commission regularly for commission regularly for thursday, march 2, any kind. please silence any devices that may sound off during the proceedings. commissioners, we left off under our regular calendar on items 13 abc endorsement of the mission action plan 2020. extension and modification of

the commissions sponsored mission must emotion interim controls and zoning map related amendments respectfully. >> good afternoon, commissioners neutrons department staff i'm here joined by my colleague john france and for from the mayor's office of economic workforce development and dean i can't from the delores heights street one of the participation will speak today, there are other commissions and from the office of economic workforce development unite join office of economic workforce development unite join as you is late last year, we focused on the trends address good neighbor policies and the planned process at the second reading in june the detailed strategies that are underway today, we're all i'm asking are for a formal

enforcement the extension of the interim controls - >> nope your go. >> and recommendation on the pdr legislation out of map 2020 and talk about the next steps before we go flotd presentation i'm going to turn it over to dean i can't for an update on the community participants. >> good afternoon. >> welcome. >> hi, i'm diane are madison square garden work at the tlorts community service thank you, commissioners i'm a representative voice an, an organizations that has been at the table from the defining of processed we are encouraged to work with the community on the crisis of displacement and

gentrification in san francisco we are supportive of the endorsement of plan and the actions before you today the community it means that you are acknowledging the eviction and displacement problem as well as the gentrification problems in our community it means you are committed to working with us and implementing the solutions and continue to find new ones and not limit ourselves to the work to date. >> the community wants to be clear and this is spelled out in the report that our support of the plan didn't mean that we are coloring pipeline ponlz probation officer move forward without significant community benefits and mitigation see for the potential impact it didn't mean that the projects are not accountable to help me in advance that map 2020 to create such as affordable

housing and prevent displacement of businesses and residents the the devil is in the details in implementation of the strategies we will stay engaged to make sure that implementation is informed by a includes community input thank you and please direct - please if you have any further questions we'll be happy to answer them. >> thank you. >> thank you diana just for reference we priority working definition of of the gentrification last time to explain the loss of low to modot incomes is not natural but a systemic pushing those out of the neighborhood i'm providing them for reference for the new commissioners and the benefit of public related to that i want

hocking to highlight a planned resolution given some of the public comment we received on the plan a few of the people that submitted comments building we're fairn one ethic group ero another we want to be jeer this effort is not better late than never about preventing freezing a neighborhood or preventing someone from the community but for the national households changes and preventing the displacement of families so the existing residents and their children can have their change of venues choice to stay in the community and by eviction or replacement harassment or any of the facility issues in the community so i have gone over the map 2020 before i'm including that for respect here again and we start

the map 2020 obviously you've seen before as well these are the categories on that were described again everything from protections to community protection and community goals those are the high level things we received when the plan was published in january that was general agreement and concern for addressing the fundamental in the neighborhood and from the different comments we either added clarifying language or they addressed in the plan by people were expressing support so where are we with since june of last year, we have been engaged from the practices we finallyizing this joint city and community report.

>> mayor's office of housing haun has been moving had and did affordable housing project along more than 10 in house units of the affordable units peter cohen, san francisco council of community housing organizations. and drafting the legislation and initiated some studies and the other particle process undertaking to continue to host meetings dwelling unit project sponsors, community and departments to continue the conversation around the role of market-rate projects and continuing for the goals of map 2020 as you recall from the previous presentations the impacts of market-rate housing is the sticking point between the city and the public so those meetings and conversation withheld to resistance the conversations as the pipeline projects move forward and come to thank you while the permanent

solutions are being drafted so an enforcement from you directs staff to continue the implementations and planning and development of possible legislation and initiate any review some of the zoning solutions will trigger the vital review and other city agencies and community organizations develop and implement the aspects of map 2020 and enforces the good neighbor policies of the plans and see they're not exhaust and continue to evolve and make sure the policies strengthen the mission. >> so related actions before you today is extension of the mission 2016 be interim controls that were adopted last year and then the controllers to make your exception for a dialogue

about affordability and displacement we ask the information controls is related to the topic the other reason for adopting them to give the department time to complete map 2020 last year, we suggested 9 months you were right to point out we need more time to fix the processes and need a little bit more time we want to finalize the legislation and began drafting it and john francis is here to talk about the pdr related process but two or three more we hope we'll introduce in the next couple of months. >> so this is just an overview and brought a version today that is red listened as you can see with the changes with the

summary i'll hand it out to you. >> the basic summaries they don't pipeline they're in place for 15 months as expire on april 15th the projects that meet the prop k are greater for affordability and exempt the presidio projects they trigger a conditional use for the loss of one or more rent-controlled unit and require a conditional use those are between 20 in house and 75 thousand gross square feet or 25 unit of residential and they're required the conditional use for large projects nothing that is larger than a normal project requires conditional use the proposed

changes to the spend extend the duration or whenever we adopt the permanent changes whichever one is earlier the maximum time is 24 months so they can only be in place for 24 months and proposed the boundary from kickoff what is currently most of mission to only cover the latino and mission street we have concern from the community about projects this is not meaning we're not paying attention to the rest of the mission or the mission is reduced to the geography but we added a requirement for conditional use from a change of use to routine and the rest of it is simplifying and clarifying the languages to make sure the accurate will language is provided by the property owner project sponsor and chaplains the right changes no changes to

grandfathering or the exchanging positions that is the boundary the changed areas that are highlight on the right hand so i'll come back to the next steps i'm going to turn it over to my colleague john francis that we drafted and mayor ed lee and supervisor ronen supported. >> commissioner if i may john is someone if i can give us a give you a little bit of background. >> john is with the citywide division and planned limitation before joining the department in september of 2015 he was with a firm you know managing streetscape design throughout the bay and central valencia open space planning and grafting of the development and zoning he received his b.a. in germany

