This is really incredible given in 2015, when we had our last housing bond, it was 310 million dollars. The amount has doubled, thats really exciting. We have also talked about putting Affordable Housing in the citys capital plans. We are really planning for Affordable Housing needs as part of our overall city needs and that we are accounting for that every 45 years. When we have expanded the bond proceeds that we are in q4 coming back for the voters to fund the Affordable Housing needs that we have two meet what our residents need. The bond will Fund Acquisition construction improvement, rehabilitation and preservation and repair of Affordable Housing. The bond funding will further our offices work in meeting the need for the population of people that we care about, including persons with disabilities. It would do so by providing the funding that we need to build out all of our new construction Affordable Housing. Those housing projects meet the needs of persons with disabilities through assessable common areas and amenities on all of those sites. Those are include 90 of units that are adoptable. 10 of units accessible with mobility features which is double the amount that is required. Those percentages are higher in senior and Supportive Housing projects. 4 of the units, in the new construction project that we fund provide communication features. We also include a preference for persons with disabilities, in projects and consider reasonable accommodation as well. Funding for Housing Preservation is really important for protecting persons with disabilities who are living in existing housing that may be at risk of displacement due to the housing either being converted to market rate housing or falling into physical disrepair. The 600 milliondollar total for the bond is broken up into these five categories after a process where the mayor and board president , convened a Stakeholder Working Group process and had deliberated with Many Community members and stakeholders about how to proportion the many needs that we have for Affordable Housing. The consensus was to provide the following amount of funds in these categories. 150 million for Public Housing, 220 million for low Income Housing serving households up to 80 of the area median income. 60 million total for Affordable Housing preservation and middle Income Housing which serves very low income households at 30 of ami for the middle income portion at 175 of the area median income. A new category that was not included in the last bond specifically which is for Senior Housing. That would be 150 million for households up to 80 of area median income. Finally, 20 million to fund teacher housing serving educators from 30 up to 140 of the area median income. Im just going to talk a little bit about these categories why there is a need to fund Affordable Housing in these categories. Our Public Housing needs. The city has been committed to revitalizing our extremely dilapidated Public Housing through the hope program. We are at the remaining stage of revitalizing two additional sites which is at the sunnydale site. The funding that the bond would provide would be to address the emergency and life safety repairs that are needed for the existing units to rebuild and replace the housing remaining at those two sites. Also to add additional Housing Units at those two sites. And to really complete the work that we have begun to really revitalize the housing and infrastructure needs for these communities. The 150 million would be as an eligible use to go towards the repair and rebuilding of distressed Public Housing. Prioritizing sites that have these urgent capital needs, creating new Affordable Housing units and accelerating the construction timelines of these units because we know that the units are in a very poor physical condition. In terms of the low Income Housing category. We know low income households are most at risk of displacement here in San Francisco. These are populations that we want to house, and its really important for us to do that. We continue to need to build more Affordable Housing to meet the needs of households at these income levels. Unfortunately, we dont have the federal resources, they have been in decline for Affordable Housing for low income families. What this bond would do is enable 1,000 more units of Pipeline Projects to Start Construction in the next four years to serve residents that are seniors from homeless individuals, veterans and families. Also, while we await a decision on proxy funds tos tran07 funds. This funding will help kickstart predevelopment, for securing new sites for Supportive Housing. The 220 milliondollar in the low Income Housing would go toward the construction acquisition that we have permanently Affordable Housing that would serve individuals and families earning from zero up to 80 of the area median income. Prioritizing projects that are ready to Start Construction in the next four years. Which will include predevelopment funding to jumpStart Construction where we have permanent Supportive Housing. Projects that are close to public transit. Projects that can leverage additional funding whether through the state funding or other resources to leverage the city dollars that we are putting in. Also projects that are located in neighborhoods with limited Affordable Housing. In terms of the preservation need. We know there are extremely low, low, and moderate households that are at risk of being displaced from the city. Through our work, our small Faith Program and other preservation work its really critical that we acquire and preserve existing Affordable Housing so we are keeping low income and middle income households in in San Francisco. The bond would also go towards this need. We have an older stock of Affordable Housing that is in need of rehabilitation. The bond funding would go towards the need to rehab and existing stock of Affordable Housing that are in physical disrepair. 