space will be like an urban center or a local merchant and residences that maybe interested in that similar to the capital one cafe as we see on posty the same concept a concept that has been

entertaining for quite a while and this is the first launch on valencia street inside the cafe so this will be a stifle thing for the tenants i'll put something especially here in a moment the style center for the folks to have real estate information and the component had that will be used for the lunch box cafe and the book sales the bookstores will be incorporated into the lunch box cafe and they'll be an investment and by real estate construction and remodeling so forth and t off the front anymore like a networking center you don't have that on valencia cord it is a mix of shops and

second-hand stores but in particular this center will are stillish center that will be one of it's kind the area we want to see if you'll adopt that and make a small correction who the lady made the statement that the roll up garage door will be removed that will not be removed we'll be building behind the roll up door so at night we'll close down the door and it will be a similar elevation to what is happening next door not creating a storefront only that will be there day and night to close that door gone on it during bus hours not a door you can come in but only a lot into

the lunch box cafe and the bookstor bookstore something similar to - >> as you can see the brick wall we have monitor on the brick wall as well a wifi center and internet with the seating and networking encounters people can enjoy the lunch and coffee and on the rear portion we have the signage with the public english and brick style telephone booth that was something that was incorporated when any client rick cunningham came up with and incorporated that into the design that's my presentation for this afternoon if you have any questions.

>> thank you opening it up for public comment good afternoon president fong and commissioners i'm jefferson i represent the folks with the allocating rail street in the country your active use space is replacing real retail with real estate we'll have a profound impact 0 permanent impact on the foot traffic of that block that block has only one retail establishments open each side of the street one on each side and we have the dramatic decrease in foot traffic having this to commercial space will have a

long-term impact and in terms of the we were assured that coffee shows shouldn't be worried about competition this serves their clients and their staff this is a sham this is not a real retail formula i'm confused by the the gentleman said about they've been entertaining this for quite a while when they showed us this design it didn't show us retail in the front they've over over-the-counter permit was denied no active use the front he redesigned it and threw in a convention room i saw a space for a receptionist a full-timers receptionist to greet the clients so finally i want to point out

of they wanted to get into the coffee shop business dedicating the first thing exclusively to retail we've not seen that intention there are restricts in place it prevent the loss of retail it restaurant the cleric mission the transit district restricts the conversion to ground floor retail thank you. >> hello commissioner and jason, i represent a small business parts of coordinator association first and foremost this is not zoned for an office or restaurants or skaef cafeteria it was a arrangements art gallery before and in

december cal williams contacted the organization and said that was going to be basically real estate office and in months times that is not okay they reconfigured the office plan and made they're first office they call a networking cafe or coffee shop possibly for a bookstore and this is troubling because to put the congestion room and kind of water cooler space the front didn't mean and retail active use and they're releasing workers they don't run cafe or coffee shop who will they lease to they're going to use a model to

chase bank downtown and if they'll use that you kind of model i'm concerned they'll put a hopes coffee shop we have a system of local coffee and tea shops compared to my livelihood's as a small business owner that existing codes with followed this retail formula is not turned into an office two years ago it was called an art indecision e design 24 61 a small gallery now turned into a corporate real estate office this is the kind of conversion that gets local residents anger to real estate adding to the changing culture and economy of

the mission and san francisco in general thank you. >> my name is katherine i have a personal statements and i have a statement if eileen who is the owner of true coffee so this is from me i spoke with daniel yell she was in charge and to see if they have a coffee vendor in mind sorry - >> became contrary they don't have a plan for the space as when she described to me not consistent with the retail plans to be detailed plans that were submitted she described what they wanted to do with the cafe and special concerning to me they're not planning to operate themselves

they're looking to have a outside entity operate it. >> and the part from eileen the cafe we know that will be tough for them to break even the coffee space the conditional use will be for a starbuck's a large chain will be happy it losses money on valencia street we've learned from jack spaud in any case want to insure point valencia corridor is a difference courtyard we see more and more retail formula is turned into restaurants and the success of small businesses and not make this corridor a designation like we need to make sure that the existing retails

spaces are successful thank you. >> thank you. is there any additional public comment there will be questions for you project sponsor and public comment is closed. commissioner antonini. >> yeah. i have some questions i know this space is vacant i guess staff or project sponsor about the general vicinity are interest admit vacancy what is the vacant vacancies rate. >> there are haven't storefront the second tenant space within the building 467 valencia that one is appears to be used as a storage or a electrician shop but not open hours