studies and matters of from berkley thank you, welcome john. >> thank to the director good afternoon, commissioners as claudia noted one of the preliminary office of disabilities to help to promote production distribution or par used in the mission pdr in the mission and throughout the city help to maintain the economic vital all exist of san francisco and while providing resources to local community the proposed legislation before you was introduced by mayor ed lee and supervisor ronen for the zoning map amendments they're focused on reducing the xeemsz between pdr and non-pdr uses and enhancing the opportunity for new pdr space in pdr and. newtest districts

those include an amendment to reduce the non- pdr and pdr zoned areas to increase the financial be feasibility of building new pdr space, to eliminate the transit special use district and to raise height limits on select parcels in the zoning district the fierce legislation is a code amendment to restrict the gyms and manual and foot chair uses it from all pdr uses not to the pdr uses and can generally afford bigger rents the intent to reduce the competition for space in pdr district to pdr tenant can find affordable spades to rent gyms are permitted in the city with a

greater boibltd to find space the gyms and manual district what remain or convert to other noma status have submitted applications to the planning department the second proposal is recommended to the pdr cross subsidy provisions the code currently permit new office and institutional used to subsidies the construction of pdr space in the project the provision requires that the existing sited be highly underutilized for pdr uses this legislation will add gyms as allowed use for the subsidy and intended to provide additional benefits for the pdr space that would audits not be subsidized

similar the gyms can command higher rents and are compatible with an addition to the cross subsidy provision the third proposal so to eliminate the 16th street transit special use district or sud which includes all parcels in pdr dedicated within mission street and perseveriotrero allo large format retail use in the special use district did sud has failed to attract new retail uses and been suggested that the sud maybe kaurj property owners to hold out for large-scale tenants that can afford higher rent as opposed to to pdr

rent-controlled units to eliminate this causes the retail use to revert to the underlying standard for the one g district that is that 25 hundred square feet awhile still allowing the pdr that serve the neighborhoods the last element of this legislation a proposal to raise - raise allowed height limit in the umu district which covers showplace square and the dog patch the height adjustment are 3 or 8 feet as noted on the slide the intent of the height adjustment to make sure the housing construction and address the unintended consequences of a umu district i'll describe on the next slide that nostrils the

umu intent to encourage new pdr ready space which typically requires higher ceilings for the printed in the record operational use poor it should be noted are - so the contact for this last proposal relate to the height is traced to the 2008 eastern neighborhoods plan, which proposed the creation of the nuke zoning district for a retail and pdr uses in order to accommodate flexible ground zero that can host the pdrs used 17 floor to floor ground floor heights at the same time allowed heights were raised for the majority to allow for the higher ground

floor, however, approximately 200 plus be parcels were not up zoned to build this tint for the height district the diagram on this side demonstrates the cross section of the umu district with a 40 foot allowable height the buildings are intended to be 4 stories on the left side with a 10 foot height limit didn't require the 17 foot required ground floor on the right this is the 17 height ground floor that can only build 3 stories due to the height limit umu that issues or issue led so one case the property owner was 80 required to get a variance in

that case the variance was a 10 foot ground floor that is substandard for pdr uses by adjusting the height on the remaining umu the city can philosophical its policy priorities on building housing and providing more pdr that expand the r5e89 for pdr tenants additional due to the passage of proposition x requires the parliament of pdr in parts of mission and selma an increasing amount of projects impacted by the issue if umu heights are not adjusted this map shows the maps included in the zoning map amendment you'll see us focused on the northeast mission and showplace square and northern pearl and

the dog patch the gray areas are excuse me - umu zoned districts that have up zoned >> shom before is submitting that the planning department got finally expressing concerns about the proposed umu adjustment that he was ready to have additional height in approved whether it can add an additional story of height for - only to be used on the ground floor to construct flexible spaces that are pdr ready in order to clarify and codify the intention the 34r579d is recommending a modification to require a 17 ground floor height for all new buildings regardless of use that applies to the ground floor area currently the 17 ground floor applies to

non-residential that modification will preclude the project to have an additional story of housing on the parcel for the record i'll read the proposed modification on the slide the code section addressing the ground floor is 145 residential commercial mixed use they're in subsection a language proposed to be struck into the code is the following ground floor quote increasing non-residential should have a minimum floor to floor 17 from grade the proposed language quote the ground floor in umu regardless of use shall have a under height not less than 17 feet and they'll be designed to meet with the residential design

guidelines unquote the planning department is recommending a section modification to those legislation which is to include district 10 from the height adjustment the department still buildings that is is important to address the mismatch and allow the height for the umu district, however, because of outreach focused to large extent on the district instead of the district 10 we believe to for the neighborhood before moving forward with the height this map on the slide shows the recommended change to the proposed zoning map updates there are approximately, one and 15 new parcels excluded from the adjustment in the district lastly on a procedural note when the case report was submitted last week the environmental document had not been completed

i'd like to for the record as well as the updated resolution that reflects the environmental finding for the record i'll read the technicalities from the resolution - or result in a substantial - and no new mitigation areas for the - no changes have occurred with the circumstances surrounding 89 impacts to which 9 modified project will be considered and no new information shows the modified project will cause significant environmental impacts with that, back to claudia for the map

