and went through very detailed and caught some things that we fixed. as we go along in the process after this hearing, we'll continue to make sure that we're not missing anything and then if it does get adopted with some errors, i usually come back very quickly with fixes for that. >> thank you. >> i make a motion to approve. >> and is that with staff's modifications? very food, on that motion to approve the amendment with modification, commissioner fung? (roll call). so moved, commissioners, the motion passed unanimously 5-0. this will place us at item

12, pca for the zoning districts, planning code amendment. >> good afternoon, commissioners. i'll be presenting an ordinance proposing to do three things generally, modify operating conditions and conditional use criteria for liquor stores, increase the permissionability from services, public facilities and liquor stores in the nct3 zone district and to increase the permissionability of arts, activities, philanthropic activities and general entertainment, bars, liquor stores and restaurants if the upper market street nct. however, before i begin my presentation, i would like to provide tom brentanno. >> welcome. >> thank you and hello, commissioners. it's an honor to speak about supervisor's mandlman's

ordinance to use this is the upper market in the ntc3 transit districts. this legislation will make restaurants, art's activities, a variety of institutional uses in general entertainment principallably permit old ground floored and for many of the uses, second floors and above in the upper market nct, which runs from castro to church on market street making smaller conforming changes to the zoning district ripping along market from church to vaness. the legislation won't be a silver bullet for vacancy concerns or stop landlords from challenging unreasonable the rents or keeping storefronts empty or stop the ship from online shopping that threatens so many brick and mortar retailers. this will help us succeed. the growing number of vacant

storefronts means less foot traffic and an increase in the negative behaviour an empty storefront can draw. our office has heard from many small business owners of expanding a market -- one such market was able to open after a 16-month permitting process that too many have given up or decided never to try at all, living storefronts unfilled. a budget and legislative analyst report clearly shows what residents and business owners in the neighborhood have known, that retail vacancies are a problem in upper market. the the report suggests that overly restrictive zoning is partly responsible for this growing problem. according to the report between 2015 and 2017, vacancies increased from 8.5 to 12.9% and most of which were concentrated on market street when deloris and castro.

in the time since that data has been collected, the problem worsened. the reasons for upper market's vacancies are the more restricted requirements in effect there and not in other commercial corridors, including nearby valencia street and haze valley. this results in a longer and more expensive process for businesses hoping to open. in upper market it took 332 days from submission to secure a conditional use authorization. when combined with other permitting requirements, the entire process can take years. for many applicants that means two years or more of paying high rent on a storefront that hasn't opened yet. in a neighborhood struggling with vacancies, the city should be doing everything to attract businesses and help them to open as quickly as possible and that is what we're hoping to achieve with this legislation. our office worked with neighborhood stakeholders over many months including the castro merchant's association, castro community benefit district,

eureka valley and the triangle neighborhood to develop zoning changes we are proposing today. the fact that these various groups who would have differing views on land use and appropriate ground-floor uses have reached agreement on the ordinance before you today, speaking to the reasonable nature of what we are proposing and the dire need for a substantially easier path for businesses opening no one of the storefronts. i would like to thank diego and aaron who worked with our office and we are grateful for the broadly supportive recommendation that was provide and the clear, shared desire to open upper market to new uses to trudraw visitors to the corrido. i know diego will go into detail on a staff report but i wanted to respond to a few of the recommendations and explain the rationale in including them. recommendation 5 proposes to maintain healthcare services,

principallably permitted use on the first story. while we appreciate the important work that has gone into the healthcare service's master plan and understand the rationale behind this recommendation, the clear message that we received from the various neighborhood groups who we engaged with on this issue is that there is already an overabundance of ground-floor health services with more currently proposed. these uses have had a deadening effect on the corridor. with the continued emergence of retail operators, the concerns of overpro live recognition were amplified with concerns about these particular operators being able to pay higher rents than other business types and driving up representative costs further. frankly, the neighborhood groups we worked with expressed an interest in an outright ban on ground-floor medical uses but we felt the requires conditional use authorization which is what is required in the nearby nct and 24 street ncd in our district allowing health services to remain principalbly