and there are yes there are some vacant storefront in the area. >> that's a consideration in my mind because those proponents that speak to the fact they want to have other uses their permanent art studios and galleries and another retail formulas can go into that and my other comment is that fear of formula retail use if there were to become formula retail would have to come before us for approval as long as it is individually operated would be within our approval process and approving this and so i think the concept is not a bad one i think that i see capital one i walk by there a lot at night it is busy with people and people are using the

spaces as work spaces rather than having office of their own to bring their computers or whatever rather than being an office so i think that is - would be up to the public as far as i, see and provides something that is not particularly in there i have a question about the garage door first, the picture shows the garage are not there and i guess the project sponsor said they'll leave it there and put it down at unite staircase. >> that's fine what's that's what the picture showed when i look at the final picture i saw the garage door present on the adjacent building so we don't have control over that one i'll

be clear this is removed that looks at bad to have a garage door interest the middle of the night and there are securities concerns everybody else takes the steps necessary and if someone vandalized the neighborhoods that is the law enforcement responsibility and having an illuminated area should be illuminated night and day to discourage that kind of thing so, yeah i'm generally in favor of this but want to see restriction making sure that that use had to remain limited restaurant, book store whatever the use question approve i can see that taking up a beggar percentage project sponsor did you want to comment on that.

>> yeah. i'm in total agreement with you i guess those we're speaking from the public saying something about starbuck i'm a nature san franciscan and born and raised and my parents lived in the city of san francisco those was a quite a while before they allowed mcdonald's to come in so having worked with planning. a long time with the different planners and so forth and i've stood about the commission the past with a restaurant in west portal called toast so our coffee vendors will eastbound prison similar with the village coffee machine and again something that we've entertained for a while and in la thinking

because of the issues not a problem whatsoever to have that retail component but definitely not be a starbuck's i'm sure the reason why that was mentioned not a chain ever formula retail use >> what are the hours of operation. >> they're the same hours of operation of the real portion the space between the hours of 7 and 6:00 p.m. or a 9 to 5 type of operation. >> like a store to encourage this thing to be a real restaurant i mean it is limited i know since you have no alcohol that will be harder to get people there at night i see a lot of coffee shops and people are in under drinking coffee late at night i think that is important to the extent to have

a tuff storefront that is illuminated. >> we wanted the garage door to be removed but one of the things that planning has an issue with the changing the facade and maintaining the facade of having the storefront to be there we don't have a problem with - removing the garage door. >> that's not an issue that seems to be what is presented no garage door. >> thank you commissioner hillis. >> so a couple of questions i think a couple of one thing - faced the somewhere issue down valencia a medical office we tweaked the project but it is necessary at the end of the day, we are saying a little bit of

the same situation i agree with some of the merchants this space is well-designed and the facade i'm trying to the layout i'm concerned of following the letter of the law and the spirits of the law but i mean, we do want to promote retail i think that i've seen that happening in. >> cough of corridors is professional office space will add an accessory retail this is not welcoming to the public i have concerns about this and here he guess my question to staff and maybe the project sponsor there is a the car i think that is the south side of the project you know why not have a separate retail space to the back of williams office and have a significant still

separate retail space maybe at beginning link but my concern the cafe doesn't work and we have this space that is linked to the real estate office space and not an independent retail space here it could be an art gallery the future it is don't separate spaces and walk through the corridor and get to the office space and there could be truly a separate retail space so if i can do that i'm a little bit uncomfortable. >> yes. commissioner hillis we looked at that and didn't want to create the levies and components you know how you, you have coffee and walk through the double doors this is across the street from the dmv it is

creating a congestion pizza is really, really small and this commissioner as mentioned we're opening it up so their can, work on their computers so they can get their coffee and walk it to desk you know the counters and work stations so to be a combined front area is par part of that barista. >> so it doesn't feel like a separate retail space i want to see that certainly link them but have the ability to have the kind of retail aspect of what you're doing didn't work is can work as retail space we're as a commission we're trying to protect the retailed corridors

and keep them vibrant and this does that either the retail gets spotty not inviting down the block so i share some of the concerns of the merchant that spoke. >> commissioner vice president richards. >> i guess for off when the gentleman from the merchants associations said valencia has no formula retail a truchl may not have been retail is chase bank i know there are two cpmc a large institution i went back on what we did in 1899 we put in a flower stands we were not happy how it turned out i'm an avid