2020. >> thank you, john. >> so as far as next steps after enforcement at the commission we hope to go to the board of supervisors for enforcement of this plan we have an implement plan that will value the targeted we have in the plan and the strategies we'll continue the city and community dialogue and additional meetings where stakeholder and issuing yearly progress reports first one in july of this year and continue to work on the legislation that we hope to bring to you which is the reason we're asking for an suspension extension of the interim controls and heard the calle quarto agency a followup we want to look at the reexamines of 24th street and so

we'll prop you additional legislation for the mission neighborhood commercial corridor we want to look at interim controls for concentration and want to allow the compatible pdr from the corridors and services of the use as a pdr follow-up after this legislation you heard we want to potentially zone what we're comp the auto repair between 14 and 15 to protect, the sensitive auto repair businesses and might recommend modifications to the special use district and a benefit study underway that look at how to increase the inclusionary housing 0 potential in the neighborhood so we can continue to meet the target so we're looking at specific sites

in the mission and hope we'll have an informational update as we continue to move forward this is just a visual timeline for the next steps for the first half of this this year we hope to come back to you. >> i will finalize by saying the map 2020 has been a joint city community plan, it has enthused not only the deliveries but the trust building and honest dialogue about the trade offs and states a commitment to strengthening the facilities in light and address the impacts of the crisis on the vulnerable city resident and focused on the issues of people and less on the philippines or aspect of planning we recognize no magic bullet an economic trend our goal the comprehensive strategies with

the city families support from the mayor's office to the district supervisor will move forward the map 2020 a neighborhood of choice for all to live here also the low on the other hand, to middle-income families. >> thank you, ms. flores. >> a followup i want to say a couple of things and thank you claudia and john and others from oewd this is a two year effort i want to reinforce something that claudia said the level of trust building over the last two years i feel i'm proud of and this is separate a dialogue two years ago was challenging i think and was more about our differences than where we agree and we're

not there yet we disclosure with the community we've been on both sides are clear about the level of disagreement and often around the issue of market-rate housing and the role of market-rate housing but we'll agree despite of this conflict we need to move forward with that package of solutions i feel good and proud of the work we've all done and the city and appreciate the support of the community open this and the support of supervisors office see and moving this forward so just to remind you there are 3 actions in front of you the enforcement of map 2020 and its the second is action on the extension the interim controls with whangz changes that claudia mentioned and the pdr that was introduced by the mayor and supervisor ronen with that, i don't i don't from

supervisor peskin office would like to say. >> few things i don't i don't change legislative aide to supervisor cohen i want to applaud the staff for the incredible issue today supervisor cohen has reviewed the legislation and agrees with many aspects for the greater intent of supporting the interim controls but, however, has concerns about the proposal to change the height limit in district 10 specifically in peter and the dog patch neighborhood and while the requirement applies here we understand why the height limit is proposed, however, alec earlier which had that was from the map 2020 and focused in the midst neighborhood we that or be building that legislation reflects that but needs to be further dialogue with the neighborhood in district then he

specifically in the dog patch and petotrero hill. >> thank you saw this in the presentation earlier again, our office will commitment to working with the planning department staff and the community to have this conversation and explore options that maybe more appropriate for district 10 thank you in advance for considering that. >> thank you. we will open up for public comment i have a couple of speakers but others please line up on the screen side of the room. >> (calling names). >> thanks abby. >> good afternoon, commissioners my name is abby i'm the director of policy and real estate for sfmade i'm here to speak on the pdr component of

what you're considering today sfmade is a nonprofit organization that services the manufacturers here in san francisco to the tune of over 6 hundred companies that make something in the city we provide indirect service helping them to stay and grow in the city one of the services with real estate services to help them look for property when we need to expand and change their production or growing or otherwise change their business in probation officer some way with the goal of growing and maintaining the acceptable and middle-income jobs that are provided in san francisco in the process of supporting for companies we don't a lot of work with the various pdr districts i can't imagine and seen a significant uptick in the pdr spaces their beyond the rates that manufacturing companies can a

pay they need space that is affordable to operate in san francisco given that we are supportive of moving 16th street special use district retail on the property that are pdr properties we in fact, have seen examples of where property owners have chosen to keep their property off the market and wait for a retail tenant and wait for a retail tenant and especially, as we provided pdr manufacturing companies to those spaces as tenants were not not selected while this was in place we're supportive of that and supportive of the changes to remove gyms and massage establishment from allowable pdr use thank you for your time and consideration. >> thank you, ms. wartime. >> next. >> thank you commissioners j a president of the potrero

hill broadcasters i want to thank our the work in the midst and supportive of the plan with the mission in the needs of mission neighbors. >> thank you to the planning department and supervisor cohen office and ms. chang to explain why they want to include dog patch and potrero hill from the umu or umu we're a neighborhood for more active use to maintain the pdr but because ios district 10 areas are not included in prop x we feel this legislation so overboard at this time we want to continue the conversation and planning to see how to incentivize the pdr use and the retail use and the ground floor and focus overseeing efforts will be more fruitful than the consequences of overboard legislation thank you very much i hope you'll support this with the exemption

of pearl and the dog patch from the umu modifications thank you. >> good afternoon. i'm born and raised state and local san franciscan i have copies from the executive director and with mission housing copies of letter if our executive director sam asked for your support on map 2020 - i have map 21. >> thank you i myself a someone that represented two different nonprofit community shareholders at map 2020 meeting and had a hand in crafting a small section of the report wanted to ask for your enforcement or endorsement the initial goal to find common ground between the city and community advocates on the spacing in the neighborhood and

may have seen as a insurmountable task but overcome to see the necessary solution in the defense of mission the proposed regulations on the report is vital to mitigate the factors of market forces and capitalism in the defined areas your endorsement is essential in moving those items as he each day is more challenging it is true we remain to have strong disagreements on vital topics i want to state for the record we don't build that will end in colonel inching in gentrification in the mission this is jd a needed step targeted that and includes items to be helpful thank you. >> thank you, mr. buchner.

