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 -- we will also have these parcels -- left to develop. we clearly intended to do this but did not want to be limited in terms of where we utilize the inclusion in fees, and i am using the number of inclusion in fees that would be generated in the neighborhood overall. we will be importing more of them to the neighborhood than the neighborhood would generate

with the subsidies and the financing for the affordable housing. with all due respect to the neighbors, and i have tremendous respect for them, and for their commitment to affordable housing, with a very lovable neighborhood. we would prefer that this fee remain in designated, for the typical practice. thank you very much. >> public comment on this item? i have a few speaker cards. kirk lynn, jason henson, jim worshall, and julia sullivan. if you are ready. >> the one thing i have not

heard from the developer is how many units they are going to ask for, because the last three projects that have been in this area, -- they are with the low income housing. we need a low-income housing. i live at 158, and i have seen, just on my walk here, passing by this project, 27 homeless people. camping out, in doorsteps. on the street itself because there is not enough low-income, housing. in the area and in san francisco in general. we keep letting them -- we will just move this off to the next

development. i asked this body to say, until they tell you exactly how many low-income housing slots that there will be in this -- did not allow for this to go forward. >> speakers who i have called. if you are ready. >> good afternoon. i am a 36-year homeowner and resident -- and i am concern about the density of this project, and i would affirm the need for housing -- and i am curious how the density of this project contrasts to the density of the other blocks of the area. the density is much higher than the other blocks in the area.

i am concerned that a lot of variants on the office reloading. people want to be able to get their groceries near where they live, and to take their suitcases near where they live, and the traffic problems on oak and laguna, and the craziness, octavia, and of st. are just legendary. tragically, we have had one death in the neighborhood already. there needs to be considerable attention to the of st.f -- off- street loading. i appreciate the greenery in this area and to reduce this and the open configuration as much as they have is too great, and i would ask for you to ask for them to provide for more open areas.

>> i am jason anderson, and we have sent you a letter regarding this project. there are a lot of different details to this project. we support the concept but i want to focus on the affordable housing. we talk about how we are cautiously in support of the project because we feel strongly that there should be inclusionary housing mixed into the market-rate developments, not in a separate building. we understand that right now, the city policy and law is that the developer can choose to do this option. we understand we cannot ask you to force them to do the on- site, but we have bulleted three

ideas, that we would like to see you -- maybe encourage the developer into putting in writing. the first is that there is distrust on legislation that is going to go to the voters in november and the possibility there -- we have spoken to the developer, that with a 12-% inclusion in, rather than 15%, this could be attractive to them and they could look at doing this. it is important to have this on- site, rather than segregated and separate housing, for the low- income. the second option is the directing of the land dedication aspect, and this came up with the 2001 market, which you reviewed a few years ago, which was the whole foods on dolores market.

supervisor winner -- wiener agreed to carry the legislation but this disappeared. i have spoken with the supervisor's office and they could be interested in working on that option, not just for this project but future projects so that we can get the mixed-income development. that is with the city policy needs with in those parts of the city experiencing a very high rates of growth. and the third option, was directing the fee into the plan area. this does have some appeal to it, although we do have reservations because this would be one market rate development, and in one, separate, below- market rate development. i just want to reiterate that this is what is important to the

neighborhood and we believe this is not just a neighborhood issue but a city-wide issue. i thank you for your time and i hope that you can give this some attention. thank you. >> i am jim with the neighborhood association and i would like to start by just -- saying that i agree with everything the previous speaker said. they hoisted very accurately for the community. we include -- we believe in inclusionary housing, and we want the community to be as the verse as possible, and to give the lower-income people a chance to live in a development like this. i appreciate everything that the director had to say, but, this is one element that we feel very strongly about. i will go a bit further than

henderson did, in voicing my support for the project. there are some elements of this project that the developers have worked carefully with the community on, bringing real talent and resources to this plan. that this is very commendable. the use of the alley as a traffic flow, to minimize the effect of the garage, and the different mappings and the appropriateness of different buildings, the variety of the architecture, and the high quality throughout -- we're all very pleased with that in this development. the other thing that has happened here, is that they are staying on the market of octavia, which is something that we are pleased with with more bike parking, to make this good for the residents.