on second floors wha was a reasonable compromise. they seek to prohibit philanthropic enterprise and our desire was to make this easier for a wide range of non-profit uses to occupy ground floor as well as second and third floor and above spaces and upper market. we have heard stories about the important nonprofits to be able to compete for-profit businesses in our heated office commercial rental market. most nonprofit institutional uses are already principallably permitted on first floors in the ntc and we feel giving public facilities which are relate rold to be principallably permitted aligns with this existing zoning. it is our understanding that administrative services has a narrow definition under which

most nonprofits won't fall and would not result in an over proliferation of the office uses on ground floors. we further feel that allowing nonprofit office space on first floors will not drive up representatives in allowing general for-profit office space would on ground floors. all that said, we are looking forward to hearing staff's concerns on this particular use. this legislation envisions an upper market where new and delicious restaurants can serve local visitors from around the world. we're nonprofits that have been priced out of downtown office space can find a home and local artists will fill galleries with photography, paymentings and crieceramics. this is one we are hopeful this legislation can help us achieve. thank you to the applin the plaf and thank you to tom for

crafting this ordinance and thank you to the commission for time and consideration and i'm happy to clarify any commission and thank you for your consideration of this item. >> thank you. >> the department support the ordinance because it strives to shorten vacancy periods but lessen entitlement periods for many uses and this helps to apant new patrons to market streets. we are reasoning the following modifications and to improve implementation. with respect to liquor stores, we are proposing to align the cleanliness condition with that of the north of america sud and summer a set of uniform operating conditions, as well as to add quantitative measures. within upper market street, we will permit art uses on the third story, to permit health services on the first story and

permit philanthropic on the first story and remove note 7 for bars. regarding the nct3, we proposing to exempt liquor stores that only sell beer and wine from the conditional use authorization requirement and also to prohibit philanthropic services at the first story and then last, there's one technical amendment we would like to make for both zoning stricts districts, to ine active uses at the first story. i would like to take this time to make one clarification about philanthropic services. this is a rarely used land use category with office-like characteristics and was crafted for one specific project and it's unclear whether a philanthropic service use needs to have a nonprofit tax status to enter. the department would like to see this used category eliminated from the code.

social services is the typical use category that nonprofits fall into and defined as a auto without profit-making or commercial nature. these uses are permitted at the first story in both stoning districts. so this concludes my presentation and we're open for questions. thank you. >> thank you very much. >> we will now take public comment on this item. i have mr. radulovitch. >> we are happy to see this moving forward and hope you support it. it's trying to diversify uses that are permitted in neighborhood commercial districts and taking advantage that we are formula retail controls and you can see, ok, big national chain. there's a process for you and always a ceu but what we can do is go back and look at controls

that were in place before we had formula retail controls and say if you're locally owned community serving business or nonprofit or institutional use, we'll let you have an abbreviated process to go in, because i think for a lot of small and local businesses, especially for nonprofit, having to wait a year for a ceu approval, that's a real hardship and we are rolling back the controls on uses, taking advantage of the fact we have formula retail controls is important. also, somebody runs a small nonprofit, wasn't to tell you we are un-endangered species, where you are art's uses competing with tech office for space, we're losing because we cannot pay the same rents. so one of the things you can do is open up areas like neighborhood commercial district and other zoning districts to nonprofit uses and to art's uses. i wanted to do a code nerd for you here.

philanthropic administrative service shouldn't exist as a use. it was to allow philanthropic location to move into a multistory. it was bad code writing at the time and by not taking that use and permitting it in every other zoning district, they prohibited it in most of the city. so, like, charitable foundation is treated like adult business. heavy industry. it's very, very restricted and that's kind of stupid. we don't need to do that. it's a code error and you can fix that, eliminate the use, merge those charitable foundations into the social service and philanthropic facility's use and anything else would be general office. you can eliminate a use. you still have 150 to choose from. no shortage, but that's one that you can fingers. fix. the art's activity's use was created as part of the live-work ordinance in the '80s and

