You come down to 60 of the hours were direct work and 40 werent. So if you think you have 2,080 hours per person, its not. Its roughly half of that. Is your staffing correct . If they still cant do it in a humanly possible way, its still not going to get done. So staffing and workload are important. That has tos figured out once you pare this back. What is somebody capable of doing the right way . And then ability in education. There are people that may not have the ability to do the functions we want them to do or they need more training. One of the things about training is, just because you give it, doesnt mean they get it. I was involved in organizations and studies where we train 10 people. Give them a test and 8 people understood it, 1 thought it was different and the other was different, and the error rates was the 1 and the 1. You have to understand that it sunk in. The environmental. Blah, blah, blah. The whole process and understand what the organizational structure is. One of the big ones i hear is coverage. So and so is on vacation for two weeks, its a complicated project, so coverage is an issue that i hear about a lot. Because its everybody is so specialize ofiz iized on what w. Process, what do we do and how do we do it . We talked about demo calcs and we had a 40 error rate. So these are the questions that you come up with, especially on complicated things. Is there a mentor who people should be able to go to who knows about this. And we have to understand on these Different Things that you have institutional knowledge. If you dont write things down and so and so leaves the department and they were the expert, you will have a big gap. Cycle times. I hear a lot about cycle times. I call a developer. Developer sends this in. So you have these cycle times. It seems like you are in a loop until you get off the merrygoround and are standing on the ground. I think theres a lot there. Error rates. What are we trying to do . How much is an error . What is an error . An error is something that you knock somebody over the head with it and to get improvement. In your process, what are we trying to measure . How much of that is in and outofbounds. How much of this could be automated. I went on the Small Business portal and i started up because i started my only little business. Blip, blip. Five screens. Pay your fee. Put my credit card in, established business. Is this San Francisco . I expected to have to come down to city hall and wait in line and fill it all out and tell them i was wrong. So there has to be some level of automation as well. And i think once we understand what we do, mapping it out, how many people do it, and the lens of what they spend, what is the percent of effort and what is the benefit . If you rate the process, its what you want to say, probably not worth doing. Why am i doing this. Those are the ones that you cross off the list right away. I think that theres we have a goal. How are we setting ourselves up to get to this goal . I think to everybodys point, this isnt a stressinducing exercise where we have to get there in six months and jam this peg in this hole and peg in this hole. What is the plan to get to, the ability to do the 6, 9, 12, 22 month thing. What changes do we need to make. And what are the changes that were seeing and learning and how does that reiterate and make more changes. They will be discovering things along the way that will generate more questions and more changes. It will get you to your goal and will have a roadmap. You can get people to buy in when they see that you have a plan, rather than punching in the dark. Well go hit e. I. R. S. Well hit d. R. S. How much of the time do people spend on it, 50 . If its 50 , hell, yeah, we need to march off and change d. R. S. Once we start making things efficient, if some person over here does a job and they dont have as much to do, could we put them over here . Its a plan person. I dont know how all of this works, but you can improve things to the point where one group is efficient and one group is struggling and you cannot repatriate those employees to help out. A lot of good stuff here. I would love to sit down with you folks on a lot of the stuff that i said, but you have a big deadline here. You have talented staff. Everybody wants to do well, but with some deep thought on how you get there, i think we can do it. Thanks. Commissioner moore . Commissioner moore thank you. This should be a slightly longer, more thoughtful discussion. Were cramming this in to help you on december 1. I hope that between today and december 1, we can have another discussion, including those comments made by the a. I. A. I believe were all trying to weigh in. It touches each of us and in a certain way, we feel a certain amount of responsibility. As commissioners, i know we feel the responsibility to do right for the government. I took reading of this directive positively, but also troubled by the extent of taking 40 years and coming to the intersection of potential policy failure and challenge the process. What is happening and what is numerically being accounted for is not the result of the last two, three, four years of the Planning Department and 40 years of doing things differently. We need to step back and take the responsibility we can. Use the tools and skilsz that are honed into problem solving of today and move forward