when you look at these elements of what is -- what is beautiful development has done, i would ask you to keep your files of this so that when you look at some of the other large developments in the community, you have a real place of reference. this is affordable, in this highly desirable neighborhood, to build the architecturally rich and well-acquainted buildings. it is liable to have good, open spaces. these are the elements that we applaud, and hope that you take as the kind of basis -- basic standard -- that you should go forward with. when you hear about the architects or developers talking about this, and the good architecture materials to not pencil out, i hope that you keep

this as a point of reference. the parcel -- as you know -- these are currently -- there may be a transition where -- if they are developed quickly, it will be a viable but if there is an interim, with the form can continue some level -- we appreciate this. >> i am julia sullivan. thank you for the opportunity to speak. a couple of months ago we reviewed this project in detail and give this project our strong support. we like the mixed use of the project, along with the rich designs, and the architecture firms. this is a proposal that will improve and of all the

neighborhood and strengthen the sense of place, including the new st. hickory, where none currently exists. we recognize that the parking is an important consideration, in this neighborhood. we support how the project sponsors have capped the parking ratio. and, also, there is the strong commitment to bicycling and car sharing. and with regard to the housing affordability, among many other benefits, this project makes the payment of $9.60 million to the mayor's office of housing, to help an agency in desperate need of funding, with the subsidies and the affordability of the federal and state and local level. which are collapsing. this is an excellent project and

a great addition to the neighborhood, and we request that you approve this without delay. thank you very much. >> thank you. >> good afternoon, commissioners. i have lived in the area -- such as commissioner miguel for over 35 years. i appreciate the concept of growth in the city, and change will happen. there are -- differences that -- through the meetings with the planning commission, and the neighborhood, the hayes valley neighborhood corp. -- that we have with regard to the architects current plans, that are being presented today. the density that is allowed for is inconsistent with what is in

the neighborhood. this will reflect in the increased traffic and -- the neighborhood small streets and alleys that way appreciate our quiet, and are that way because they're not offloading, they are not transit corridors. from places like oak and laguna, and octavius streets. they are quiet and walkable. we appreciate what has been happening but i will say, the concept that the street has been green -- is inconsistent with the truth, which is a this is green in the area of the architects. and the merchant areas that benefit. we would like to see and we insist on affordable housing,

on-site, not of sight. this is the consensus of almost everyone that i have spoken to in my neighborhood. and our other wheelchair access as, or the approval -- for all aspects of this project and are there sunshine -- does the alley on hickory need the sunshine requirements by the city on the winter day, with the height of the five-story housing? i do not think so. i am also concerned about the east and the west hours of being open for the park, and i would love to see the north and south solution for access to the north

and south greenways. the east and west greenways. the north and south is open, and they say daylight hours. i would love to see what hours that they are open. thank you. >> a couple more speaker cards. john prescott, david price, -- >> i am a resident of hayes valley for almost 40 years, i have attended a couple of the meetings regarding this project. i want to know about the contaminants, and if this will cause a problem. this is probably from the

overhead. another concern is from ahead of me, this will tower my building by two floors. i am concerned about the shadow on the alley and how much daylight that we will get. and i am concern about the number of parking spaces being reduced. there was a mention of 120 and now this is 91. i feel that because the building is on octavia and a street, this is a freeway ramp to the east bay, and many of the residence may be living and working on the peninsula. this puts to much pressure on the area right now for the parking spaces, and i think this should go back to 120.

i am concerned about the parking and the elimination of some of the parking spaces on octavia boulevard. i am concerned about, if we will make this this way, and take the privilege away from those who want to park on the alley, these are some of my concerns. i am in agreement with the proposal of the developer to change the way traffic moves through the complex, to the lower part of octavia. this eliminates a lot of traffic on hickory alley, and i am concern about the narrow end of the street. the access to the fire department. they had some comments in their report about the fire hydrants. and there is the developer of

this lot, and how this would affect them if they narrow the street and the fire department cannot get down the street. thank you. >> and is there additional public comment on this item? >> i live in the neighborhood and i have a quick comment about the vegetation removal, this means a removal of residence, that have been there -- this is the time i have been in the community. these are the towering trees that are on the corner of octavia. i did not hear any comments, or

mention of the fact that -- to save these community residents have been there for 40 years, and the birds and other animals. they're just not humanoid and just not concrete. and the new architectural designs. >> is there any additional public comment? >> i am a field representative of local 22. we will continue this until the developer puts forth a plan, about four years