offices, apartments and retail. >> correct. >> in the numbers being proposed. >> correct. sorry. >> so any conversion on the second floor say to four units, the max allowed isn't allowed at this point. >> they could change the use and there is a change of use process and go through our permit process. >> okay. >> commissioner antonini. >> yeah, i was just confused about that because we're approving 10 units, but there is a possibility of converting some of the commercial space on the second floor to residential. is that what you're saying? >> maybe i can clarify. >> yeah. >> it would be allowed to have that many units. the reason we haven't purely is based on the building code. if we have more than two units per lot we have to include a second stair case and eat up an extra 150 feet

per floor which is why we designed it the way we did. >> and staff would have to come back to us or did administratively? i feel more comfortable -- >> you could do it right now. you could require that is residential use for that space, but we need to also include that in the administrative request. that is part of the zoning administrator for this and they could do it at a later date and do the parking as well. >> i want to make sure we pass what we're ending up w i think the 10 units makes sense. the neighborhood spoke against additional residences and i was speaking on the notice of restrictions and if there are additional units there needs to be a process where they need to come for another permitting process at least, or maybe

before the commission to convert what is commercial into residential space. >> they wouldn't be required to come back to you convert the commercial to the residential. that would not come to the commission but they have to do a notice, change of use, and planning department review through a building permit. >> yeah. >> yeah. commission, [inaudible] architect. the reason we choose to do two units is owner -- [inaudible] for two unit for several issue. one for three unit we will have to provide two sets of stair so we will have entrance in the front and exit in the front, so it will reduce area. that's one reason, and the other reason it will be very difficult for us to convert to three unit because of the building code regulation. it's almost like impossible.

we have to take down 50% of the building to put in the third unit, so he has no intention to put another unit on each building, so it will be remaining as two unit building and office on the second floor and ground floor retail. >> thank you. because that kind of addresses my concerns and we have townhouse type units, each of these units have up stairs and downstairs. >> no. it's a flat. two residential flat and front and back office and what we found out on san bruno avenue some office they have vacancy but looking at those really huge, 5,000, 3,000 square foot, but 1,000 square foot office is desirable. maybe accountant, architect, small office or if they want it bicker they can

combine two office into one so that's the idea with the design and come from a small office and want to have a little bit bigger they can have bigger, but limit to one floor because five buildings so it's limited. the biggest is possible about 15 to 1600 square foot office. >> okay. thank you. it lookses like a good project. >> commissioner moore. >>i think the restrictions to going into different uses [inaudible] and architect explained and i am comfortable moving this. >> commissioner hillis. >> i agree and i like the fact that we don't normally see second floor uses for office and we have dental offices where there is not a lot of retail. >> it's an active use.

>> commissioner wu. >> could i just ask a question about the bmr unit. i see a two bedroom unit and one bedroom unit allocated for bmr's and the decision will be made later for rental or ownership according to the project sponsor. >> correct. >> thank you. and bmr's are they slated to be in the same building or different building? >> there are one requirement and the sponsor has that as a three bedroom unit. >> commissioner wu if i could clarify under the housing legislation 20% reduction triggers reduction of two to one and right now one unit because of prop c, correct, so there is only one affordable unit. >> okay. thank you. >> commissioners there is a motion and a second to approve

with conditions. commissioner. >> aye. >> commissioner. >> aye. >> commissioner moore. >> aye. >> commissioner sugaya. >> aye. >> commissioner wu. >> aye. >> commissioner president fong. >> aye. >> so moved that passes unanimously seven to zero and places you on items 15a and b for case number listed x and c at 1400 mission street, request for determination for compliance and conditional use authorization. >> good afternoon commissioners. e lithe beghtd [inaudible] from planning staff. the action is for two actions regarding the affordable housing at 1400 mission street. it's located at tenth and mission street in the downtown area and the support district with split height and bulk district. the proposed -- the project proposes construction of mix use