permitted in certain districts but in a lot of districts like neighborhood commercial districts it was defacto. so we're happy to see other supervisors opening up neighborhoods to art's activities because that's endangered. the other thing is 145.4 shouldn't be the way you prohibit uses. you should do that through the lapping code and should allow all active uses for all institutional, all retail with a few exceptions and all arts and entertainment uses. thank you. >> thank you, mr. radulavitch. >> good afternoon, commissioners. i'm with the neighbor council and coalition. my comments are, basically, what comes to anybody's mind that is concerned with the policies that

are being sought by our city or state level elected official. if we are pushing for densification, this is oxcy mo moronic to allow commercial uses for second and third-story buildings when they can be used for residential units. how will you reconcile this? the fact we keep talking about housing shortage and at the same time, you are approving proposition, an ordinance that will allow art galleries and people are complaining about a lack of housing. so this is basically a question for you, because typically, as i understand it, retail and commercial buildings are usually in the first floor. so now that you're expanding the use to the second and third, they're taking the space of

residential buildings. these nct 323, for now this is limited, these are mixed use and usually there's retail space on the ground floor and residential space on the upper floor. so the residential space on the upper floor is actually being converted to commercial. so i'm not sure if this is harmonious with your densification policies. that's it. thank you. >> thank you. any other public comment on this item?

this is incredibly challenging and furthermore for us, park's alliance, we tran transform and activate public spaces. it's to have ground-floor use toss help keep public spaces clean, safe and welcoming are critically important. we want to walk that walk and be on the ground floors and make the public space in front of our building better, but we have had zero luck in finding spaces that allow us to be on the ground floor. so if that's any help, please take it into consideration. thank you. >> thank you very much. any other public comment on this item? with that, public comment is now closed. commissioner hillis. >> just a couple of questions,

mr. sanchez, if i could. and thank you for this, because i think it does help kind of speed up the process. we've grappled with this issue about conditional use for things that are not opposed at all at the commission, so i'm glad we have this. i think we're seeing ceus across the city for health services. typically these are permitted uses. so they've been principallably permitted but we're seeing cus in places because we've seen more of them on groundfloors and we've had them come before us where we've tried to activate them more. so i get that, but i also get

it's hard to fill spaces in many neighborhoods they've filled spaces that have been tough to fill with other classic retail uses. so i kind of get how it cuts both ways. do they fall under formula right retail? >> they do not. >> because most of them -- there are definitely, you know -- >> health services encompasses a wide array of medical services. it could be a dentist's office, a chiropractor and it could be the urgent care. that seems to be the concern these days. i don't know. i think that might be a separate discussion whether we want to get into the formula retail controls would be my opinion. >> i mean, i think that may be a better way to get at this than either principallably permitting them. leave them as principallably permitted or make them a cu if it's formula retail.

so if it's one of these health establishments that have more than 11, that tend to be larger, they would go through a cu process and mr. radulavitch brings this up. i bring my kids to the dentist office and they're on first floors and they work in those neighborhoods. to me, that's onerous that they would have go through a cu to do that, they're active, you know, you're going there and you're potentially going to other districts. that would be my recommendation but to capture them in the formula retail ordinance, but i'll see. philanthropic services, i mean, it seems a little odd. so nonprofit office is allowed on first floors or not. i mean, what's allowed? i didn't understand. >> under the used category, a lot of nonprofit uses can be allowed. i think philanthropic uses are a

very narrow use and deals with philanthropy and these are things in general that we want to see offices off of the first floor. >> sure. but you take mr. radulavitch's organization, they're not social service organizations, right? so they would not be allowed on a first floor, i mean not even with the cu, correct? >> probably not. i would want to look at the table but probably not. >> so how are they ca categoriz? do you actually see what they do? >> it's not good to use the organizational structure to regulate land use, so we tend to look at, if it's just a nonprofit office and doesn't fit within the philanthropic, we

consider it a general office u use. if it provides service on site, so there's a general service agency to provide service on-site, then they're the philanthropic use in the code. that's my understanding how the za makes that determination. (please stand by).