30 million for preservation under the bond would go towards the acquisition i rehab whether it is at risk, due to loss of affordability, or the buildings physical decline. We would be prioritizing. Buildings are at imminent risk of conversion to market to rate housing. We would look at neighborhoods prioritizing doing this work in neighborhoods where there are limited Affordable Housing production and also a documented high eviction or displacement rates. In terms of middle Income Housing. This is a group of households that we definitely want to serve. Unfortunately, the market does not produce housing for middle Income Housings houses. We are also we dont see Funding Sources to meet the need for building middle Income Housing. The city is a critical source of funding. We provide a critical source of funding for building middle Income Housing. Providing firsttime homeownership opportunities for low income households to be able to purchase a home and stay in San Francisco. We have an affordability gap in the bond would be helping with that. The 30 million for the middle Income Housing category would go towards the creation of new Affordable Housing opportunities for middle income households with assistance loans, purchases for building or land for new construction that would serve middle income households. We would prioritize down payment systems, loans for firsttime homebuyers and also we have a teacher next Door Grant Program that serves the San FranciscoUnified School District educators. This would be serving households between the 80175 and 200 of the ami. This new category of funding under the bond is for Senior Housing. The working group that was convened by the mayor and the board of supervisors identified this as a critical need as San Franciscos population continues to grow and age. We have found that we have not had the pipeline of projects serving senior households keeping up with the pace of the needs of a growing senior population and so it was a priority for the mayor and the board to include funding specifically as a category to meet housing for seniors. We have for that in the bonds, 150 million specifically for creating affordable senior rental housing through new construction and acquisition. We would be prioritizing projects that are ready, able to leverage Additional Resources and locate neighborhoods where there is opportunities for production for Senior Housing. This would be serving households between the extremely low to low income categories from 080 levels. And then finally, is a new category for funding under the bond that we do not see in the last cycle which is for educator housing. This is a critical need to, because we have seen attrition annually in the San FranciscoUnified School District where teachers are leaving because of housing affordability, thats one of the factors they have cited. We have seen through these surveys that the majority of teachers and para educators are saying that they have some level of difficulty, very difficult, or somewhat difficult ability to actually afford their housing costs. Including 69 of teachers surveyed, saying they pay more than 30 of their income towards their housing cost. We know retaining teachers in the school district, is really important for the stability of our students for the growth and success of our students. Addressing the Affordable Housing need for teachers or something that we wanted the bond to include. That is why there is a 20 milliondollar category in the bond for educator housing that would go towards predevelopment and construction of permanently affordable educator housing serving San FranciscoUnified School District and city college of San Francisco educators , and employees between the 30140 ami income levels. Similarly prioritizing the projects that i have mentioned before. With that, as i mentioned, the board of supervisors is moving the bond forward through the legislative process currently. We will soon be taking its last two votes to move the bond onto the ballot. We are really excited for that to happen. For us to have the opportunity to basically use this large amounts of critical funding that we need to advance our mission. Probably early spring of next year, we will start with the first issue is of the bond around 200 million and then be able to issue a notice of Funding Availability for projects to come forward and apply for funding. With that, i am happy to take any questions. Thank you for that excellent presentation. Do any Council Members comments or questions . Yes. Weve got sally, and councilmember madrid and councilmember sassouni. First of all, i apologize, i was supposed to send you a list of questions from the council and i realize i never did that. I appreciate your presentation. I have a very basic question. What is the ami in San Francisco the area median income, literally it is the median i know, what is the number . Let me pull it up for you. It is roughly 80,000 for a Single Person household. 