>> next speaker, please. >> good afternoon. my name is minute and i'm just here to simply ask for a continuance of your endorsement today as a simple reason that there's a large conjecture of the community that has been made aware of that i learned about the map 2020 and reached out to the neighborhood groups that surround 24th street and the mission and 3 of the 4 hadn't heard of map 2020 and reached out to the city we learned that the city had contacted some grownups or groups and not any neighborhood groups you can't comment on something you don't know about many of the groups i'm sure in our review asking for a continuance 0 so at the, read it and understand it is complicated and will effect a

large block of mists so and 0 we can be part of the >> thank you. next speaker, please. >> and corey smith on behalf of the housing coalition. we have been involved for a long time it felt that was important to say something no official position on the legislation we're nutral and the one thing i want to add that director rahaim mentioned the trust that was built i think that is a credit to you and it was very, very help you look forward to continuing on that issue.

>> thank you, ms. swedish. >> hello good afternoon here's letters i sent you pdf of the thirty pages this morning yesterday he took a walk along hampshire florida and alabama if 22 to chavez the new reduced area he was to looking for what was going on you should look at this area as a test zone for any section 317 reform do a mandatory dr and reduce the size rather than the one now it basically makes the single-family homes i think you can change the tan mount demolition per my letter author changing the language to a eventual active form and also use your powers to adjust the

numerical criteria so i saw a lot of construction a new building and a lot of plaques, i saw many property for sale, i saw some of the locks that suggest airbnb and this is what else i saw on yoeshg one one one 0 york. >> that's the how's that was there this is what is there now an alteration then i saw thirty 2727 polka notorious house with airbnb on the internet they even have how long it takes you to get from sfo to the house it was originally 3 units i couldn't find the original house the google pictures didn't go back

but a 3 unit arc deck this was an alteration and 1090 alabama that upset me then this is what i saw and this is what that was was last may 2016 and it is also, if that historic district you have alabama, pioneers and it is an a rated house and your own documents i included in the pdf say like 1868 and last one i didn't take a picture of you didn't think that was for sale but on the internet i passed this house for sale it is 4 units and the things that brings come to me 317 comes to noah valley but in the context of the whole city what brought it home this issue that claudia flores

talked about was this picture that if you look at closely a man with a child in the photograph the man with a child sitting there in a four unit building and . >> unfortunately your time is up. >> i'm done. >> next speaker, please. >> resident working from the mission detriment agency from the beginning i have been working on this but little by little many things we want to acknowledge that now after 10 years of fighting with the city finally seven hundred 88100

percent affordable housing 7 new projects we're build with mission housing and again moving forward that is not enough we still looking for more and i hope we get the money and resources and get more sites for the housing we are still having legislation and taken too long i think we're working to get results and i'm supportive of this and endorsing this and continue to work i know a lot of good things about the tenants people are displaced everyday housing we're having increased a population of homeless and no solution we need strong legislation and more resources this is also an opportunity to recognize if you this is the

first time we saw this investment and participated working with the mission and mean streamed some people think it is not easy for any of us and we will not support market-rate development small ben's group benefits and that is continue displacement in my neighborhood we need to keep the mission neighborhood for the opportunity and this is are is working-class a long time go good are they italians or germany's but working-class people and want to keep it that way i hope we continue working together all thank you. >> next speaker, please. >> afternoon commissioners

today, i'm asking for a continuance for endorsement on the map 2020 i respect, of course, the harked with the sf planning department and the outreach, however, at that time it takes time to get the map 2020 right. i ask for an delay a two year effort from the results i've seen that is basically reaffirming the current sf housing element in significant changes there is no call out of an annual report study for the new construction of new apartments and condos as well as tracking and maintaining the pdr businesses in the neighborhood there is not high enough goals to build now parliaments we need 5 thousand in the mission over 3 years to

prevent the gentrification going on and to accommodate the young people that are newcomers moving into the neighborhood no collaborative assess with a nine hundred feet of mission children's or families no vehicle to encourage the study no call out of 0 kroef study to see the delay housing for latino families in the mission and also two interesting is not calling out the policy of obviously for the housing element to foster a housing stock that meets the residents across all life cycles and need growth according to the infrastructure and capacity of the neighborhood i ask you to delay your decision today. >> thank you.

>> next speaker, please. >> ms. hester. >> sue hester he support you acting today thank you, very much claudia and people that worked on map 2020 going forward with that project you're going i'm going back mentally to josh who presentation to you because it is of peace we did a lot of community planning on the eastern neighborhoods plans specifically in the market and preliminary in the mission and dog patch areas from 2002 to 2008 when it was passed by the board of supervisors in the might of the depression economic depression in this country no one knew at the board of supervisors and the planning commission how much the

economy will dramatically change after 2010 and the mission has borne the brunt of it and the work that is done in the past two years on mission 2020 and the work in the past year by the planning department is a very valuable education or addition to what was done originally 15 years ago when the mission plan was adopted you have the context you reviewed it when you josh talked about the housing job balance those are in there talks about the how the income level the residents have shifted pulled out the mission if that and it had been even worse because the mission is under seizure this is

your attempt and our attempt to do the right thing to face the reality of 2017 that was hypothetically planned in 2006 and 2007 and 2008 when the eastern neighborhoods mission area plan was adopted this is right thing to do people thank you. >> are is there any additional public comment? >> that would like to comment on those items seeing none, public comment is closed. commissioner moore. >> ms. hester summarized it well, she is an institutional memory for some of us worked on this a a long time and resonates with what they said and thank you, ms. flores there is harder any planning as deep a root in