coffee drinker i've sold real estate it is essential my neighborhood too many real estate and brokerage companies the castro it has become a retail dessert and in art gallery to a real estate office on valencia street i live not far away it exceeded fits tipping point a long time good in restaurants and there are over 50 percent or 70 percent is really like a restaurant designation and i'm not sure adding another coffee was a great idea on the specifics of this project as i look at the plan you submit their eloquent plans the reason to the extension of the real

estate office if you look at wells fargo onramp market street in mire neighborhood the convention room is in the fronts and table and chairs by the window when i read i think that is the cafe is to subordinate to the real estate office and consider if you want to go down the back of the says that a bona fide entrance and wall and the ones i think work well, two examples if you want to look at the by itself on 16th street we allowed a bank to go in it created 3 small retail spaces and interesting on the block of castro the same type of set up and saying i will consider a gold building and store went out of business and

when you quacked the hallways to the back of the building a large space and created a smaller retail formula it is struggling but has been leased so if you were to come back with something to allow that i'll consider but can't consider that as it is right now. >> commissioner moore. >> appreciate commissioner hillis and commissioner vice president richards bringing up the past discussions we had about our obligation in supporting valencia as to be routine by the planning commission, and may be acted upon by a single roll call vote enterorenal ohio but ♪ case look at the type of buildings we have almost one

foot long 37 wide property built zero offering e offline the depths will make that impossible to have a real estate officer that relies on the artificial light should it be two separate establishments i want to ask the applicant why you're showing a stair from the cafe when no indications this as second story building as you is existing stairs lead to a basement that is a storage basement down below no windows below the street level it is down into the basement >> your existing conditions not show that because i believe that for a successful retail

coffee or whatever establishment you need some lands by which you have one room and a changing area for the employees of that particular operation as well as storage space with active sandwich and coffee delivery you need storage space somewhere i don't see that i will be more inclined to look at there will be a local entrepreneur that will embrace the space i'm concerned about the competition and the exaggeration of coffee shop in the corridor we have ones that are wonderful and support them wholeheartedly they want the neighborhood gathering as to

whatever a coffee shop i want to have my coffee why i choose a good coffee shop i would kind of at that moments hesitant to support the project as proposed see nor meat on the bone to consider this because the office conformity is a hindering block and i see the occupied space is that a good interpretation why not the garage door. >> the transparency so that is why we have a condition that requires actually, the curve to be restored and the garage door to be removed so that actively is an existing condition we have the draft motion. >> the garage door graphically

are fine but not appropriate for this site and the transparency issue i think that one i think safety is an issue as well commissioner richards commissioner johnson. >> i'll support the continuance of this item rather than a rejection because a period of time before that he gets to come back so make that okay. i'll make a motion for continuance and hopefully, the project sponsor will be amenable to making the changes and the commissioners made great comments and i see the sort of the same thing i hope i'll add on more specifics there are a couple very confusing items about things about this project that made it difficult to assess this the first action in general the change of the use to a professional use i know we're

putting conditions to account for the specific design and the project sponsor is looking for that has a retail component but at the end of the day this action is absent of a kind of a blunt instrument for this project we were doing a change of use and with the land the future someone else will say maybe an office and cook for any reason changes 0 not about this project in general but i'm a little bit hesitant about the tool we're using which brings me to my next irrational when is the project in general think commissioner hillis made some xarnz to the cpmc project that is further up on valencia street this was a mishmash of that a number of that includes the communities

spaces, public space that works because the bank had enough space we were actually able to have a sizeable community component not separate entrances but a sizeable room this is a little bit office space to have that public spaces i'll say okay. not quite that the size of the spaces didn't allow for that model what you are looking at this as a better keeping it as a same use but a coworker space people will come in into the portion and sit and drink cfo and use the wifi and office space that is for towards the rear and it would have been better because of the size to have that more integrated you

don't have enough space for separate businesses but at the same time this seems really subordinate and accessory to the business use i think i will be supportive of a model more integrated there is a public components people come in and work and people have coffee if you want to go with that but a business the back but i think their nighttime a way i'm concerned about the approval going with the land and not someone having a well-thought-out concept being able to have great architecture i'll move to continue this item hopefully to take some of the comments and come back with something. >> second. >> and then in fact, i think

you stood up what are your thoughts. >> i'm understanding the few comments there were made we'll have a conference room the front it is like a training room the back and when they're operating their business in the frontals that entire area is the cafe area so someone was mevengs a capital one cafe not a pocket to the side oh, you can't bring tour scoff to this side from the beginning as the merchant mentioned we originally wanted an office and incorporated the coffee there's a store behind that we embraced that it was a model we were entertaining not we're trying to put there to satisfy the conditional use we know that is a retail corridor and that the use for retail we embrace