without being burdened by too much expectation, which we may not be able to deliver and perform by december 1, but lets engage in processes that are more efficient and more co comeparable to each other. Eight departments need to speak to each other and interact. The city of San Francisco is different than any other cities in california. Its that of more collaborative thinking. San francisco departments has worked as more individual departments, which is called silo thinking. Im not using that word, but its a wellknown criticism of the way that the city has worked in the past. Its particularly a critical intersection, where we as commissioners, and i will be honest about this, where we find each other in a situation where we together discover omissions or things that were skipping ahead because of the information flow between the two departments was not where it should be. And weve struggled with the interstate of technology and that went back to square one. Its part of history, but also an overlay by people when development and pressure comes to a point of where it is now. Are we realizing there are things that are inkocongress incongruent and caused delays. And, and, and. That said, i want to focus on the positive point of the message of the message and thats for the departments to work together. And i want to use examples from other cities in california, where there is in the initial intake a onestop shopping, so to speak, where people from different departments or representatives sit in the meeting when a project comes in and comment on certain issues that will be part of their judgment or ultimately along the line part of how a project moves forward. This is just like im being very vague, but i think that the director and staff knows what im talking about. It could be broader technical input informing each other about what is coming down the line. And there are certain projects where its more important and others for different departments coming into play, etc. , etc. For example, we had a just recently, we had a d. R. , which came back five or six times, near a gas line and Fire Department and water and this and that and everything. And if that would have been discussed day one on, we wouldnt have had months and months and months of this project cycling back and forth. Im making a characture. You nope know what project it is. Sometimes it sets a baseline as to how the project is set up. I think im seeing enough here. I would like to find other avenues and there are other avenues of how we constructively can support the departments work and be faster and i will leave it at that. Thank you. Commissioner johnson . Commissioner johnson thank you. I think to have something more holistically for more of the work that we see, which is why there are so many delays after things get out of planning, we would need to see the strategies that would require what the director talks about, which is dedicated staff to doing this. Right now, you look at the Fire Department as an example, who they may have comments on str t streets or things like that and they dont have a person whose job is to do this. They struggle to staff the Inter Agency Groups and make sure that theyre doing things in a timely fashion, because its not their mission. Theyre the Fire Department. They fight fires. I think some of that collaboration that theyre speaking of will hopefully come as a strategy from the other agencies. Beyond that, when you give up to the policy level, like what do our codes look like, which is where this flows from, i continue to agree in pushing for more collaboration from the top. The plan is really a plan for how to move forward. Its not a, this is how were changing our life and moving on. There will be a number of things in the plan that will require a lot of followup, commission policies, things that you will be hearing about. The second thing i mentioned, the new building, which is under construction, will have a physical onestop shop for all departments involved in the permitting process. There are like 100 stations in that place on the second floor, second floor of that building is Something Like 37,000 square feet. Its a huge, onestop shop for all city departments, which will be extremely helpful. And that doesnt do everything that you talked about, because we have to make it work. The fact that were all in one place will really help. And i cant help but comment on the notion that its been many decades. As several people have said, its not likely going to be our recommendation that we change things so they dont come to commission. I dont think we propose that, but d. R. S go back to the 50s. The mechanism of discretionary review goes back to the 50s, when it was the only way to come to commission. So it preindicates seqa, 309, and all the other processes that you do. D. R. Was the way of getting to commission at one point. So it really it goes back 70 years. So its, i think while its very important for some folks to come to commission, we will not be proposing that they can no longer come to you, but per other commissioners comments, its worth looking at how we do it. How with we do the d. R. Process. Any other comments . Thank you. I agree with the director. Its not just a plan you implement. Its an ongoing process. I think the city having worked there and in processoriented departments, you cannot just develop a plan and implement. Its constantly ongoing as processes change. So im glad were looking at it and not necessarily a defensive posture. Were part of the issues, too, and we can look at how we do things better and its been 2 hours and 15 minutes and all weve really approved is a sushi bar at whole foods. So theres probably room to make approvements also and were happy to be part of that. Thank you and we look forward to more discussion. Commissioners, that will place us at 17. 