the community than this one i think director rahaim said that well, it race nationals with the director that few and far between is coming together of across normal unsewer mother-in-law dpiftd lines i'm happy to see it and in support of pieces one the endorsement of the actual plan it's the second piece is the extension and modification of the interim controls, and the last piece was thoroughly done piece thank you, mr. france francis i think that leaves questions open i heard well summarized by mr. chang from supervisor cohen's office since not as well explained in the background you went over together i would like to myself to suggest additional time to go

into questions i have particular ones i'd like not to elaborate on at the moment but port the approval of the first two pages with the deferral of the third part and i think through is something that didn't necessarily have to take a long time but i think a thorough review vetting with everyone involved will help that piece together with those two understand it better to move with the case. >> to you mind are you proposing to deter it in all neighborhoods including the mission or only in district 10. >> i'd like to defer it for whoever is effected i don't see the boundary lines clearly on the drawings in front of 43 me it is fair but very easy i'm concerned about very large lots for example, we aggregate in large buildings were excluded in

one piece rather than stepping in a bunch of questions i'd like to see that addressed in a little bit more detail the real questions come out of neighborhoods that is the strongest force in and of itself summarized who grows that piece and is the buy in to satisfy that presentation. >> thank you commissioner melgar. >> thank you i want to i first of all, thank you to jeff for all of this so i think that you know when you have planning processes that take you know decades and then have represent kugz for decades the southeast neighborhood and zoning district a few folks that what follow ms. hester remember

the minute details of 20 years ago but the resources that it takes to follow these processes for decades are unusual not held in low income community so having this process about codified and then giving us much resources and attention as you have i think really i'm grateful for and also to the folks in the community-based organizations like meta and delores street so i'm grateful what is there and it is important to codify it i'm ready to move forward with that today with the exemption of changes in district 10 i'm fine with that in the mission but i'll see what my

fellow commissioners have to say but certainly to hear supervisor cohen's concerns that community has not had for two years of you know talking about all of this stuff i think it is only fair i don't how to that that if with, split that off. >> that's currently the staff recommendation. >> okay. >> yeah. and that's okay with the change in the mission. >> was that a motion on those items. >> did you make a motion. >> no. >> okay. he do i make a motion we support this with the exemption of that change in district 10. >> second. >> commissioner vice president richards. >> thank you, very much. staff it's been a long time and we have a way to go thank you director rahaim you rolled up our sleeves and got our hands

dirty not in a derogatory way but we had over and over and finally the most comprehensive document outside of the mere zoning and planning and includes other things that would be great and a cough of points i support the old boundary for clarity sake so i was asking the motion maker to amend to the old boundary in the 2020 the question i have district 10 goes into the mission it goes everything east of bryant street. is that correct? >> where. >> it is potrero or bryant street. >> it includes the northeast

mission okay. >> and in our request today is to - for the removal of district 10 in the discussion but up to the commissions consideration. >> not talking about the boundary the interim controls. >> and that boundary goes up to pier and it covers or projects for consistency sake that's fine. >> maintain the interim controls and not reduce that as recommend. >> i'll ask someone who worked

on this including ms. flores who worked on that for the plan i don't want to tip the scale. >> yeah. the community folks that we've think working with on the map 2020 didn't want boundary changes want to keep the current bound staff recommend it from the community members on mission street in the latino cultural district without speaking for the district they want the original boundary. >> can we hear under mr. raha >> yes. the last meeting when we proposed the continuance they

had the new map we have not supporting this we want to keep the boundary yeah initiated in the interim controls. >> great. >> so the motion is amended. >> yeah. >> commissioner johnson. >> i'd like to echo thanking all the community that worked on this and the director and staff you guys did a fantastic job heard about the map 2020 vision for quite a bit and it is a monumental effort to see that today, i have a couple of quick things many of the items to go forward in terms of map 2020 plan and the actual way we'll have the neighborhood stabilization for the neighborhoods a lot of them are efforts that don't - have not completed by the passage of mc-2

map 2020 many things that require additional legislation and creation and even regional or statewide legislative change i'd like to obviously like to discuss that many times and without going into the specifics many measures and different actions if we could talk a little bit about what is the real sort of next step to approach some of the items that even if we pass the sort of the plan today do not exist in real life for example if you've not read this how every along the idea of pursuing the ideas of rent-controlled changes to state law we're not doing that in the city and county of san francisco so i wonder what is the true next step for some of the items

here. >> what will be pursued first what is the livelihood. >> so some of the ideas like the rent-controlled it is important for the community for us to reflect on the plan everything we've discussed if we're not moving forward with that the commercial does remember we know that is a legal and can't do it bus community folks want to capture that we talked about that and in a way so it that comes back we've addressed that and see that is in the feasible so capture what we've talked about a section in the report that ideas are discussed but not moving forward so to you're more important question on this slide i have cumber currently i highlighted physically the four things that

come specifically to the commission with the inventory what is everything that at planning code and planning commission is relevant so that includes the additional changes in zoning for the 24th street commercial corridor we're looking at heights specifically but allowing the pdr that is some projects have come to you in the commercial corridor and some we requested to have pdr on the neighborhood commercial district that are currently not allowed we no idea to modify that for mission street we're looking restaurant controls if you modify the interim controls we included intern restaurant controls we want to work on the apparently controls to look at the concentration issues so we don't have an over concentration of restaurants on mission street and allowing the pdr and pro bono certain uses not