that 100 percent so the middle or to the side or the back i mean, we, design we'll embrace whatever to we can add that retail component i mentioned the restaurant i designed on west portal that is true it has a beautiful it barrette area but part of entire retail area that the office space in the rear of the building and commissioner moore mentions that is one hundred foot building you know so that make sense to have the retail components the fronted of the business rather than an undesirable business we'll open to - >> thank you. >> i would say that in terms of the my comments personally as a commissioner, i tried not to

put characteristics from others they indicated danny heard from the public comment either it is as smoke screen more formula retail use starbuck's or a smoke screen for office use not to put the characterizations but to have a way to integrate those the clerk will take the roll so that potentially it would be more of a coworker space i'll ask the zoning administrator there is a gray line whether or not in the professional service or retail there is a way to use a little bit more thoughtfully you don't need do change of use. >> question determined coworker not to be allowed rezoning district principally

loudly the zoning district but requires this to be active commercial space and business and professional service that is from the district is for the an active commercial use their modify the profession o provision to allow the ground floor part of discussions with the department was the ideas for the retail formula at the front was somewhat meant to mitigate that to produce a buffer the impacts i think that is how this was developed over time to minimizing the impacts of the professional office used by the retail use not meant tobacco a smoke screen for pizza or other uses through the conditional use process. >> right to that point that is not you know the color of my country so before i move to

continue do you see other opportunities for this to be able to meet their goals and potentially not change of use for other options to consider. >> the change of use is going to be a change of use regardless the use is changing but whether or not they could come up with something that will not require and conditional use authorization we look at that you know this is an interesting thing that goes up under the back actuallyws that front on caldon and whether or not this is a way for the corridors having a separate retail use but certain size of businesses they need but certainly have more discussions i'm hearing from the commission one option of having a distinct separation between the commercial uses and maybe

less- maybe they can have a more friendly active business and professional use perhaps but that use is with the lands and other uses category could come in under if provision. >> kind of a follow-up question would is that be conditional use if you kept it as an art gallery future art from folks the neighborhood workers people that bought houses the neighborhood and had a desk and office in the back and bring up to the communities for things as a art gallery. >> in continues are in terms of the local art but we can certainly work with the project sponsor and maybe move forward with something that doesn't have

a conditional use authorization with an active use that satisfies the section and then the business services at the back that is principally allowed a question not used as much the combination of the use and location with the back and frontage we can certainly look at that further and see if there's a way at least 25 feet the front needs to be the intuitive retail use. >> thank you commissioner antonini. >> i'm supportive of the continuance i'd like to see the retail space be w a large portion of the entire building it looks like you have 99.6 and one quarter feet total length so i'm envisioning 48 feet the retail space the frontals and 51 or fewer feet of the real estate

officer office the rear and explore the possibility of having the entrance to the real estate office on caldon with the passage but make the easier for people to coming out the real estate office not entrance on the street but a possibility to use the downstairs area as part of the retail space that makes the retail space bigger and would like to see to find a possible someone to operate the restaurants portion of it as well as someone to operate the bookstore portion yonl i don't believe this is a bookstore on valencia maybe there is. >> there is the book simple

importantly. >> that might help to. >> they've added that to a says that a toy store before that. >> and there are some instances where some limit amount of food services that is included i remember the borders it was handy people could get a cup of coffee or something to eat and read books macro maybe buy some it was two things that worked together that will be what i'd like to see with the continuance i also want to see the retail component open into the evening he hours a lot of people that on the street are concerned about the space the evenings and better if this was open to 8 or 9 o'clock at night

to allow people probation officer come in and buy a book and have coffee and whatever those are the thoughts i have i've seconded the continuance i don't think we have a date to. >> there is no date yet commissioners i'll caution you we're scheduling cases in june hover on march 242 opened up i don't know if two weeks is okay. >> project sponsor if i could ask is that two short a period of time to put something together. >> yes. that's fine march 24. >> i wanted to mention we solicited the same partition or operator at the welter that is

java beach cafe we've been in discussion they've worked with me on the west portal toast project we've been discussion u discuss and another company out of michigan with an expresso and they actually came to one of the open houses and came off the street and been discussing with them. >> i'll be supportive of that date they'll have to have something that meets the things that the commission is speaking to otherwise that will be retained and further on. >> commissioner hillis. >> just to the date first, the problem is the package package is not next week we needed more time i know you're getting mixed