>> there is a group of people at

desks working on computers. what is the use? it is hard to tell sometimes looking at what is happening in there. a lot of uses we would call services, you know, nonretail or professional services, those sorts of uses might look the same as our office. it would just have better furniture. it would look a lot like our office so that i think is a real challenge in planning. what is going on in there? how do you tell from the street? >> thank you. i mean those would be my recommendations try to bring health services into the formula make it applicable to retail. if you have one of these larger ones they require a ceu. a dental office will eliminate that definition. otherwise, this is great.

>> i am kind of lining up with commissioner hillis. i am on board with the number five kind of deals in lining up with the health services on the second floor. what did you guys want to see ideally besides the philanthropic administrative services? continue the rest of the statements what you would like for a story? >> yeah, i think by and large we appreciated and understood all of the staff reports recommendations and i think aside from the numberings i mentioned agreed with those recommendations. >> thank you. >> commissioner fong. >> question for staff. the youth size still remains

then? >> still remains. >> none of those are changing. >> thank you. >> commissioner hillis. >> commissioner hillis: i make a motion to accept to recommend this with staff's recommendation with modifying number five to maintain health services as a permitted use on first floor but include those maybe you can help me craft that in the deaf nation of formula retail then eliminate philanthropic administrative services as a category in the code. >> second. >> i'm sorry, what are we doing with number five? >> we are keeping it but then

adding the recommendation that that category gets included in the formula retail definition. that use category. >> very good commissioners. there is a motion seconded to approve this amendment with modifications recommended by staff and on five for health services for consideration to be included in the formula retail category and eliminating the philanthropic administrative category. (roll call). >> so moved that passes unanimously 5-0. that puts us on item 13 for the central soma space open

space presentation. >> hello, commissioners. i am the small lead manager for the planning department. today we are talking about the open space framework for central soma plan. that plan was going through the process for a number of years. there was a lot of conversation around policy and land use and the things happening in the neighborhood and the public benefits. we are focusing today as this is a point of transition. the plan has been adopted we are going through the process of projects coming to you for entitlement and public benefits as well. we will see a number of implementation measures that are streetscape improvements, packs and projects not coming through here but going to other commissions and boards. we wanted to set the frame of how this is changing from development of plan to implementation. as the projects come forward you

see how they fit in the larger context in the importance of what is happening with the neighborhood changing. we will start with looking at the plan itself. there were two particular issues we were focusing on for the open space consideration. one is the conditions of walking in the south of market area and noting they are not great now. looking also at the lack of open space. this neighborhood transitions from industrial area to what will be more housing and office. the central soma plan has six primary objectives under the fifth chapter about open space and recreation. maximizing public benefits, creating new public parts, new public recreational opportunities, using street right of way for additional green pace, augmenting public open space with private open

spaces or popo. making sure all of these work together to work as a larger framework and network in the neighbor hide. neighborhood. there are objectives in the plan that these support and they work together. first walking environment under transportation to make sure there is a safe and convenient cycling transportation there out the neighborhood. those are important not only for moving through the neighborhood but to moving to open spaces beyond including water front. under sustain ability under chapter six access to nature and improving air quality near the freeway and insuring the flood resistant neighborhood and form water management. of course, we have an existing neighborhood with a robust and history and cultural legacy so objective 7.3. we want to support the heritage

and history of the neighborhood through the development of open spaced programming and designs. so to set the frame of the open design intention for the central o maplan. sen trasoma was a mid-rise district and the experience at the street level an urban room between the street walls and ground plain. today we focus on what i would describe as urban carpet made of both parks and plazas, living alleys, bike lanes, sidewalks and buildings and activation of uses in the frontages. how do they work to make sure there is a vibrandt neighbor -- vibrant neighborhood. we want them to function as network and comment the facilities. it is something within the first

two years of the plan. we are noting this is a comprehensive community-based approach to support neighborhood activities. each project if it is for protected cycling, bike lanes for new rec and park projects they are going through their own outreach process. there are many weighs in which the community will be engaged around activities and uses and over time. we will talk about these as we hit the examples. note these have their own trajectory to continue the outreach. central soma plan we saw during the adoption process. yellow is anticipated type of volume that will be added at the maximum condition. these are sort of broad brush stroke what may be coming. today i will take you on a walk, two walks through the neighborhood. first starting from the east