appropriate on mission street lice administration office one that the commission we've talked with the zoning administrator it is updated a definition from the 80s it is office now we want to renew that protecting those neighborhoods serving businesses and then have pdr follow-up legislation as well so you know we need to work with district on the 10 on the issue that we are suggesting urban design removed and look at. >> lastly the housing piece the most important one a study underway since november and a community advisory team in the mission for additional development potential for height in exchange for the affordable housing or vacation sites so i

think we'll be ready to give you an informational presentation in the coming months these are the ones but the mayor's office of economic workforce development is here and can give you and mayor's office of housing moving forward will be for the nonprofit displacement and the arts commission for the definitions and things that are outside of our purview and our purview. >> if i may add part of your question how to explore the issues we don't know commercial rent control is not allowed the one thing other ways we can't change state law state law but other ways to get at the issue of the commercial rents torso we're looking at that and other avenues we're not sure about incremental they're in the document we want to explore what

we could or couldn't the issue of first right of refusal of the tenant when the building is for example, those are issues that we want to explore in detail so a series of working groups exploring those issues and have quarterly updates on the updates and other departments it reminds 33 me perhaps come back here once a year to talk about progress. >> we have a - i'll say again monumental effort many things will come to the planning commission i want to not forget that the driveways that cause this to flare-up particularly in the mission but other parts of the city have still there are and facets we cannot do anything about no one is changing the

ellis act we have gotten reports if the rent board they don't have the data to support giving us a true picture how many residential buy outs before it comes to the pot point of an official rental in terms of businesses moving out through is so much happening it is hard to determine what the city should do about that; right? so i want it is as much work has happened there is continued conversations there are major factors we need to do some things about some things i don't want to say we've done this but appreciate i want to point out a number of items i remember we reviewing the excelsior sheet and lots of things for example, for the

support of the art organizations and nonprofits that sound well and good but no funding and there's no identified programming and there is an idea that is didn't really have substance so something there i don't want to think that after 2020 that's the thing and it's all good more half of the things on the list are not real but time will tell great job on the second piece i'm supportive of the motion but put on the record i building that the height changes should apply to all the reason is not that i don't think we should have a robust community discussion i think we should but i know that some of the same community that is maybe not necessarily the grouped

prepared here today but the same community in district also had issues with the concept of additional floors of how taking advantage of the fact there is a bump requirement we've had a lot of hearings in the soma i don't know how that will be different that is a fix i think we're not stepping away from the policy argument or the argument design argument that higher ground floor levels are better from the streetscape perspective an, an economic development for accommodating more uses we're not stepping away from that to then argue that we want to keep that requirement but not the building to be take our it is to me dpoongs so i don't really support making that the change

the requirement in some places and not others across the eastern neighborhoods we have multiple neighborhood groups say that is the problem that i'm not sure but we have a motion with the boundary with the interim controls that's fine but don't make sense. >> thank you commissioner johnson. >> just to piggyback on in one i recognize a lot of the strategies in here are not necessarily planning code related but think that is important for us to continue to work on them and lend our voice to helping us out some of the facility issues and mitigate around the gentrification displacement i mean, it was troubling to hear earlier today about the efforts around bringing back the development to fund affordable housing and not much has happened not 5 years since the redevelopment gone

away and need to beat that drum and whatever else the other items in here to continue to advocate for those advocacy policies otherwise none will take them up perhaps i applaud the department and the folks from the neighborhood who we feel are out here to continue to voice those concerns and policy changes i think they're important in a lot of what in here will be a road map for chinatown or bernal heights to mitigate against displacement and gentrification so i'm fully supportive and agree i think the changes to the umu makes sense so hopefully, we, talk to the issues of the potrero and dog patch obviously if we don't make the changes they're asking for 10 foot

ground floor variances i don't think helps anyone didn't help us create for pdr space or if you create the 17 foot you lose affordable housing so hopefully see overseeing changes back after the discussion with the neighborhood. >> commissioner vice president richards. >> a couple of things with the that have the umu cut out of district 10 it didn't apply to the district 10 i scratch my head we approved for the last two years to commissioner johnsons .23 that makes sense to look at this item in the context of what is happened in the neighborhood i looked at that whatever comes out of that we can companion on because hard to say we want this but can't get the return so that that is a political thing to be discussed to commissioner johnsons point i like the things at the end of

the goals responsible parties timing and short medium he call this the restaurant cheap and expensive and killing me i like to the directors point the early status of monitoring the limits what did we get with all this and one question from the neighborhood - is she still here the woman that got up and said i don't know about that are you the one that didn't know about the process can you come up a second we have a question for you please. so what we're doing here today is extending what we've already done so not like we're creating something out of thin air and john rahaim it in 15 months on the road leakingly and beyond that the things and

organizations will try to do what neighborhood groups were not recommended you said 4. >> who were they and okay. >> intermission and central mission but we found out this morning that sorry the other one was liberty hill not notified of that i'm not representing it i'm not representing any of those people i'm saying - >> none of the neighborhood successors we are notified we asked the city warp told that specific people were notified but neighborhood associations in the midst with respect that's all i'm saying we live in the mission and want to be involved that is important and it is crazy this is two years in planning and people i'm new back

to the mission but the they were unaware and loovbt the map? huge. >> i would cross-check and innovative i know that liberty hill is one on the list but the other ones talk to mrs. flores we have another 9 months to take part when we include this process you're welcome to do that. >> thank you who do i speak with. >> the staff. >> yeah. >> okay. >> okay. perfect thank you. >> i wanted to clarify that. >> thanks. >> commissioner johnson. >> so on a positive note i would love to think more broadly about the jurisdictional changes for example, going back to tren