82,900. That is for a one person household. It is adjusted for the size of the household. And then we can also calculate it at, you know, lower than that 100 and that higher ami. I can pull up the chart. I just wanted to get an idea of what 30 of ami actually was. When you Say Something is affordable, how is that defined . It is defined as 30 of that household income. Really . Okay. That would qualify someone for low Income Housing if they made 25,000 . In our low Income Housing category we have units that are between people who make a 0 of the ami, up to 80 of the ami. The affordable rent to would 30 of that household income. Our units are priced at a range of incomes between the zero and 80 low income households. The moderate income household level, we have done much less of the moderate Income Housing, because unfortunately we do not have other Funding Sources to really leverage for building this type of housing. For low Income Housing we have something called tax credits that we can use, and that is the 080 level. For middle Income Housing it is all city subsidy. We have done some, but very few of these units. The ones we have done we are looking at excuse me the 80 up to 120 of ami typically. We do have the down payment assistant loan program. That does serve up to 175 and 200 of ami. We have been meeting the needs of middle income households primarily through firsttime home loans. We have done some new construction housing for middle income households. Much less than we would like to. For the low Income Housing we are serving between 080 of the ami. It is assuming someone satisfies that low income statu . There has to be more people wanting housing. We use a lottery system. We have a great housing portal, we have counseling agencies. If someone cannot go on their smart phone or a computer to look at all of the listings we have on the site and apply they can also go to Housing Counseling Agency to help them with their Affordable Housing search and application. Through that housing portal, an applicant can look at what they, can apply. Redo the placement of those units, the occupancy of those units through a lottery system. The city also has something called housing preferences. This is mandated through our city laws. We have preferences for cop holders, people who were formally displaced from San Francisco do to redevelopment actions. In the western addition. We have a displaced tenant housing preference, this is a preference for people who have been evicted do to an eviction or fire. Then we have a neighborhood preference. If someone is applying for, a unit in a project. Helping residents to stay one that neighborhood. Finally we have a live work in San Francisco preference which captures the large segment of applicants. Through that lottery system, people that fit into these preferences are prioritized essentially. Okay, who is next . Alex. My question is, Affordable Housing, i know some of Affordable Housing is 15002500, speaking on people with disabilities, most of them receive ssi, does that consider qualify for those Affordable Housing . How would you, or the city fix that . Because, as you know, the city of San Francisco, when they are doing Affordable Housing the amount is already [inaudible] what i am understanding your question to be, is how do we meet the Affordable Housing needs of people who are extremely low income like with disabilities, or seniors who are on ssi and have limited income . That is a challenge we have been addressing. Typically in the Affordable Housing stock, what you see in our lotteries are units that are 30 affordable at what is priced , that is because of funding requirements we are seeing. With changes in rules of the tax credits, we are allowed to do income averaging. That might be more technical. But now we have this tool, when we are using tax credit financing for projects we can use this new option to provide basically income averaging an hour units. As long as projects are averaging 60 ami, we can do a range of units that serve less than 60 , up to 80 of ami. That will be one tool we can use to provide units for households that are less than 60 of ami. Aside from not tool, we do recognize the need to have more rental subsidies and access to rental subsidies for those extremely low income households. And, the mayor and the board have addressed this by including funding in the budget for rental subsidies for a populations of people. I think the mayor and the board have included rental subsidies, i think, up to 10 million in rental subsidies for different populations of folks. We recognize that there is a need for doing that. Board president yee is in the process of creating a senior operating subsidy. It is project need, rental subsidies that go towards the households to help them pay their rent. Or, the buildings need operating subsidies where we are basically helping to meet the gap and what tenants are able to pay and how expensive the projects are to operate. It really is trying to find more rental and operating substitutes. We have been trying to do that for the budget process. The city of San Francisco, section eight,. [inaudible] i think it would be great. I dont think there is any more voucher capacity. I think you are bring up a great. It would be incredibly helpful if we had additional voucher capacity and we were able to issue more vouchers to households who need them. Hi. This is a brief comment, question rather. I was looking at your Powerpoint Presentation and it looks like you are prioritizing 4. 5 regarding children in Public Schools, talk something about 4. 