Todays agenda. Its available by calling 14156550001. Entering access code, 146 444 1860. When your item is reached and you would like to submit your Public Comment, press star, then 3, to be added to the queue. Each speaker will be allowed up to three minutes. And when you have 30 seconds remaining, youll hear a chime indicating your time is almost up. When your time is reached, i will announce that your time is up and take the next person. Best practices are to call from a quiet location, speak clearly and slowly, and please do mute the volume on our television or computer. Id like to take role at this time. President koppel . Commissioner koppel here. Vice president moore here. Commissioner chan here. Commissioner diamond here. Commissioner fung here. Commissioner imperial here. Jonas great. First on the agenda, is consideration of items proposed for continuance, item 1, case number, 20206148, 2843 geary boulevard. A conditional use authorization proposed for continuance to november 5, 2020. Item 2, case number 20203045cua, 1600 ocean avenue, conditional use authorization proposed for continuance to november 5, 2020. Item 3, 20200056drp, 695 rhode island street, proposed for continuance to november 12. Item 4, 20201942, 1699 van ness avenue. Conditional use authorization has been withdrawn. Further, commissioners, under the regular clent, item 12 for case number 20162135, 2214 cayuga avenue and 3101 alemany boulevard, we received request from the project sponsor to continue out to november 12, 2020. I have no other items proposed for continuance. And so we should open this up for Public Comment. Members of the public, this is your opportunity to raise your hand by pressing star, then 3, to enter the queue. Well take the first caller and youll have two minutes. Go ahead, caller. Were taking Public Comment on the matters proposed for continuance. Okay, that caller hung up. Or lowered their hand. Good afternoon, this is jeremie, representing the owners of 2214 cayuga avenue requesting continuance for another 45 weeks to work out additional changes with the District Supervisor and the surrounding neighbors. Thank you for your time. Good afternoon, commissioners. This is the architect for 695 rhode island street. Were looking forward to presenting to you and hoping we get on the november 12 calendar to show you our project. Thank you. Jonas go ahead, caller. Caller, would you like to submit your Public Comment for matters proposed for continuance . Okay. I am going to clear and ask one last time if anybody would like this submit Public Comment, press star and 3 to enter the queue for matters proposed to be continued. Seeing no members of the public requesting to speak, commissioners, the Public Comment portion is closed and the matter is now before you. Just so youre aware, commissioners, commissioner koppel is having technical difficulties and is joining us via his mobile home. So ill be calling upon you to recognize and acknowledge your request to speak. Commissioner imperial move to approve items 1 through 4 and number 12 as noted. Vice president moore second. Jonas thank you. On that motion when, including item 12, to november 12, commissioner chan . Commissioner chan aye. Commissioner diamond aye. Commissioner fung aye. Commissioner imperial aye. Vice president moore aye. President koppel aye. Jonas thank you, commissioners, that motion passes 60. Places us under the consent calendar, matters listed here on the consent calendar are considered to be routine by the Planning Commission and may be acted upon by a single roll call vote of the commission. There will be no separate discussion of these items unless a member of the commission, the public or staff so requests. In which event the matter shall be removed from the consent calendar and considered as a separate item at this or a future hearing. Item 5, 2019, 22108, 1560 haight street. And item 6, 20203825, 390 valencia street, conditional use authorization. Unless you wish to pull either of these items, i will entertain Public Comment. Members of the public, this is a chance to remove 5 or 6 off of the consent calendar. Seeing no request to speak, commissioners, the matter is now before you. President koppel i just wanted to step in and say a couple of comments about item number 6, 390 valencia street. This is something on the very cutting edge of electrical technology, Energy Storage and our goal to get rid of Carbon Emissions and slow down the deterioration of our environment with greenhouse gases. This project is something we havent seen often in the city. Its taking valencia garden apartments, tying in a large amount of Energy Storage battery devices that will tie in with the existing solar panels that cover most of the entire property. So more often than not, obviously the solar panels are going to be collecting sun throughout the day, but typically, if you dont have anywhere for the energy to go, its not used or goes back into the grid. The sun will be harnessed and stored in the battery devices. I have to say that the project sponsor has gone above and beyond working with the community, working with the trades to make sure this is a hugely successful and safe project for all of those in the neighborhood and city. And hopefully, well be seeing more projects such as this that will just help us achieve our energy and climate goals sooner than later. Jonas thank you, commissioner koppel. I would take this opportunity to remind the commissioners that to comment on matters on consent, we need to pull them off consent. But in the future, you might submit those comments under commission matters. Commissioner moore . Commissioner moore move to approve and thank you for president koppels to have given us that overview. Notwithstanding were not supposed to do that [laughter]. Move to approve. Commissioner diamond second. Jonas thank you. On that motion then to approve item 5 and 6 under your consent calendar, commissioner chan . Commissioner chan aye. Commissioner diamond aye. Commissioner fung aye. Commissioner imperial aye. Commissioner moore aye. President koppel aye. That motion passes unanimously. Placing us under item 7, consideration of adoption of draft minutes for the october 1, 2020 hearing. Oh, we should take Public Comment. Members of the public, if you wish to submit testimony on the minutes, this is your opportunity to press star and 3 to enter the queue. I see no members of the public requesting to speak. Commissioners, Public Comment is closed and the matter is now before you. Commissioner chan move to adopt the minutes. Second. Jonas thank you, commissioners. On that motion then to adopt the minutes for october 1, 2020, commissioner chan . Commissioner chan aye. Commissioner diamond aye. Commissioner fung aye. Commissioner imperial aye. Commissioner moore aye. President koppel aye. Jonas so moved, commissioners, that motion passes unanimously, 60. Item 8, commission comments and questions. I see no request to speak from commissioners. If that is so, we can move on to department matters, item 9, directors announcements. No announcements today, jonas, thank you. Jonas item 10, review of past events at the board of supervisors, board of appeals. Historic preservation. The Historic Preservation commission did not meet yesterday, so i have not heard regarding court of appeals, but i dont see the Zoning Administrator here either, so i assume there is no report for the board of appeals. We can move on to general Public Comment. At this time, members of the public may address the commission on items of interest to the public that are within the subject matter jurisdiction of the commission except agenda items. With respect to agenda items, your opportunity to address the commission will be afforded when the item is reached in the meeting. Members of the public, this is your opportunity to submit Public Comment by pressing star 3 to be entered into the queue. Good afternoon, commissioners. This is georgia chutetice. I sent the commission an email for general Public Comment on monday and the point of that email was the two sets of photos that i sent, one from 2015 and one from 2020, shows why section 317 b2b and 2c which are the demo calcs in the code should be adjusted by the commission. These two examples are not unique to the problem. The 2015 photo is used in the 2016 staff training manual, but theyre two different noe valley projects. The intent of the three subsections of 317 is not to have more hearings. But to preserve housing. To allow reasonable alterations or expansions, bedroom or two, larger kitchen with a deck. Not to be a project that is demo, or de facto demo. The way to preserve housing is to preserve it and the rationale to adjust the demo calcs is to make them more true to the intent, more in line with the intent, by adjusting them. Because preserving housing, existing housing, is preserving more Affordable Housing. As first proposed in 2007, the calcs were more stringent. The ability to adjust the calcs allows the commission to do a fix if they were uneffective in reducing alterations. And the fact that there was a project in 2020 that looks just like a project from the 2016 training manual, and frankly, even more of that 2020 project has been demoed since i sent you the photos on monday. I was up there this morning looking at it. Shows why the commission should use their planning code powers and adjust. Since i have more time ill add this. The 2020 project, which im going to assume is a spec project, had a udu that was in the web ads and was touted as a discreet unit. There was a breezeway to the rear of the building, but the udu was not approved. And the 2015 project which was a speculative project, also had a breezeway that could have allowed for another unit behind the garage. Plus, now you dont have the garage requirement. So there are ways to densify without demolishing and, certainly, ways to expand without demolishing a house, especially the spec projects. Thats it. Thanks a lot. Take good care. Have a good day. Stay hydrated. Byebye. Jonas go ahead, caller. Hello, can you hear me . Jonas we can. Yes . Jonas yes. Yes, my name is maria, im a native resident of Mission District and calling in support of legalizing the unit at 2839 jonas im going to interrupt just for a moment. Were on general Public Comment for matters not on todays agenda. So ill have to ask you to raise your hand by pressing star 3 when we get to item 11. Okay, its 11. Okay, thank you. Jonas members of the public, if you would like to submit your testimony under general Public Comment for items not on todays agen agenda, press star and 3. Seeing no okay. I think this is the same woman again. Yes. Thats what i thought. Okay, commissioners, that will conclude general Public Comment and we can move on to the regular calendar. Item 11, case number 201917022, 2839 24th street. Conditional use authorization. Is staff prepared to present . Yes. Okay. Thank you, commissioners. Kimberley durandet Planning Department staff. You have before you a request for conditional use authorization to legally establish a ground floor residential use in an existing twostory mixed use building. The project would result in a total of 4 dwelling units in the building. In order to proceed, the Commission Must grant conditional use authorization to allow the dwelling unit in the ground floor. And to grant a modification to the required ground floor commercial use requirements under planning code section 145. 