advise here this is 6 of us but to may what will happen the retail needs to be distinct and separate you have a huge problem but got to be able to have separate hours and close at different hours and then the real estate office it may not be real estate office you know we want a strong separate real estate office but two separate entrances the alley the back and enter into the back i want to see a separate distinct significant retail space i suggest you meet with the participants you obviously are the designer and there are ways an interesting building you you know both storefronts can be put in there i think there is room

in that building to do something creative but have a strong retail space as well as a combinations for the real estate office the back and some entry and presence the front that can work i leave that up to you he figure out it. >> commissioner vice president richards. >> for the merchants president if you may come up please if the project sponsor will delve a third find building this is as problematic building i used to see this in 19 61 i bought some of it, it is a cute building so we've got a front retail space to have a side door - and the back a station you won't know that was under there it takes

place 90 perris of the front will you object to that. >> to have a honest to goes on active space and i could support a continuance i want to make sure that the project sponsor i'm for the retail space with no doors opening up to the real estate office i had visitors out and thank you one person graduated high school friends of mine what's the first thing you want to do he wanted to go to valencia it is becoming a place people know about my fear is that you know if we start having officer uses it will be the castro and launch the castro like we did to try to get better retail mix i'll

support the retail space with a minimal real estate space on valencia street if this is something you can work on please. we can definitely do that i'm trying to knows who has the idea how everyone has the ideas the office is in front the space the office is the rear of the space. >> i'll asking the office to be the rear. >> the plans show them nltsd rear they've always been the rear. >> did i say the fronts. >> the retail is the fronts simply with the distinct office area, no transparency into the office space. >> if i look at the elevation as you raise up the garage doors with the windows it looks like

the windows that can be turned into the doors with the interior of the space and i'm not sure i'll support another coffee shop not sponsored it is known as a retail but work with the bona fides retail space not foodstuffs. >> commissioner vice president richards. >> thanks yes. i accept march 24 for the continuance what. >> i thought somebody said it didn't work the drawings will have to be in by next week. >> i'll not recommend the time is two short. >> so next to the date. >> we may - okay. >> i thought jonas made

something. >> april 28th jonas. >> the may calendar is out the date we wanted the planning code amendment to that date if you, i mean you've got several large ax items coming before you in april and may so. >> june 9th. >> june 9th well, i would actually recommend june 16th. >> you've got 9 draft eir. >> so june 16th. >> i - >> may 19th you've got 2000

bryant on may 19th and it will be a very full day. >> sorry. >> it will be a long hearing. >> i'm fine june 16th. >> june 16th. >> okay commissioner moore. >> i would like to support the idea by the commissioners regarding the separation of the two spaces as a fully functioning retail space use at least in formula and local and the office of being present yet not really playing any role in the retail space might have a door and the corridor into the yard may operates on the property is more desirable to have an entry door off valencia

and it will be supporting our responsibility for valencia street as primarily a rail corridor. >> commissioner richards. >> i'd like to ask the motion maker to recommend a motion the project sponsor work with the merchants you'll have a meeting the minds. >> that's fine. >> lay out and retail. >> sure. >> we have multiple occasions we talked with the merriment and they've returned it that's fine we thanked them for the e-mail two outreach meeting a neighborhood notification and reached out and had a lot of supporter from those the neighborhoods with the merchants and others the area and a sign in list we've is it your

understanding in we'll continue to reach out. >> the merchants understand where we are seeing they wits au what's the issue. >> my issue i've worked with planning city planning for years and merchant groups we've done neighborhood notifications and reached out to them as a well and to hear this 230er the first time this is a financial hardship and not been able to move you know as skillfully as we hopes. >> the 34r7b9s are engaged you and for whatever reason we're asking them to sit down with you. >> as a maker of the motion i'll prefer not to condition that we have a couple of months and hate to continue it again, because that doesn't happen i'm

hoping there's reach out to the merchants and this is will not be good for their case the merchants come back and say the stank but i feel like let's keep is clean continue it and they've heard our thoughts. >> as the seconder i'll encourage the neighborhood participation and sponsor trying to reach the merchants and you know let's hope there is some sort of engagement but i still will be ready to consider it on the 16 one way or another. >> commissioners there is a motion that has been seconded to continue this matter to june 16th commissioner antonini commissioner hillis commissioner johnson commissioner moore commissioner richards and commissioner president fong so moved, commissioners, that motion passes unanimously 6 to