5 of children there, im assuming that youre talking about k12 grade children . My son for example, goes to school, and he is in the San Francisco public unified in the school is full. The classes are really full. I dont even understand how they do it. We definitely need more teachers. Im wondering how children how we are going to deal with this in the future with the rise in . I am wondering where you get the numbers from . 4. 5 seems rather low. Am looking at the site currently, im not sure if i see 4. 5. There was a percentage based on the s. F. Unified school district, related with educators in San Francisco unified. It was referencing the children, just wondering where that percentage was based on . I looking, bringing up the slide, there are statistics about the San Francisco unified district requiring 3600 teachers to meet their classroom needs, that maybe the statistic . 10 attrition rate. Specific the child population. Where did you get the numbers from . Maybe its a previous presentation where it was discussed, there was 4. 5 of children that live in San Francisco are in the Public School system . Im sorry, i did not reference that number. Maybe the question is also about how are we going to meet the needs to continue to increase specifically thinking of the families with children and families that live together in a household. Part of the population, im just assuming, maybe this is from the other powerpoint. Im thinking, are we talking about the entire population of San Francisco . Which population are we referencing . I thought that count was low. I know we never we need to hire more teachers in the future. Im wondering what the prediction of population among children will be in the future . If that references Different Levels of income and households in the city . Are we talking about a family in a one bedroom . When we talk about families in general, with children, there is a variety of living spaces, you know, and so many people, especially families are leaving the city because they cannot afford to live here. They cannot afford childcare. They are working on paying for child care and they cannot afford rent. There is a lot of factors involved with being able to stay in San Francisco. If you are thinking about bonds that will assist families, families with children. Im just thinking of, you know, we are thinking of not, you know, traditional style housing are wet people might imagine that should be. If youre thinking of the range of people that would be served by that those bond resources. My concern is lower income families, families with disabilities and obviously families with children. Our office funds a variety of types of housing including family housing. Family housing serving low income families. And all of our projects we include high number of 23 bedroom units in those projects. In the ground floor, of our projects, we also include Many Community serving spaces including Childcare Centers on facilities. That is built into the work that we do with our project sponsors and the Affordable Housing developers in meeting the needs of family when we are looking out the projects that we are funding and building. We do have an existing teacher housing project, that is currently is in our pipeline in the design, predevelopment phase. That project will have a range of bedroom sizes to meet teachers that are single, two teachers that have families that are in families and have kids. We have studios up to three bedrooms in that project. I think that is something we absolutely agree with and care about. Very cognizant of the teams need to meet the needs of families. That is why i was saying, especially when we are talking about young children. If we are discussing that percentage, i know it impacts dollars potentially. Were talking a lower percentage. Out 4. 5, which child population are you referencing . Especially for the families that live in San Francisco. I know sfusd, the schools are full. My point is just that we look at the numbers, and how they are impacting the resources that we are trying to get so people can afford to live here. I agree. Next is helen. Thank you for your presentation. Quickly, you had mentioned one of the priorities for the use of the bond money is physical accessibility, and some of the properties . Yeah, i mentioned that describing how we meet accessibility needs for persons with disabilities generally throughout our Affordable Housing pipeline. You know, the bond funds housing in all of these categories that i have described. Some of that work is rehabilitation. It is existing Affordable Housing, or existing housing that we are trying to preserve from either conversion to market rate housing or falling into disrepair. A large bulk of that funding will go into new Construction Projects or new projects that we are building. For all of our new Construction Projects that are funded by us, we do have these requirements around meeting accessibility standards for the developers of those projects. Have noticed in the language, around this topic, that often accessibility is also used as a blanket term for economic accessibilitys. I just wanted to make clear we were talking physical accessibility . Thats right. You had said that his recently mandated rule within your department . I guess my broader question is, when did this become mandated . I dont know exactly when. I can find out. It is sounding to me like it is a newer rule. It was something i assumed had always been in place . I dont think it is a newer rule. If i did say that it must have been misspoken. I apologize about that. But it is a rule and it is one that is followed by the city yeah. They are federally implemented rules. In San Francisco we have chosen in some circumstances, to go above and beyond the