2009159, ika, oak plaza. Impact fee waiver for 1554 Market Street. Good afternoon, commissioners. The case before you today is a proposal by build inc. , sponsor of the residential project, to enter into an inkind agreement to provide a public plaza in exchange for a fee waiver in the amount of 2,180,093. The project was heard and approved by the commission on june 15, 2017. The decision before you today is the approval of the fee waiver. Further Detailed Design refinement and maintenance and programming obligations will be done with public works. In essence, the in improvements would create a plaza at oak and venice. The proposed plaza would improve an improved oak street, designed to be shared bill cars, pedestrians and bicycles. Improvements to the north side of oak street. Six new landscaped planters or trees. Four new streetlights. Four new publicly owned market retail kiosks. And electric power to support performances on oak plaza. The inkind fee waiver would only cover improvements on north oak street sidewalks and roadway. The sponsor would not receive inkind credit for any of the improvements, existing sidewalks, and any portion of the sidewalk thats part of the requirements of the residential buildings. The sponsor intends to program the plaza with arts and music events. The four retail kiosks will help to further activate the space. In addition, a retail space at the ground floor of one oak building would open out on to the plaza. The site is located within the hub and is within the area plan. Theres been a strong desire to see improvements in the area. Sponsor has indicated that they will be responsible for maintenance and liability of the proposed improvements. Proposed improvements would consist of public works standard materials and maintenance covenant outlined as part of the encroachment permit and specific work will be established. The city is exploring a Community Facilities district to provide maintenance operations. The exact terms are being developed. If a cfd is established, funding could be generated by an annual tax agreed upon by all properties. The sponsor has committed to participating in a cfd to provide additional funding for maintenance and improvements in oak plaza the Planning Department, department of public works, department 7 real of real estate and City Attorneys Office has reviewed it and weve provided rounds of feedback. Placement of trees on the north sidewalk, improving loading and passenger dropoff has been improved. The plaza has been reviewed at discussed at numerous public meetings. In may of this year, cac passed a resolution supporting the impact fee waiver and any eligible administrative and project management costs as to be determined. The proposed plaza has been reviewed by the arts commission, who approve the Concept Design in november, 2015, and schematic design. The sponsor is presented the plaza to numerous organizations and agencies. Its received 37 letters in support of the plaza. We receive 17 additional letters and i have copies of those with me today. Theres been no comments in opposition. Staff finds that the plaza is in line with the citys objectives and Eligibility Criteria specified in the commissions policy on inkind agreements. Its been envisioned high density, public ground and improvement to support transit and walking and biking. It sites underutilized streets and rightofway to create new public parks and plazas. Oak plaza is identified in the hub plan. Per the criteria from the planning commissions 2010 policy, the plaza would qualify as a complete streets project, which is an eligible category for improvements. Its not yet been exhausted. The project presents opportunities for Community Improvements and would be timed to coincide with one oak. And would utilize designers and construction, crews already working on site. Given that oak plaza is consistent with the citys priorities, undergone outreach and generated positive responses, we recommend the approval of the fee waiver. I would like to read into the record a clerical error. The law girl is gibson dunn. I will turn the presentation over to the sponsor, who will present in more detail and i will be available for more questions following the presentation. Thank you. Project sponsor, welcome. You have 5 minutes. Thank you. Good afternoon, commissioners. Im jared press, Program Manager at build public. Were an independent 501c3 nonprofit. Our mission is to create great public spaces for all through creative publicprivate partnerships, just such as this, and were excited about a number of projects coming down the pipeline. We hope to be back here soon. Before we talk about the design, we believe that great public open spaces require an informed communityinformed design process. And this has been nothing if not that. Outreach has been incredibly extensive and were thrilled by the opportunity to create a front porch for the