>> i want to welcome everyone back to the planning commission meeting for june 28, 2012. i would like to remind everyone to turn off their mobile devices, and to state your name when speaking to the commissioners. .045. >> i am here to fill in for kevin guy. i am not sure if he started his presentation. the conditional use authorization -- on a greater than 10,000 square foot lot, for one dwelling unit in the rto

district and a planned unit development, on hickory street. this project is occupied by hayes valley farm, tnhhe community garden. this would remove existing vegetation and construct a new mixed use development. 3800 square feet of retail. so while this consists of a single structure, this would be a series of different forms and dwelling units, with varying architectural impression it -- expressions. the project sponsor -- this process gives flexibility, for

the strict requirements of the code to achieve the project, to exhibit outstanding design and complement the character of the surrounding area. this is the methodology for height measurement. we believe the requested modifications are relatively minor and the design of the project fulfills the code in each area. i'll be glad the challenge to answer individual modifications. even though this project, occupies a relatively large lot, the articulate with a series of points -- with an

overall architectural vocabulary, the route this building we enforce the reticulation. the eastern and western parts of the project have an architectural language which is distinct. the smaller scale has a different methodology, reinforcing the fine grain pattern of development. the building relates to the larger scale and forms that there were development area, as it also breaks down the narrow pattern of the other area in the vicinity. and there is a better street plan, within the public realm, including extensions of the southeast corner. the project includes the improvement of hickory street, to the north of the site. this is improved as a

shortstop, but it is mostly an improved paper street for the majority of the block. we have a concept drawing for this living st. treatment, including robust landscaping programs, of grated paving, and bio filtration systems. this is not intended to be a specific proposal but an idea they may want to push for further, in collaboration with the neighborhood with specific designs. if the commission will improve this project today, this would not meet the conditions of approval. this would exceed the plans of the planning code, or any kind of improvement that would offset the impact fee of the area. the staff has received several communications in opposition that expressed concerns with the traffic impact, and the

compatibility of the height of the project for the surrounding area. the department has several communications in support, braving the -- praising the constructions and the less parking that can -- and required by the code. the letter from the neighborhood association states support for the project of requests that the sponsors satisfy the affordable housing requirement with on-site units, or land dedication. or the use of the fees with in this area. i will go out and look to see if i can find those letters. and here we are. i will hand these to the commission. there are some corrections i would like to go over.

the first is on -- these are changes to the draft motion, on page 3. but is the incorrect date, pursuant to the guidelines -- the date listed there is january 12. this should be june 14 of this year. and further, -- this is monitoring -- on page 2 of 5, there is a heading that says architectural resources. these look like minor changes. we wanted to add a sentence into the draft motion, on page 32. this is paragraph 22, speaking of the community funds. we want to urge the project

sponsor, to push for an agreement with hickory street. that will end the staff presentation and maybe we should hear from other people and i will review the docket a little bit more. >> and is there more staff or project sponsors? >> thank you. >> i am lou vasquez. we were the successful respondents to something issued by the mayor's department. we are neighbors of the project, and we moved into renovated warehouse in 2004. we opened bluebottle coffee in

2005 and have been leading the efforts to turn green since 2007, an ongoing process. in the partnership with avalon bay, we have put together this project, which we believe is very responsive to the plan, and we have worked hard with our neighbors, and the community at large and community groups, with planning and with the mayor's office to create a fine example bz]of mixed-use housing, on this site. with that i would like to introduce meg sprigs. >> good afternon. i am meg sprigs. thsi was a collaborative effort among two developers and three architects, among the mayor's office of economic and work

force development. i want to thank those who put in a lot of effort. parcel -- is city and county- owned land. with the sale agreement, we are obligated to comply with economic justice covenants. we must comply with the prevailing law, and the apprentice it shattered. -- apprentice ships standards with the local guidelines. we will honor these agreements 100%. the full team is here today and we would like to present the design and the overall project. i have pier waller and -- our three architects. steve is available as well.

>> can we get the screen up? >> this is coming right now. >> i would like to thank kenner yand warren and we will give you a brief walk through this project. this has been a collaborative process. a lot of thanks to the community and staff for their efforts. i will try to manage my left hand in sequencing these slides. those familiar with this parcel, on the side of the

formal freeway ramp, this is that the frontage octavia boulevard. with these residential buildings that step down the slope with larger elements, and these wonderful al -- at least. it is very characteristic of this part of the city. this occupies half of the former freeway area, relatively shallow at 120 feet deep. this drops about 30 feet from laguna, down to octavia. bordered on the north by hickory street, which will be restored as part of the project. the base allow the ball high as 50 feet. we have a little bit extra octavia, stepping down to 40 feet on history. -- hickory.

the massing -- in the basic approach to the building response to this envelope. the primary buildings are on oak street, and a smaller scale is on hickory. this is on octavia and we have this as a bookend. this is up at laguna. the neighborhood scale. we have done a series of things for this project with the neighborhood. a central court splits this into two pieces, allowing access between zero can hickory street during daylight hours, to create a central courtyard. two others are linked to that and those in turn are linked up to the streets, with the double portal site octavia and laguna street. and the double high passages from of street. these multiple entries -- taken

altogether create dysfunctional and visual peroxy on the site. to take advantage of the sloping side, we also divided the project horizontal leap. the building stepped down in four major levels. the residents actually circulate down to the street, from those individual elements. and they live like a neighborhood building. on three sides of the project this is lined with townhomes, every 24 or 25 feet, and octavia has the active uses. you have a continuous pattern of openings, all the way around the perimeter of the site. having three architects allows each of the frontage as to have its own design character. owen took the lead on the design