building with max height of 150 feet tall and varies along mission street and along the tenth street frontage. the building contains affordable housing dwelling units. retail space. up to 42 parking spaces accessed off of jessie street and 70 bike spaces. the affordable housing dwelling units satisfy the off site market requirement of the project on folsom street and for households earning up to 150% of median income and additional on site bmr units. the sponsor project will give a presentation but i would like to focus on the policy and regulatory issues. in order to proceed it requires determination under the code with grants of several

exceptions from the section of the code providing that the commission makes specific findings with regard to rear yard, off street loading and conditions. compliance with the criteria for each exception is described in the motions in your packet. i will be happy to discuss any of the specific exceptions in detail if you have questions, but staff believes the exemptions are wandered and meet the criteria in the code. it requires the conditional use authorization to allow additional square footage above the dwelling area and available to households income is within 150% of the area's median income. i am happy to specific details of this but staff believes that the cu authorization is warranted and priority of the city to create more affordable housing especially for families. in

conclusion the department supports the project and supports the goals of the commission and with address to public transit and warkable urban context. it's desirable and compatible with the neighborhood and meets the code except with the sections in the application. the department is not aware of any opposition to the project and staff recommends that the commission approve the project with conditions. lastly language was omitted from the draft motions and with the mitigation monitoring and recording program and included in the packet as exhibit c. should you approve the project staff will fix the language and thank you and i am available for questions. >> thank you. project sponsor. >> president fong,

commissioners, director, i am don falk director of tenderloin neighborhood corporation and here with mara blift swrer. we have been working since 2000 to develop the site and our preference was to develop affordable housing housing there. however that has been so environment in the environment when the opportunity to develop this as home ownership emerged we were excited about it. we are pleased to offer an opportunity to make affordable homes that will make a positive impact on the neighborhood and the city at large. what we will end up with is a project that has 190 affordable -- 70% of the median income and retail. 63% of the units are two bedroom and larger so for families and

we will be working hard to identify low and moderate income families in the neighborhood to qualify for the housing. we encourage you to support the determination of the planning staff and provide the conditional use authorization and other entitlements they recommended. thank you for your support of affordable housing and tdnc. >> thank you. >> good afternoon. i am steve perry with brandel architects. i am the architect of record and i have additional documents i would like to hand out. so what i am handing out to you is some additional renderings and

diagrams showing the urban design and new elevations with context. so here we have our building, an aerial view, showing the context and just to start off i want to show you we have the b of a data center to our west, mercy housing to our east, and the new crescent heights building to our north, and if you could please turn two pages to the first diagram. so what i would like to do is back out a little bit and show the

urban form and how it's shaped in the downtown area where it starts to build up into the market van ness area. in our first move with our building what we have done is kept our low rise towards mission street and hi rise coming down the tenth street and towards market . and as the building turns we have our low rise on mission again. this allows light to come into jessie street and also lets views come -- views from crescent heights. and looking at the block as a whole we've broken down the proportions of the building that relate to the proportions of the rest of the

block. this is crescent heights starting from market street down to mission, and we have a pattern of aba, and then a and b and give emphasis at the corner, but we also create high low high low rhythm so we keep with that rhythm, and then looking down mission street we keep low rise buildings coming along with the data center, and we extenuate housing with mercy housing here at the corner, and on the other side we have the low rise going down mission street again. and looking at the articulation of our skin we wanted to basically reinforce the articulation of the massing and with the corner

element we play with interwoven pattern with flanking elements that have more of a punched window pattern that bring your eye back to the corner and we have the height at the corner that makes the corner must more important, and then with the street scape we've taken the retail and we brought it down tenth street trying to reduce walking distances from retail to crescent heights with possible art installation location at the corner of jesse and then we have a multi-purpose space on mission with bike mission co-op and down on mission street side. so

with the elevations we've broken down the massing with two elements. first we have an element with -- our first element is a metal panel system with projected windows and we have a break with the balconies and the system for the tower element. and then as the building turns the street we have our curtain wall system once again, and with the interwoven pattern, and then we cap the end with a more punched presence on the corner. and if you have any questions i would be happy to answer those.