hayes valley and Civic Center Cultural arts district. Let me pass it off to discuss design. Commissioners, michael yarny, build and build public. Great to be here today. I will speak fast so we get through this. Our design is a public living room, as jared mentioned. We hope its a front porch for the city center, hayes valley arts district. Our goal is to take one is probably the least attractive corner in the city and make it an inviting place that you want to spend time in. There are some constraints. I want to talk about them. Our design tried to enclose. Its 20 feet wide. That was the negotiation with the Fire Department. We have a great building to our north that the entire ground floor is leased for 20 years to an organization that doesnt want to have active retail. One of our designs was activating that northern edge. We had a lot of utilities and sub sidewalk vaults. So where we place trees and planters has been worked over for about two years. And, finally, we had to respect we proposed originally the lovely muni elevator be moved, but that will not happen immediately, so we redesigned housing around that elevator and made it into something attractive. Our neighbor just to the west, where that red triangle is, we worked closely with them to preserve their dropoff zone. So there were some constraints on the site, but i feel like our design worked we develop. I want to talk a tiny bit about activation and eyes on the plaza. One of the things is the four micro kiosks. It cannot be activated itself any time soon. So we turned it into an opportunity. We were inspired by these on the level are micro kiosks on trinity place. This is at bush and montgomery. Its a lovely alley. Pikes place market. Why is that there . This is a little mini public market. We want to attract retail that is local and special. Bose flowers, which is a legacy business, she will be moving her floral business into one of these micro kiosks. Theres a coffee vendor and talk about having a ticket vendor. Heres an image of what they look like. Theyre a modern, removable addition. And what we went up with the combination of the kiosks, but the lobbies, you have a lot of eyes on the plaza. You have a highly activated, safe place with lots of users. As jared alluded to, weve worked with organizations and the plaza is designed to have small events. They want their students to perform out here and have venues for what could be more well organized, including a full closure, where you could temporary close the street and have a largescale performance. These are some renderings of what that future space will look like. The bart and muni metro are here, so we wanted a place that you can arrive at and feel comfortable with. We have the slow street, northern portion of the plaza. You can see the muni elevator where the Market Street brick is and we have two kinetic wind sculptures that will be implemented hopefully when we begin construction on the power. This is a view looking down to the intersection. I think the point is here is the scale. Its a public living room. The micro kiosks on your left and here on your right you can see the sculpture. And wrapping up, this is the end, our beautiful night view. We hope to make this a very well lit, safe place. And that retail space will support eyes on the plaza. Were available for questions thank you for your patients. Ted olson for Public Comment. Welcome, ted. If others would like to speak, line up on the side of the room. President hillis, directors, as you remember, im a thirdgeneration san franciscan, on numerous planning policy committees. As ive mentioned to you before, this is an important civic intersection. And while neighborhood input from the cac, from neighbors themselves, the hub, are important, the importance of the location as well as that of the hub area itself, belongs to all San Francisco citizens, rather like all improvements, along the waterfront today. The director can attest that i say this at every waterfront meeting, the five mega developments belong to the city. Its appropriate to note that while many moved to the neighborhood have benefited from the substantial improvements to the area while visitors and cultural subscribers enjoy them primarily while visiting. I would like to ask you commissioners to meet with your colleagues at the mta to get them to develop that subway entrance at the same time following supervisor digonce policy. I compliment you for the superb outreach in which theyve gone above and beyond almost every developer ive met in the decade working on these committees and i hope you will help them, as the initial developer at this gateway corner to inspire others. I really believe that they can be an example to all future developers because of their outstanding record. They have met, ill note, all hub goals. And, therefore, i think they really qualify as build represents an incredible example for others to follow. Thank you, mr. Olson. Any other public speakers on this item . Seeing none. Well good to commissioner comments. Commissioner any commission comments . Commissioner fong . Commissioner fong i dont really have any comments. Weve been watching this project for a while and this waiver fee seems natural. It seems like its natural that we have a good start for this building. This one hopefully is the capper on it. So im supportive. Motion to approve . Commissioner moore . Commissioner moore we are obviously not at all familiar how numbers are compiled. Im reading the report and im trying to understand the outreach in Public Comment and a number in that report and the total by which you are explaining how the numbers ultimately evolve into a larger number and perhaps you could explain to the public including myself how that works. Sure. Are you referring to the slide here with a tally of our outreach . Commissioner moore yes. Weve had a number of engagement meetings with the city, with planning, with public works, and the arts commission, and m. T. A. Additionally, weve had a total of 87 Community Engagement meetings, meeting with various representatives of the public. Of those meetings, 39 of those, as a subset, were with cultural stake holders, sf jazz, conservatory of music. Of the 87 Community Engagement meetings, we had a total of 342 people attend those meetings. Does that clear up your question . Commissioner moore no. Im trying to figure out how the numbers layer themselves up from 1,952,000 to 2,180,000. Give us an idea in terms of how many years and escalation oh, not the participation numbers. The dollar amounts. Im sorry. We didnt understand. Im happy i think that staff can actually explain that. We also could, but i think its more appropriate that staff does. So as part of the inkind agreement, the requirement is to do two cost estimates. Those are both in the packet. It includes hard costs and soft costs, as well as project management costs and takes into account 5 escalation over three years. Commissioner moore i am generally in strong support that this is being done seamlessly, with the same kind of attention of actual and public disruption costs building these things together. In many cases, we have finished projects and public improvement that lag years and years behind. Its a look at how long it took to find Common Ground and implementation. The only question im asking is, will you see the project through . Theres been comments by yourself or others, and theres gossip in this city, that you may sell the project. And thats where were a little bit uncomfortable because we know what sometimes handing over projects to others means and doesnt mean. Yeah, i think the most important thing is its not our intent to sell the project, but i cannot say categorically that its not a possibility because we have investors. And as a local developer, we have to listen to our investors. That said, its our intent to develop the project ourselves. Also, and i think this is really important and not just our intent, but as i understand it, its a binding obligation. Even if it wasnt us, the fee waiver comes with the obligation to build out the improvements. And in the event that if we were unlikely and lost control of the project, which, again, is not what we expect, the future developer with have to build it out, the improvements, or they would have to forego the waiver and pay the remainder of the fees. Director, you may be able to confirm that. But i think thats the most important part, kathrin, excuse me, commissioner moore, that theres no way to avoid the obligation. Commissioner moore there is obligation where money is concerned and theres an obligation about quality and thats very strong in your company, including the nonprofit, which is the brainchild of your organization. So being on the receiving end of the public, im asking, will the public component stay with the nonprofit or would it be automatically then managed and be sold to somebody else as a monetary obligation. Its a manager and comes from private development. So the nonprofit serves as Development Manager and forprofit the funding source. So the good news, were Building Three of the projects that you recently improvement. 650 indiana. Hopefully all the commissioners have had a chance to see it. Were very proud of the quality and the finish. Were in the process of building 1532 harrison. We will be building 830 eddie as well. Its our intent to build this project. I also know that the level of Design Review the staff have undergone with this project in the unlikely event that we lose control of the project, it would be up to the planning staff to ensure the implementation the plaza that reflects the projects. Commissioner moore it goes back to the discussion that we had earlier. Weve poured our heart into this. We have supported it. And brought the citizenry along to support high quality at a place of transformation and im seriously concerned, and it has nothing to do with my supporting you, but im concerned that we continue to be unable to attach obligation to farreaching obligations that are being approved here today, including a quality building and place making. Mostly, as we all know, when projects get sold, and i will have to use the word flipping, because thats kind of as projects get sold, its very difficult to keep them committed to the high quality, including the exact implementation and time weve all spent on it. What do you suggest . Commissioner, with this particular aspect of the project, which is in the public environment, weve a very high level of control over the quality. Because its in the public rightofway. And our colleagues at the department of public works have been looking over our shoulder every minute of this process. The process of selling entitled projects is going on a