control i know that is legal but work from the time and memorial i remember in the development that was not urban common for a project to be provide for below-market rate space to a nonprofit that may have some sort commercial enterprise attached to it i don't want to dismiss the legal there is a lot of stuff like this interests been working and some in the future thank you. >> are you going to get it. >> kevin mayor's office of economic workforce development thank you for the comments i wanted to get up commissioner johnson and is as far as next steps we have almost 8 hundred units keller in various forms of acquisition or predevelopment all of you're aware of those sites commissioner melgar you've been advocating for those sites for years a particular good time

in the affordable housing and mission it is nearly not going to be enough the point the work around many of our projects where we have ground floor commercial space we'll offer discounted rent to the communities and hope to be able to do with the developers they'll an option to discuss so long as it what support itself if you have any other questions about the near term please approach me or send me an e-mail. >> i'll stop at your desk. >> thank you commissioners there is a motion that has been seconded to adopt the resolution adopting the plan and for the interim controls and recommending approval for the planning code and zoning map

amendments with modifications to eliminate the district 10 from the umu legislation and retain the boundary the interim controls on that motion commissioner fong. >> commissioner johnson commissioner koppel commissioner melgar commissioner moore commissioner vice president richards and commissioner president hillis so moved, commissioners, that motion passes unanimously 7 to zero. >> commissioners that places us on 14 ab 1298 howard street - northeast corner of 9th and howard streets. request for a conditional use authorization and large project authorization. >> good afternoon commissioner

president hillis and members of the commission doug department staff the item before you a request for a conditional use authorization for the conversion of an automobile services station and the development and large project authorization inform allow demolition of service station and car wash and accessory restaurant for 55 foot tall three or four totally one and 42 thousand square feet that includes 13 thousand plus square feet of ground floor for the administrative and personal and commercial space use and one and 28 thousand for residential use for one and 24 dwelling units the project will have a mix of 0 one bedroom and 52 units it includes an additional thirty

thousand plus square feet underground parking garage through a driveway on the street approximately 2000 plus square feet of private speak up will be priority for 14 units and 9 thousand plus square feet of common open space through an external courtyard and alley will be provided through the provisions for the planning development and large project authorization the project is seeking exceptions to the planning code requirements for rear yard exposure and on-street parking loading it is located on 5 blocks sfwvn a total area of 37 thousand plus square feet that cumulatively have 25 feet of frontage along howard street and long 9th street and two hundred plus

along po tom it is in 3 district with including the regional commercial district that western selma and the residential on classify district has a restaurants doing business as chevron a burger king drive through and those structures were you constructed in 1998 that and the drive through restaurant in 1999 and currently under proclamation the immediately surrounding are office buildings to the north an industrial and south of market to the west and mixed income or mixed use with upper floors to the south and educating that department has 8 comment

letters from neighbors several the letters support the project but majority have opposition to placing the driveway on po tom street 860 in your packet there are copies of correspondence and let the existence know that staff wants to provide the commission with copies of the costa hawkins and two amended motions that primarily more clearly organize the required finding relevant to the zoning district for the project after analyzing all aspects the department staff finds this applies with the applicable planning code and with the policies of general plan and the

western selma plan that exhibits overall quality design for the context and neighborhood, the project is located in zoning district where office and commercial retail use are permited. >> the project is appropriate infill that will add one and 24 housing stock and plus commercial space in the encouragement 6 mixed use building with over ground commercial and pdr uses the project is consistent with and respects the neighborhood character and provides a massing and scale for the adjacent context the project will comply with the hiring program, the project is necessary and desirable and is comparable with the surrounding neighborhood and not be detrimental to the area and mr. designate 17 dwelling units on

site rent-controlled undcastro street the project sponsor is present and this that concludes my presentation. i'm available to answer any questions. >> project sponsor, please. >> 10 minutes. >> my name is 101 chan the project sponsor i've been a we're a realtime company and do development and for our own portfolio we have an experience in commercial retail office, and for the past 15 years misrepresent family as well this is one project we

intend to build and manage and hold for the long term we're very sensitive to our neighborhood and the neighboring you surrounding and has deny extensive neighborhood outreach over the past 2 and a half years held a total of 4 general neighborhood meetings and the uniqueness at least to me is that i've not experienced widespread support from the neighbors in the second meeting we have conducive and very info active comments from the neighbors that will continue to have updates that's why we end up with 4 neighborhood meetings in addition had individual meetings with owners cross on the po tom down patoma all over

the place howard and across the street as well the project team is compos is cd and my colleague will do rest the presentation to answer any questions you may have. >> thank you very much. >> commissioners. >> sfgov go to the - >> >> my name is toby i come to you as a proud representative of this project if i recall as the designer but also as former vice chair of the soma task force that of those interesting we got to work on all the complicated legislation we helped to foster as doug mentioned the lot is almost an acre that is on patoma

and howard and also 9th street for those of you who don't know the chevron gas station the bottom picture the office building on natoma and the wide streets of howard and 9th street what was interesting about the project as doug mentions that crossed through zoning district the r e connector and is mixed use and the commercial district also a 45 height limit on part of it and 55 on the rest of the site and has looks flat but

almost a story worth of gray change between the corner southeast corner and the northwest corner across the site you'll see this section gets complicate but essentially it is four stories ever wood over a concrete podium the other thing that was structural since in sort of existing rear yard open space we moved the pedestrian alleyway in bound to have residential on both sides that have residential entries on both sides we have 47 percent two bedrooms and some are larger than the two bedrooms we've been designing recently. >> the lowest levels it the parking garage level i show you this has a maximum of parking