>> thank you. opening it up for public comment if there is any. seeing none the public comment portion is closed. commissioner wu. >> i am really happy to see this project. i want to thank the architect for this rendering. it's nice to see projects in their context with other projects entitled. i think this project actually fills part of the conversation around twitter and mid-market and what is going to happen so seeing this volume of affordable housing units, 190, is really quite remarkable so i am very happy to support this. >> commissioner antonini. >> yeah ms. waty, maybe you can answer some of it. i think it's a wonderful project. i know 167 units are the off site for 201

folsom and then it was chosen that the other units that remain project sponsor agreed to limit the market rate part of those to the 150 percentile and there has to be off set because they're off the 120 -- whatever the limit is for affordable units. >> exactly. so the first 167 are for the traditional units and you're left with the rest and the 20 is up to 150% of median area income. those units are not considered below market rate for purposes of the requirements for the planning code section and because of that tray trigger low market rate units itself and that's what the remaining three are. >> so the market rate -- let's see 170 of the units are the

same income and the remaining 20 of them would be at 150th. >> precisely. >> okay. that seems to make a lot of sense, and i guess i just had a question for the architect. i really like what you've done. it's very well done. i am trying to figure out if the facade on both the tenth street side and the mission street side are the same. it looks richer. the facade of the punched window section that abuts with crescent heights appears darker color and the one on -- or at least the rendering. >> i think it's the rendering. >> i think they're good colors if they're darker and richer to make a contrast. >> sure. we will work with planning with the slekdz of materials. >> and again i know you always work with planning and the glazing on the curtain wall is important to get the shade of glass that fits in the best.

>> correct ; right. q. and make it the richest as possible and generally a darker glass looks better but that's just my opinion. >> we will take that into consideration. thank you. >> thank you. >> commissioner hillis. >> just a question for the project sponsor on the retail space. if there is a affordable ownership project and i think it's a good project and nice to see this part of the street filling out. who controls the retail at the end of the day? are they leasing it or is it sold? >> it will be sold as a condo. >> okay. thanks. >> commissioner moore. >> i just wanted to commend the architect for submitting the supplemental information and about the mapping and careful and put it into context. it's very interesting to me particularly leaving the building beyond and marking the corner on mission and tenth and

lower building and help with the transition, not only on mission but respecting the adjacentacy of the kres cant. i think your spainz was extremely good and what i would like to recommend to the department make it besides from the specific of the design something we would be asking pretty much everybody else who comes forward with new buildings in downtown. i am very comfortable with the building. i only have one funny question if you allow me. in your drawings the elevations you have tiny red lines tracing through the elevations. is that a ink mistake or -- (inaudible). >> we're trying to relate that to the proportions of the next door buildings. >> oh. i was just curious. tiny little lines. >> right. so if you see on the mission street elevation to the west we have more elongated

windows and actually across the street, which doesn't show on this elevation, are three bay windows are pretty close and very similar to the windows across the street, and we're just showing that diagonal. >> thank you. i am in full support of your project. >> commissioner sugaya. >> yes. i was going to say i think there is also a nice response and transition between crescent heights and your project because you have sort of punched windows next to their sort of punched windows along tenth street there, so and they also kind of end with the taller more glassy high rise on market and you're doing similar on mission street. >> yes. it's a book end. >> it's really nice. i guess i will go ahead and make a motion to approve with conditions. >> second. >> including the modification

indicated by ms. waty which were not included in the motion that is in front of us. >> yes. and i had one other question for staff. didn't we approve a project directly across the street from here on this other corner? >> excuse me. it's about a 12 story building i believe. >> and yeah and we had some question about a green wall or something. >> yeah. and that project has recently come into the office and seeking site permits. >> okay. thank you. >> just to make sure in agreement with the modification proposed by staff. >> yes. >> then i will call the motion. commissioners on the motion commissioner. >> aye. >> commissioner. >> aye. >> commissioner moore. >> aye. >> commissioner sugaya. >> aye. >> commissioner wu. >> aye. >> commissioner president fong. >> aye. >> so moved that passes

commissioners u unanimously seven to zero. because you continued 16a through c you're on your final calendar item for public comment. i don't have any speaker cards. >> is there any public comment? seeing none the meeting is adjourned.