of the building, and john moran -- on laguna street. and the buildings between oak and hickory. this is an overview of the site plan, and i am sure that you're used to this -- you can see the pattern of the three courtyards. the landscape architect has organized these as gardens with a terrace, with these gardens that captures storm water. and then, those kind of connect, and then -- the central core, which allows for that view and they lack access, and this is an accessible -- this is connecting from oak to hickory street. that is an important part of the project. this is treated as an extension

of the overall project. the alleyways in the neighborhood are some of the most charming places, pleasant and active with the smaller- scale buildings. we have designed this as a living valley, with special paving and places to sit, a place for people to be, cyclists, with less emphasis on vehicles. the pattern for vehicles is 1- way travel, and to further reduce the traffic -- the access into the garage is on the lower end. and the exit is that the lower end. they all circulate in -- and we have paid a lot of attention to the rest of the public frontage as well, continuing this pattern of paving the landscape on to

octavia. at both those major intersections to improve pedestrian safety. just a cross-section of his -- victor -- hickory street, this is the concept level. we have to get the in kind agreement in place. parking is located in a slow to rise, which allows for this to be concealed from the street frontage, with 0.5 cars per unit, 35 less than will be allowed in the plan -- though we placed a lot of emphasis on was bicycle parking. there are two storage and maintenance facilities, at grade level off of the portals. the additional parking for the

visitors coming to the site, at several locations. we have the retail space of about 3800 square feet, with all of the infrastructure for a range of retail uses, with a full-service restaurant. we have a hub for residents, and the active uses flank that portal, and at laguna street, we have a combination of the main entry, the maintenance area and this tall, two-story space. this is open 24 hours a day, to make certain that there are uses at the front. and then, a moment on the architecture. this is the long elevation along of street. you have the book in buildings at either end, and the octavia building. these rowhouse elements, and the

original consolation, the transition elements, which are punctuation between with the building elements and the break at the courtyard. i will let john say a little bit about each of them. i believe 0 and will be up first. >> good afternoon, commissioners. the frontage along octavia boulevard, they say this is the ought to be bought -- octavia building. this is over a glass retail base. this is divided into three volumes, with a very strong and articulate massing, or the boulevard. each volume contains us trip -- a stack of four stories of units with a common roof deck.

so the actual skyline profiles the building as well. the materials have to cut -- 2 tons of cement plaster, and the panels -- and the paneling. likening them to the lining of a wool jacket. in the middle, -- this portal is the front door, to the building, one of the front doors to the project. this is a social manifold. the residential tenants and visitors -- the retail customers can mingle, and this is also the main access to the lobby. if this gets to the street, and

it is open to the public -- there is a grand stair that leads up to the courtyard level. and the actual security gate to the top of the stairs. the internal circulation of the building -- there is a bridge leading across the space. this feature, combined with the other features -- of the building will make the octavia building in bold -- very welcoming and friendly and accessible. a great neighbor along octavia boulevard. >> good afternoon, commissioners. >> i was responsible for the portion of the building that is located at oak and blown up. owen's building is a city presence, that octavia boulevard, a portion is trying to relate to the neighborhood scale, using the traditional

tower. at the ground level, the stoops on the townhouse units give way to a fitness center on the left, turning the corner. you can see that the building steps down in scale as it approaches hickory, on the left- hand side of this particular drawing. and the two-story portal, provides entry into the continuous series of passages of the way through the project. there are alternate material portions of the building, a connection between the two of them. they have the active street front, and the townhouses and the bikes, storage and repair area. townhouses on the far left. this part of the building has the roof deck that is successful from the fifth floor of the

apartment. this looks to the south and east. >> thank you, john. we're just about to finish up. although st., we have the town homes, at the lower to levels and the deeply recessed injuries, the buffer those spaces. and the tall elements on top of that with the corner windows. this is at the base -- some plaster and metal sightings, all of that going down to the central court. lastly, we have the elevations along take -- hickory street where this goes down to three stories, with a nice opening -- and this is really the overview on the project. we respond to comments from the neighbors and the staff, and also to bring to this, a sense

of invention to this marvelous sight. we are glad to take comments. >> excuse me. during the presentation i neglected to introduce the director of the mayor's office of housing -- and they would like to address you for a moment. >> good afternoon, commissioners. i am here this afternoon just to speak a little bit about the question of the inclusion in feet, and with the affordable housing efforts we are doing here in this neighborhood. i would like to open my remarks by saying that the hayes valley neighborhood association has been a wonderful organization to work with in the past with the mayor's office of housing and redevelopment agency has partnered with them on a variety of things including the original design competition.

there were tremendous supporters of the affordable housing efforts on the central freeway. and the apartments that opened up recently. and this is a tremendous opportunity to work in neighborhood with -- like the hayes valley and market octavia, that truly supports affordable housing. on the issue of the question of -- a portion of the fee, which is the supplemental fee based upon the zoning -- this is clearly dedicated to the neighborhood based upon the code. the inclusion in fee is a more broad feet, that is used across the city. we at the mayor's office of housing would like to be able to preserve the use of this. it is not because we are not working in the neighborhood.

. we have agreed to prioritize this, with other housing fees that we received throughout the city, to help ensure that 55 laguna -- that this gets developed as the commission and the board of supervisors -- and we are also currently -- finishing up our central freeway parcel, and the development -- and we are in planning, also, to issue this for the corresponding site, to the central freeway parcel. we are clearly vested, in doing affordable housing in this community. after the central freeway parcel after the central freeway parcel -- we will also have these