space allowed without a conditional use that is 8 car share and a storage area for you know the larger kid bikes as well as car seats that will use the car share the l is taken out low permit us to have planting on the residential use so we can have real trees not above podium sorry we had this on a drive the first floor the large commercial area that borders howard and natoma and 9th street we have visions of breaking off the corners with local retail we do not know what that will be since occupancy is 3 years if now and seen much changes in the

commercial landscape an marketed and mission showing you though how it gets subsidized from the center shows us commercial bike parking and also our pedestrian use the residential unit on natoma are all two stories and the one in the main building is setback back with the planting and the alley is setback 5 feet in order to enlighten the entry will be off natoma off the alley we're encouraging the use of alley as the major pathway to the and from the building. >> just going up the plans i'm really showing you to mainly show you the distribution of

open space and how the building is stepped back with all over the place open space throughout the project on the alley on the third floor is setbacks an additional 5 feet those are not only the alley controls but the the odd pedestrian alley controls in the center is setbacks and on the top level we wanted to roof assess be integrated with the building as you can see the roof deck is shared with a floor of the building that has occupancy so also won't be a place that is hard to get to can be integrate into your daily lives the section illustrates what i

was talking about the no garage under the muse and see how it opens to 9th street the interior courtyard not like autography isolated area and views into the courtyard and makes that feel more spacial. >> one off the more challenging pieces of the project it was large and segregating with the western soma industrial and residential historic district and so here's a little diagram of showing how we worked with the local architecture and the major architecture was to start with the typical warehouse structure within an im34ri9d basement topping to create interest and

open space and then the last diagram reestablished the building. >> this is the 3-d rendering as you can see with the horizontal helps to simplify the only and the cutup wanted to have a simple building but a glimpse that was turned into residential it a architecture to declare the retail portions the building when the base is eroded this is a high-rise entrance and is indigents into the view into the courtyard or the entrance on the other side as you can see how the massing stepped down on natoma street this is a a view through the alley and next to our sort of iconic industrial building on

howard street and here's the two-story units along the natoma showing the type of semi public-private contribution spaces that will make the units a success and give them privacy from the people next door and he would like to add with the news will or about a residential use smertd into the district. >> open up for public comment there are no speaker cards. >> but is there any public comment on this item.

>> if you like to speak approach the podium. >> hello my name is andrew i'm with somcan i'm asking for your continuance until i and other communities members have a chance to meet the developer to provide cleanpowersf that is assessable to the public unlike how other developers will have on the roof line we want to see that welcoming and supportive of seniors it is half a block away and seniors have been voicing they need public open space to walk in and experience and do other things that will be a perfect site to do those things our neighborhood has the lowest open space per capita and the

ones we have are over crowded we have problems with the b m.d. park with heavy uncle from adults the - please support our request this project will provide long term benefits for our community thank you. >> thank you, sir. >> next speaker, please. >> hi islam jamie with the design we're across the street from this property and we work with some of the most challenged people in the city the citizens can afford we are having issues with with people living in the back alley complaining about students during break and so forth we are concerned that will offer lap with the residential and so the

3 places have moved out and last year they doubled our rent we have those issues thank you thank you very much. >> next speaker, please. >> hi commissioners my name is nate i'm with somcan i'm asking for your support in continuing the item until and i and other communities members have meet i've been actively working closely and look at those discussions reflected ♪ project as much as having a commercial space dedicated to nonprofit and/or small businesses aside from the small businesses they're either pushed out or can't relocation so, please support our continuance so this project will provide long term benefits for the almost struggling nonprofits and

businesses >> thank you. >> next speaker, please. >> i'm is somcan i'm asking for your support in continuing this until and i he and other members have been be working with other members we want to see speak of those our community has discussed and requested in this project with the bmr unit at different level ami and that will provide more opportunities for different people - support a continuance that will provide long term benefits for the existing residents thank you. >> thank you very much. >> next speaker, please. >> good afternoon, commissioners i'm angelica with somcan we're here to ask for a continuance on this project to

give us an opportunity to actually meet with the developer we are a block away from this project and we're aware of this happening to luckily we heard about a hearing deity and even wonder in the supervisor has been briefed about that project some of the concerns withhold to have an opportunity to discuss with the developer is - pipeline quarterly dashboard yes. that development is falling below with the voters sports to make sure we are getting a little bit more more affordable housing in the

developments that is 25 percent onsite and thirty percent offsite two having the bmr unit at different income levels thirty to 40 we're able to talk with the developers in the neighborhood to have this opportunity such as is invite street will mission project and would like to have the opportunity with the developer as well number 3, like to be able to talk about the design guidelines workforce been tirelessly working with the filipino cultural heritage district which developers like the 9th street ninth and mission and 6 and folsom street projects have been with us of course, we also want to have the commercial space for nonprofit and businesses we feel this is a good site for us to be

able to keep a lot of struggling nonprofits and small businesses staying in the south of market due to high costs of rent somcan is one of the organizations that feels the heat a many more organizations that is going through that so, please we request that you support our continuance and give us this opportunity to talk to the developer somcan was actually really active in the western selma plan and we would like to see a lot of the things incorporated and in what we've discussed in those meetings as well thank you. >> next speaker, please. >> hi good afternoon i'm crystal from the veterans quality center i wanted to ask for a continuance i think that project is - there's a couple

of reasons i believe that filipino started in we went in the process it shouldn't be of new surprises after we passed the legislation last year, we want to work with the large developers with the large-scale sites so prominent as this location and the lgbtq district should be included in the conversations on a different note first of all, i really agree with what somcan is saying a lot of the issues around we we want to see in the neighborhoods supporting the developments i think for the expirations i want to bring up the fact a lot of the projects are - i feel there be detrimental to soma because their plans that really in different slots and differences decades i'm concerned about the loss of this gas station and