from south park the most historic part in san francisco to one of the newest parks in san francisco. these are examples to see what it feels like to actually be there. south park has been through a renovation which wa wassitiowas significantimprovems there. it is a public park. there were playgrounds, seating, it was embedded within the urban context working with the historic neighborhood. moving to the west from there we get to third street. it has a proposed new mid-block crossing to get across safely to the other side. there this is the one private parcel where there is no

easement and a private parking lot. if you cross through, you come to rich and zoie which are two alleys. there is a proposal and the way the lots are proposed to beacon soldated they would require the mid block alley part of the east they were neighborhood code. it is continued under central o ma. the new block alley is something we think of breaking up larger projects afternoon connected two different frontages. it is a public space within itself. these are required under the code. they are privately owned and maintained and open 24 hours a day seven days a week part of the larger network. we want to thank them for the use of images. there are workshops they have been doing and designer they are working with to consider how the

small interventions and interesting creativity can bring life to these places. they are places to be, not just pass-throughs. moving through down fremont street to the fourth street railway is the next thing you encounter. you have to go to a major street to cross over because there is a subway stop above grade. moving down we arrive at central soma park that will be part of the 598 brannon street project. i am not going to the details of the park but i want to simply talk about this as a important central piece around an acre of public park that will be sandwiched between the fourth,

fifth and bryant streets. this is adjacent to affordable housing site, land dedication and has mid block alleys. there are six or so different ways to get to the park from the major streets in the neighborhood. this will be a publicly owned park. moving down through the mid block alley, we arrive at fifth. we would like to use this as an example how we are using the controls and guidance to do privately owned publicly owned space. fifth street. m.t.a. proposed protected by south carolina -- bicycle lanes. there wil will be a safe place o cross. this is part of the 610 brannon project. they will be coming as an informational as well to you in

not too long. this is an example what the popo can do through the block and provide different plaza spaces. popos how are they different? a few ways to make sure they are maintained as public spaces. the amenities are appropriate and neighborhood services. they must comply with urban design guidelines. they were adopted last year specifically mentioned in the central soma plan and all projects must comply. requirements for popos at ground open to the sky. 15% of the lottery choir choir e lot will require them to be available and visually accessible. none of the six key sites in the

coming months have any that are on rooftops or not at grade. there is an emphasis on neighborhood serving activities. there is a proposal to have cac review and advisory role for the uses proposed in those locations. we are looking for conditions of approval for each project there will be a monitoring process so that each project will come back over time and have to prove that the popos are serving the requirements and the programs is in good condition and available to the public. within your design guidelines we have seven for the public. what we do not have specific guidelines for popos they are covered within the urban design

guidelines. what i want to highlight are those to comment the streetscape, maximize visual access, express neighborhood character and open space designs and to program them to encourage social activity, play and rest. moving between 5 and sixth. we arrive on sixth street. about three blocks or so we get to the recreation center in the process of undergoing renovation. now we are at fulsome and sixth. the proposal for the facility is getting toward approval. it is going to rec and park in not too long. it is publicly owned. it including financial support for the project.

moving fulsome we come to the new fulsome and howard bike lanes. these are robust new set of separated bicycle tracks that will be on one side of the street providing safety for cyclists as well as stormwater management and additional trees and greening. now we land at drake park. one of the newest parks. already they have proposed additional funding for some improvements and activation. now we take a walk through the neighborhood. the last walk was a 20 minute walk. this is about a 30 minute walk starting at powell through minute plaza and the park. through central soma, back through the park and down to the

waterfront. we have new spaces coming south of market, 5m park is one. we have the fifth street protected bicycle lane. we arrive under the flee way, which is -- the freeway which is quite a long distance to walk. there is a great opportunity as we have seen with other parts of the city with freeways. soma west gate park and the park currently in process. these are where we can reclaim some space and we have the opportunity to lease a number of parcels to use for public use, for public open space. this is very early. we are looking what the opportunities for them are. there is some funding in the central soma public benefits package. we could be doing things like