minimal requirements that are prompted through tax credits and other triggers. Okay. All right, kate. Kate williams. Thank you for that presentation. When you refer to the list of lotteries, the input that i have from so many seniors, most of those lotteries are simply closed. Which more or less locks people out of any option. There may be lotteries, but what happens when the lotteries are closed . What are the other opportunities for people to get on a list . My input is that most of them are closed. We have, i think, the applicants that are looking for Affordable Housing should sign up for email subscription under the dahlia portal so they can get updates whenever there are new projects that come online, or even existing units that become vacant are now available for applications. That way people are getting up information. Every time i have a new project that is coming online, it will be available throughout lottien the dahlia portal. We do have some Senior Housing projects in the pipeline that will be coming forward in the lottery system. What is great about this bond is that the 150 million set aside this typically for Senior Housing will ensure that we have a continued pipeline for Senior Housing. As those projects become are getting built, and they are nearing construction completion and they are getting ready for marketing and lease up, they will be on the portal for applicants to apply for. Thank you. Time is getting away from us, but i must have a moment, draw your attention to the rehabilitation projects. Real estate developers, and homeowners, people interested in real estate, i like the prospect of being able to take housing that is just really needs a lot of repair and maintenance. We have these properties and make them available for Affordable Housing. In the bond, without cover the range of families, low income families, seniors, disabled. Can you speak to that for just a moment. The bond does have a category for preservation. That would serve extremely low to moderate income, middle income households. We have done preservation work through our small sites and programs which is to help Affordable Housing providers acquire housing that would be at risk of conversion to the market , to acquire them and permit them to affordability. That program serves households, at a range of Household Incomes up to 120 of ami. There was existing Affordable Housing that was financed through a former bonds or loans that have been expired after 30 years. The bond will continue to fund that work through the preservation category. Excellent. Anyone on staff like to comment . This is nicole, thank you for coming. I would make a suggestion, while were talking about the bond specifically, and how it impacts disabilities, we might want to think about the different categories, and maybe adding a column that helps people understand especially when were paying attention to accessibility for people with disabilities. I dont know that the general public would assume that Senior Housing, for instance, also as accessibility components within it, assuming that as our populations age, they also have mobility and other communication changes in their life. We can maybe think about how to present that in away that the public can more easily digest the options that are available. That is great feedback. Thank you. Anyone else on staff . All right. I just want to thank you for your presentation. A lot of great information, and we will be going through that, and i do hope that we will be able to continue to cooperate with you in the future, especially if the bond passes. We dont have any more questions of you. Are there any speaker cards . No speaker cards, okay. Anyone on the bridge line . No one. Okay. All right, we finished that presentation. Thank you everyone for commenting, and asking questions. Thats outstanding. All right, we are right on 4 00 p. M. , lets go with Public Comment, items but within the jurisdiction of the mdc. Any speaker cards . No. Okay. Number ten, information item, correspondence. Staff, do we have any correspondence . None today. All right. Very good. Okay. So, number 11, councilmember comments and announcements. Any one of my colleagues want to make any announcements or comments . Going once. Twice. Three times. All right. So, we are to number 12, adjournment. Do i hear a call for adjournment adjourned. Moved and seconded. My guide dog sec. It. We are adjourned. Good afternoon and welcome to the land use and Transportation Committee of the San Francisco board of supervisors for today monday july 15. Our clerk is ms. Major. Please make sure to silence all cell phones. To be included as part of a file should be submitted to the clerk. Items after today will appear on july 23 agenda. All right. We please read the first item. Item number 8 ordinance amending the planning code to require building setbacks for buildings fronting on narrow streets, modify front yard requirements in residential districts, increase required rear yards in singlefamily Zoning Districts by five percent, amend the rear yard requirements for through lots and corner lots in certain districts to permit second buildings where specified conditions are met, and allow Building Height increases to existing stories in existing nonconforming buildings in order to accommodate residential uses; affirming the Planning Departments determination under the California Environmental quality act; making findings of consistency with the general plan, and the eight priority policies of planning code, section 101. 