4. The department has received one letter in opposition stating that they feel that this is not suitable as a residence and should be returned to active commercial use at this location. The project sponsor has conducted outreach to the cultural District Organization and has stated they have their support. Further, for your information, the project is located within 300 feet of a place of entertainment and is subject to review under chapter 116 of the administrative code. Entertainment Commission Staff says a hearing is not required, but noise conditions will apply and is included in the conditions of this c. U. The Department Finds that the project is on balance consistent with the area plan and objectives and policies of the general plan. Also, it results although it results in a loss of commercial space, it has been occupied by a residential tenant for at least a decade. And allowing the legalization will add housing to the city housing stock. The Department Also finds the project to be necessary, desirable and compatible and not to be detrimental to persons or adjacent properties in the vicinity. Commissioners, i have two corrections to the staff report and the draft motion. On page 9, at the end of the general plan findings, on the third line, it reads although the project would remove a small scale retail use, the overall condition of the mixed use Zoning District would be affected by this conversion and it should read would not be affected by this conversion. On page 10, a correction to the planning code section 101, findings under f for seismic and safety in an earthquake, the first line should be struck because there is no structural or seismic upgrades at this time, although the proposed change of use will not impact the propertys ability to withstand an earthquake. So that first line would be deleted from the draft final motion. Thank you. Im available for any questions. Kimberley, is there a project sponsor presentation . Yeah. Theyre going to say a few words and i have one photo montage to share. Jonas do you have the name . Tom tunney. Great, thank you. Tom, you are unmuted. And you will have five minutes. And kimberly has your presentation up on the screen. Okay. Thank you, can you hear me . Jonas we can, yes. Thank you. Okay. Kimberly, could you thats fine. Are the photos visible . Jonas yes, they are. Thank you, thank you. Thank you to your secretary, president koppel, Vice President moore, commissioners, im tom tunney on behalf of the project sponsor. We appreciate your consideration of our application and request. I mentioned the project sponsor, the Property Owner, would like to address that first thing as weve had questions about that this Property Owner is in no way a corporate landlord. Theyre descendants of the original owner of this property. This is a family ownership. The property manager who is with me today and available is a member of the family as well, though not one of the owners. She knows this property inside and out, everyone in the building, knows everyone in the immediate neighborhood. This building and others nearby have had the same residents and businesses for many years and as ive come to learn, is its own micro community. Turning to the facts of our application, as ms. Durandet described, the property is located in the 24th Mission Neighborhood commercial transit Zoning District. Planning code section 249. 59b provides that the quattro is intended to preserve the character of the latino cultural district. The application before you seeks to legalize a long time residential use. Therefore it would preserve the prevailing nature. Section 3 provides for the c. U. To be approved, the proposed use must be necessary, desirable for and compatible with the neighborhood or community. Well show how this is the case. The subject building, as you can see, two stories with a mix of residential and commercial uses. You see the subject unit outlined and then turning the lower photo shows the bryant street facade. There are three rent controlled units upstairs that have been occupied for over 15 years. The space next to the subject unit had a tenant with his own Small Business in the space who was there for over 50 years, until he recently passed. This will be a fully commercial unit and was found by the Planning Department to not qualify as an unauthorized dwelling unit. The bathroom and kitchen will be removed. The subject unit is approximately 850 square feet. This has been used in residential for many decades, perhaps since the buildings original construction. The Property Owner had no idea that a conditional use was required for this residential use. That was a change in the code, not a change in the use. They had no way of knowing about. This is commonplace in the city. The existing tenants of this unit are a family that have been displaced because of this process, but intend to move back in. Before this family moved into the unit in 2013, another family with one child lived there for ten years before that. They moved to another property managed by these same people. We know that sprinkling will be required to legalize the unit which will be an important upgrade to the unit and the building. The rent will not be increased when the tenants return. The father is the manager of the Small Convenience store shown at the corner, also located in the building. They have three children. At times theyve taken in two nephews of theirs who lost their father and his sister in the Mission District fire 12 years ago. We know there have been complaints filed concerning this property. Were happy to answer any questions you have about them. This is a large and older property, so things come up. I can tell you that they are most of the time found to have no merit or were just an oversight that is easily abated. At no time has the Property Owner or manager ever done anything intentionally unlawful at this property. They