events, improve lighting, recreation, stormwater management. this is an area a large area depending on the parcels participating. it could support the eco district including the tree buffers and buffering from the freeways. this is the walking path. this is fifth street to bryant street. we are entering the alley network where we don't have to go on major streets. a sequence of open spaces and mid block crossings. this alley network takes a lot of pieces to get it to work. we have a number of large projects participating in this. we have a number of mid block crossings and street improvements as part of the central soma plan. this is so beautiful. we have these large blocks. the alleys make it unique.

we have protections in place to make sure there is sunlight and new development doesn't impede the quality of the alleys. now we move to bryant street across there is a proposed mid block crossing to the 598 mid block and back through central park. once we cross central park and another alley we arrive at brannon street with protected cycle tracks for bicycles. a mid block between this and 88 which is the tennis club. they have a mid block alley as part of their project. this leads us to the two public amenities i want to highlight. first is central soma rec

center. it is known as the gene friend annex. i am sure there will be a name to be clarified as this process goes on. the recreation center is adjacent to the alley with an affordable housing site over the recreation center with a proposed pool and child care and adjacent is the office proposed. this will be publicly owned. it has funding by the central soma plan. the park itsel itself bluxome pk will be narrowed. there will be amenities with exercise equipment and seating and relax session space, greening, it is meant to be a

very gentle street and buffer between these two blocks. now we land on town send street. there is a crossing and the caltrain station. from here you can walk to mission creek park and the waterfront itself. this is simply to show that as the projects come forward we go to the design review process. these are changing. they are in different stages. wwe are looking at the ground floors, street improvements, m.t.a. work, public works as well. thinking this is a very detailed and fine grain scale. this is constantly changing. we hope to admit this together as much as we can. there are a few other projects not getting referenced. all of the key sites have

performed opos. if you add in the open space that is public. the private space and mid block alleys we are doubling the open space in the neighborhood right now to include the park. there is more than, you know, the visitors going to 7.4 acres of open space. now there is 3.6 or 3.2. additionally, of course, there are linkages to other places as well. that concludes my presentation. i am here for questions. >> let's take public comment on this item, please. i don't have speaker cards. go ahead. >> good afternoon, i am andrew.

i wanted to talk to you today about the reality of open space in the south of market is dismal. they overturned this commission's decision to allow a new luxury residential development to add a shadow. the board vote was on equity and protecting the open space essential to such a dense neighborhood. the park is one of only two public parks south of market. d6 has the least ability of open space -- least amount of open space in the city and has taken on 80% of new development. these are the conditions this enters in the open space. with the plan came promises of more parks stating an abundance of parks. what are we really getting? increasing population south of market through the rezoning will

exacerbate in soma. it is the largest amount of new open space. the plan has relied on popos and mid block alleys. this is a far cry from parks. they do not function like parks. they are inadequate especially for children, youth, families and seniors who they do not serve. popos like the programming in public parks and have a negative impact on the community for many reasons, they are restrictive, not friendly for children, youth, families, seniors. not protected by the shadow ordinance. they do not provide anything close to the type of public parks and open spaces needed to offset the lack of public open

space in soma. thank you. >> next speaker, please. >> david lewis community action network. the guidelines do not require children youth and family and senior friendly popos nor do they provide a high level of specifying what they act for. the range describes the methods by which the project can meet the guidelines. they may satisfy be applying one or all or suggesting something unique to the project to meet the intent. they will be evaluated on the balance. as a means play areas are mentioned twice and recreational amenities once. children only appears once in

the guidelines. developers will work off profit margins not the needs of community. developers will not out of goodwill create many parks which is what are needed in these pace spaces. the result will continue to be south of market that completely lacks public sparks and open space. the process must be changed if they are to come close to reflecting real public parks and open space. there must be predr be designs t reflect traditional parks. they must provide programming like you would find in a public park not tokens. if mid block alleys are an extension then the process must be changed like popos to reflect the needs of children, youth,