1; and adopting findings of public necessity, convenience, and general welfare under planning code, section 302 thank you. We talked quite a bit about this last week. I brought in some amendments, and you brought in some amendments and they had to sit for a week. Today i would ask you to pass this onto the full board to file a recommendation. Thank you, supervisor. Before we open it up to Public Comment based on feedback that i have gotten in intervening weeks , i would like to suggest some changes to section 172 that would exempt the residential special use district from that provision. I have those amendments in front of you on page 13, and page 16. I am also informed by deputy City Attorney that we will have to make a corresponding page, corresponding change on page ten. With that we will open it up to Public Comment. I think we have talked about this, thank you. While you are reviewing that lets open it up to Public Comment, item number one. Good afternoon supervisors, i am with livable city. I am echoing supervisor mandlemans sentiment that you know there was a lot of great discussion last week and hopefully this can move forward, to the full board this week so it can be acted on before the recess. This has been a long time cooking. What this would do, the cottage portion of it would allow you to do something for housing that we can do for garages. If you look at the planning code. It will pitch allow you to put a garage in the rear setback which we should probably not allow anymore. The idea was, if you can add storage for cars and a rear yard , is it impossible to add a unit that people can live in . With a yard in between the two buildings. That was the genesis of this conversation. We appreciate all of the attention that has been paid to it. We would like to suggest to amendments, they are hopefully non substance. If you look at the planning code. Everywhere that these alleyway height limits do apply in the limit. It is noted in the zoning tables for the district. If you look at the height and vault line, it says heights and vault controls this but it also says 260. Whatever. We have been trying over the years to make the zoning control tables as complete as we can. A compendium of all of the provisions of the planning code. We ask that you would add to tables 209. 1 and 209. 2 a note that says that these additional alleyway height controls apply in those Zoning Districts. if you can do it without re referring. If its going to delayed a week we can get it in if its non substantive, adding that note will make it clear to neighbors, make it clear to project sponsors that they need to look at these height controls in addition to the other height controls. Thank you. Next speaker, please. My name is karen curtis. Last week when i was here i was here on behalf of the aia. This week we have not had a committee get together and talk about the amendments. Im here is a personal sadness and with a few comments. One may be taken care of, i spoke to tom before the meeting, this is case 12 line 24 and 25. We want to make sure the height amendment can be used for any use not just an adu. It is a pretty impractical spot to put in adu. And then the other is that i know the Planning Department has asked for the planning setback to be 10 feet, instead of the proposed 15. I would argue that that is more of an rdt issue. There may be cases where the 5foot minimal is not acceptable. Mandating the ten you are losing an extra 5 feet of space. At what that does from a building standpoint is when you have gone from 15 feet down to 10 feet, now you can add a bathroom in a powder room. When it goes from 15 feet to 5 feet you have room to add a kitchen and a bedroom. Density is really the goal. Maybe keep the 5 feet and rdt when the porches, setbacks and green space require more. Those are my comments. Thank you. Any other items of the public ever item number one. If not, we will close Public Comment. Oh, go ahead, sir. If there any other speakers if you will line up to your right, my left. First and foremost i am a concerned san franciscan and also a local artist and technologist. With homelessness, poverty and plaguing our society. It is the mezzanine that gives people, of San Francisco, salvation from their daily lives for many residents of the city. We must do our best to support the efforts, platforms of entertainment without a bit of an escape from the darkened streets, our people will flee for greener pastures. Causing damage to our economy. I suggest we band together and support venues like mezzanine so the city can prosper and we can all build a stronger community. Thank you. Thank you. Seeing no other members of the public on this item. We will close Public Comment. There is one amendment on the floor, colleagues. As to page ten language you can work that out before it goes to the full board of supervisors. Just to clarify that, page ten amendment is eliminating the reverence to section 207 corresponding to the amendment that peskin has proposed. We will take those amendments as to the three requests for amendments by members of the public i dont even know how we could grapple with the 209. 