lot right now. The market is driving that, as are Construction Costs. And we cant the best we can do, i think, and i dont we cant prevent anyone from selling their project. The challenge is that the Construction Costs are keeping the projects from being built and thats an unfortunate reality of where we are in the market right new. Having said all of that, this particular project, the quality of the plaza, i think, is something we have a high level of control over, no matter who the developer is, because much of it is in the rightofway. And mr. Yarny is right, with this agreement, you approve this today and it allows me to sign the agreement. That gives us a high level of control and its transferrable to any future owner as well. Commissioner fong . Commissioner fong thank you, commissioner moore, those are good questions and ones that i had as well and had a feeling, but wanted to be sure that theyre binding and stay with the project and the land, whoever is the ultimate owner. I will make a motion to approve. Second. Nothing further commissioners, theres a commission seconded to approve the matter. On that motion, commissioner fong . Aye. Johnson . Aye. Commissioner koppel . Aye. Submissioner moore . Aye. And commissioner megar. Aye. It is passes. This is on number 18. 1196 columbus avenue. Conditional use authorization. On september 28, 2017, after hearing and closing Public Comment, the Commission Adopted to disapprove and continue the matter. November 2, after hearing and closing Public Comment, commission continued the matter to november 16. Commissioner melgar, you were absent on the second hearing. You need to acknowledge that you have reviewed the materials. Commissioner melger thank you. The last time we continued this was to have a sevenmember commission. Since commissioner hillis is not in this chair, i will ask to take a 5minute recess, so if we vote we have Seven Members very good. Good evening. Welcome back to the San FranciscoPublic Planning Commission for thursday, november 16, 2017. We left off on item 18. 2014002849cua, 1196 columbus avenue. Im filling in. The item before you is a rick west for conditional use authorizization to establish a hotel use doing business as ac hotel by marriott, 1196 columbus avenue. The project proposes the demolition of a singlestory commercial building and construction a fourstory hotel with 75 rooms. There will be bullouts for pedestrian safety. Its been heard by the commission twice. September 28, it was continued to november 2 with motion of intent to disapprove. Vote was 33. Item was continued to todays hearing for a vote with the full commission. The project sponsor is here. Our recommendation Department Recommendation is for approval with conditions. And the project sponsor is here to make a presentation as well. Thank you. So weve heard this a couple of times. I dont think the facts have changed much, but well take a 2minute presentation from the project sponsor and then Public Comment for 1 minute. 2 minutes . 2 minutes. Good afternoon. Thank you for your time today. Throughout the process, our project has been simple, be a Good Neighbor while executing our plan. Weve addressed issues, particularly the change to a more appropriate hotel brand. Today as i stand before you, im without any certainty for the grounds of denial of the project. Previous comments included land use and design. We fall in the c2 zone. Three months ago, a hotel was approved that was an apartment that burned down. Our project site has never been residential. And that hotel cup was approved, despite no labor Union Support and Significant Community opposition. We have garnered support. Were happy to report that as of yesterday, we reached a formal agreement to create a longlasting partnership with the organization. Its also been said that bay street is a dividing line thats not true. Other commercial uses exist to the south of bay street. I believe that weve done everything we can except to change the use to housing, a use this has never been. Were Hotel Developers that understand the need for housing, but also understand the need to build complete scities that hav hotels and different uses. It will result in 64 Union Construction jobs and 41 hotel labor jobs. Thank you. We may have questions for you. Any Public Comment . Paul webber, cynthia gomez, marla knight. You can approach in any order. Welcome. Good afternoon. My name is paul webber and im from Telegraph Hill dwellers to oppose the construction of a transientoccupancy facility on this site. At a time when the city is recognizing the imperative of housi housing and this proposal effectively is permanent thank you. You have 30 seconds. Oh, sorry. As i was saying, the market is crying for longterm rentals. Thank you very much. Thank you, mr. Webber. Next speaker, please. If you can line up, it makes it easier, but go ahead and speak. I had put my card in and didnt hear you call my name. Im david harlin. I work at powell and california and live at 1050 washington street. Thats about seven blocks from this project. Im in support of the hotel at 1196 columbus because of the guarantee of the good jobs it will create. Having a union really helps workers because it keeps them in San Francisco and contributing to the neighborhoods. So the Hotel Workers are asking you to approve the project based on the quality of the jobs it will