families and children. we are supportive of monito monr optioning. we would like to review this before it is submitted. >> any other public comment. public comment is closed. commissioner moore. >> commissioner moore: thank you for the presentation. it is interesting to see how much or how little there is and there are attempts made to change that situation. is it enough? i would have a couple suggestions how to elevate this discussion. one would be to show the streets overlay as green connectors in the street corridors which take you from open space to open space. second thing i would like to ask is i would like to see it to allow people from existing residential neighborhoods to reach such open spaces. the other thing i would like to

ask is that we find some tools by which we create shadow protection for existing and new open spaces because if you look at the map of san francisco, the general distribution of open spaces over the entire city this is still an area with comparatively little green. if you take the fields and golden gate national recreation area out which are federal leoned they contribute to an open space shed for a large portion of the city to be within close walking distances. we do not have that here. we have excessively long blocks. that is why i am asking for the walking rate as an overlay how they serve the people who live here and for us to understand

the frequency of open spaces and sunlight protective open spaces need to be. south of market is relatively a windy and shadow year area for much of the year. that is why sunlight during critical times of the year is extremely important. we probably cannot reinvent prop k as an extension of what the park does. as we look into the dentification of the city as a mandate that will first manifest itself here in central soma with significant density brought, i think we need to find tools in the strategic protection from shadow. otherwise we are not doing what they need to do. they need to become the lungs

and space of respite otherwise we are missing the future of a livable city in this part of san francisco where we are changing to the extent that everything will be different. i strongly encourage us to really hone down on increasing the size wherever we can and dealing with sunlight and protection of light on these spaces. >> thank you, commissioner moore. >> commissioner funk. of fung. >> you have presented the pattern of potential and current open spaces in this area. are there any leakages that would be required from some or a lot of the open spaces?

>> meaning connections across the street? >> linkages meaning those connections are visual or circulatory and need reinforced by plant or material or palettes. >> that will be in the better streets plan as different projects come in. there is some sidewalk wide eping on a number of projects where there is a bigger furnishing zone an against the edge. on fourth street we require the ground floors back five feet so there is more space on the sidewalks so we don't have a tight sidewalk where the subway is going bias well. a lot of that is how each project is put through the process as they come forward with better streets. >> what we will have then is a collection of individually

designed potentially completely separate design wise? >> they are organizing better streets through different classifications. we also have specific palettes through public lidge works. they have to use specific things required. they have to pay for something that we have sort of preorganized. so it works together otherwise it is disconnected. >> is that as stringent as what was required on the hill? i don't know about rincon hill. it is a consistent system. >> commissioner koppel. >> vice president joel koppel: . i am a visual person. i appreciate all of the pictures

and arrows and inlays of the layouts. thanks for that. i am looking forward to hearing more about the projects we are going to we seeing and looking forward to creating more open space. i will use a line i referenced when we were looking at the power plant. the sooner we develop and build the sooner we get the public benefits. development in height gets us more open space. i am looking forward to seeing what we are going to see in the future and creating more open space. >> commissioner moore. >> commissioner moore: are you aware as to whether or not there are any schools or institutional open spaces that contribute to the large resource of open spaces to be used? >> good afternoon. the planning staff.

we haven't fairly inventoried them in the neighborhood specifically. betsy carmichael school is in the middle of the plan area on harrison and fourth streets. they have a play yard. i am not sure if that is part of the open schoolyards program in the city. i believe that is the most significant open space in the area. >> i think looking at those would be helpful. it is accessible to people part of that school system. i would like to see it illustrate what the neighborhood would look like. >> in terms how the popos might or might not serve the families. one thing added to the planning code during the process in the

action in response to the concerns was a provision in part of the code that requires the popos. i will read it. >> the commission shall consider the extent to which the open spaces serve. the open space and rexcrational needs of the diverse inhabitants. it is explicitly in your approving these projects to take them under consideration. >> thank you. thank you, staff. this is an informational so we won't be take action. i would like to take a break though. there are only four of us and people need a break. we will come back in 10 minutes.