1 notes, at this time. The City Attorney is nodding his head. I said to the project sponsor that if we were to delve into that and talk to the planning apartment as to whether or not it requires a referral and relook at that tape, we could continue the item with the sponsor. The sponsor would refer not to do that. Is that correct . It that is correct. As to the other two suggestions. One of them i think was taking care of and the other one, i think there is not respectfully a desire to do what is due to the thrust of legislation is introduced. I dont think the committee is interested in taking that one. If there is no objection we will send the item, as amended to the full board with recommendation for hearing next week. Madame clark, could you read the next item. Item number 2, 190248 ordinance amending the planning code to revise the nct3 district controls to allow arts activities, philanthropic administrative services, and public facilities as a principal use on all stories, revise the upper market neighborhood commercial Transit District controls to allow arts activities and Institutional Uses as a principal use on the first and second stories and as a conditional use on the third story and above and to allow general entertainment as a principal use on the first and second stories, modify the requirements for Liquor Stores and bars in the nct3 and upper Market Street nct districts, add additional conditional use criteria for Liquor Stores and require Liquor Stores to comply with standard location and operating conditions, and add additional uses to the definition of open air sales; affirming the Planning Departments determination under the California Environmental quality act; making findings of consistency with the general plan, and the eight priority policies of planning code, section 101. 1; and adopting findings of public necessity, convenience, and general welfare under planning code, section 302. Repent several forward last week. At least one of them we would bring back to you. What we are bringing back to you today that would not describe last week is non subs. I will tell you where it is in case you want to look at it. The changes are page ten and 12 and are highlighted in the copy for the ordinance i just handed out. On page ten lines 14 and 19 were adding a note to the arts activities and Institutional Uses categories and on page 12 line six and seven we have the note which defines arts activities in the upper market as active uses under section 145. 4 planning code. I think with that, i would ask that you accept these amendments and forward this to the full board with positive recommendation. Subject to Public Comment . Are there any members here of the public for item number two . Supervisors, i am executive director to support this moving forward today. With these amendments, the online version, we are glad you have fixed all of those with the amendments that you talked about thats exactly as was discussed here in committee. We strongly support this going forward. I live between the mission on the castro, there is a lot of small and local businesses that are closing. We just heard about eureka lounge which was a great eating and drinking place in the castro, et cetera. It is a tough time for locally owned businesses in tran07. Anything we can do to get rid of the red tape and trying to open a business, months if not a year of delay where you have to lease a space before you can even get permission to open these neighborhood serving locally owned businesses. Of course as an executive director of a nonprofit our whole sector has been disappearing from the city. If we can open areas either on the ground, or spaces that dont currently have a residential use to nonprofit to arts uses. To these other endangered sectors of the San Francisco economy that contribute so much. I think the upper market legislation is in good shape. Im hoping it will be a model for reform and other Zoning Districts. Thank you. Any other members of the public here from seeing none. Public comment is closed. If there is no objection take the amendments described by his supervisor mandleman and send this item as amended to the full board with recommendation without objection. Item number 3, 180939 ordinance amending the planning code and zoning map to create the oceanview large residence special use district to promote and enhance neighborhood character and affordability by requiring conditional use authorization for large residential developments in the district; affirming the Planning Departments determination under the California Environmental quality act; making findings of consistency with the general plan, and the eight priority policies of planning code, section 101. 1. To provide context for this item. I want to thank the department for spending and acceptable amount of time. We have been working on this for two years. There has been foz to attempt you have to go through a conditional use. We asked them to make an argument if its an extended living situation we allow for that. We provide for that. But we also want to encourage the development of more accessory dwelling units in those situations if you do go above that. Some would argue that it would be an enforcement issue. We had a meeting prior to this, again, it was a 14 bedroom 12 bath. It was actually approved. Now it has merged and evolved, and taken a different form. Now its turn into four separate residences and one singlefamily home. Now they are talking about doing a Childcare Center which i am all for. The idea that once plans are approved and the neighbors have gone through a process there has to be a mechanism for there to be further conversation and oversight in those situations. We think even when it is an enforcement issue this will allow for the context and the Planning Department to look back on and say, in this particular special use districts, in this area of the omi, this is where we need to start the conversation. We feel like this is a good balance area i want to thank aaron starr, along with