create. Thank you. Great. Thank you. Next speaker, please. Good afternoon. Marla knight, north beach tenants committee. We oppose a hotel wedged into north beach place. Residents would be knowing tifrtifr negatively affected. North beach is a small, but Vital Community of residences, which is why were here. Theyre asking to be permitted into our neighborhood. The red line of bay street has not been breached and should not be. I urge you not to allow this hotel against the wishes of residents directly affected in our community as a whole. The quality of life of our most vulnerable residents surely takes precedence over jay street marriott. Better this precious land be used for affordable housing, perhaps for Hotel Workers that cannot afford to live in the city. Thank you. Next speaker, please. Good afternoon, commissioners. I live at north beach place apartments. Jay Street Partners is asking our Residential Community to absorb the burden and hardships of the hotel. Rooftop plan is a nuisance. The noise of elevator mechanics, heating, airconditioning, and 12 exhaust fans venting 76 bathrooms outside of our apartment buildings, some as close as 10 feet. Not only do they fail to provide a single parking space, it eliminates 50 feet of parking on bay street. The hotel would receive 10 to 15 deliveries a week. Where would this happen . Lane traffic would increase elevated pollution concentrations at the site and its a major Health Hazard for seniors and children. Its our health and safety that is at risk with this hotel and we dont have tha by national or International Companies who are not necessarily familiar with our landscape here in San Francisco and how much we value groups like the Hotel Workers in the building trades, just wanted to point that out. So you can realize that is going above and beyond what is normally happens here in the city. I hope thats taken into consideration. I did want to ask the project sponsor up here to answer a couple of questions. I dont think they have been asked to speak a couple of times. Project sponsor, if i can ask a couple of questions. Was there a lot of competition or activity around this site when you purchased it originally . Was there other developers looking at the corner . Well, we bought the site in 2014, at the time it was heavily brokered by a Reputable National level firm. You know, we were competitive in the process and we didnt outbid by any means. I dont know to the extent of the other groups but we had had no reason specifically to be chosen other than the fact that the site doesnt underwrite as well for residential. My guess is it may or may not have traded. Thats probably why the developer sold it. They ended up vacating it. Im not sure of the motivation but i could speculate. One more. If you ask me, it seems like the part of town to have hotels, i dont agree with the fine hard absolute line of seeing there are hotels south of the area, isnt this a neighborhood with a high Hotel Occupancy . I think this place would be a location for a hotel to succeed and how do you see demand for hotel rooms versus what someone may have said, the projected Residential Housing units to be taken up. We did the analysis, listening to the commission. To answer the first part of the question, Fishermans Wharf is among the highest occupancies and San Francisco is among the top three in the country. Sort of by that analysis, you could say its one of the strongest places in the area for hotels. Our lenders tend to agree with that as well. Regarding the residential component, we did run the numbers and im not a residential developer, so i dont have that inherent skill set, but looking at it from a high level perspective, where the Construction Costs are, this project doesnt underwrite as residential use. Its like asking a plumber to hang dry wall. I dont know what to do. I dont have investors, its my project. I saved money, sold other assets to buy this project years ago to bring something new to Fishermans Wharf. Theres a lot of painting the pig, products that have come up that are charging great rents but the experiences are not that great. I see a lot of opportunity to provide otherwise improvement to that corner, you guys all know the corner, we have a month to month rent with the bike shop that says basically free bikes on the outside of the building. Commissioner johnson. Thank you. You can have a seat. Thank you though. Ill be pretty short here. This project hasnt changed other than the agreement with the childcare facility from last time. I can still consider this a land use issue. The changes to the project makes it more of a residential project with transient occupancy and with the online projects, i try to side on the side of the project sponsor and sort of see the bright side of what is being proposed for us. On this particular one, i think there are issues with the lot and i dont think of it just as the dividing line, spoken about by various people in Public Comment but generally speaking with that corner lot with the elements of things making it a hotel being taken away, i dont see how it fits and will not be supportive. Commissioner moore. Theres history that obligates me personally to stand with the residents and the transformation of north beach place. This project, many years ago for those who have been around long enough know it is difficult, extremely complicated