expectations of the pud criteria. it was designed a two separate buildings each with distinct architectural character which avoids the appearance of a large single development. the mass boys and girls club complements the buildings in the civic center area, the character of the residential buildings complementary to the fine grain pattern and scale of residential areas to the west. the project also proposes requirements of better streets program with landscaping and amenities within the public realm including curb extension at fulton and gottion streets, raised crosswalk at ashe streets, and street trees landscaping accents and street furniture along the entire frontage of the project. the packet also includes a concept drawing of build outs added at the other three corners of the intersection of fulton and gottion to enhance pedestrian comfort and safety. this drawing is not intended to be an actual proposal, but what they wish to pursue further

[speaker not understood] with neighborhoods on specific design. should the commission choose to approve the design today, it whop not be a a condition of approval, enhancements could be considered to [speaker not understood], in kind approvements would offset some of the impact fees of the project. i should note that staff has received one letter in opposition to the project expressing concerns of over loss of light and open space in the area as well as construction noise. the project sponsor did receive several letters in support of the project that were received after staff publication and we can provide -- the sponsor will provide those to you shortly. i'd like to note that the staff woreth also included a draft costa hawkins agreement that would enable the project to locate affordable units on-site. since publication of the report, this agreement has been signed by the planning department as a project sponsor and i have that signed copy available for reference. so, in conclusion staff supports the design and program of uses for this site. the boys and girls club will

provide a diverse array of athletic and educational services to youth in the area. the project will add 69 dwelling units to the city's housing stock, including 8 on-site affordable units and walkable transit rich area suit fabv for [speaker not understood] use development. [speaker not understood] new housing and neighborhood services and create active vibrant street scapes. one other clarification i'd like to note with respect to your staff report packet. you'll report back includes a full set of project plans. some of those exhibits with respect to the residential building, the [speaker not understood] element of fulton and gottion is shown finished in a light sort of beige pallet of [speaker not understood] exterior finish. there is a separate from the larger report packet that shows that same perspective, that corner element at fulton got, but with a darker pallet of that same tile finish. just to be clear, staff is recommending approval of the project as shown in the larger

plan packet with the lighter color exterior. ~ got staff did have concerns through the review process with the darker color that is shown as the project sponsor's preferred color scheme. i can get into some of the details as questions may come up in the commission a little bit later, but i just wanted to clarify what staff's recommendation is for the lighter color pallet. but the separate sheets were provided at the request of the project sponsor to indicate what their probers is for a darker color scheme on that portion of the residential building. so, staff recommends the port of the conditional use authorization and the request to plan unit development modifications and i'm available for any questions. thank you. >> excuse me, mr. president. could i just add one thing to kevin's staff report? i just wanted to correct two issues in the draft that have to do with the c-e-q-a review

and they're just elaboration, they're not substabtive. that this project was reviewed at a project level in the market and octavia e-i-r. so, on page 2 in your draft motion i'd like to add paragraph 3, this e-i-r is a program and project level e-i-r and the site was analyzed at a project specific level in the e-i-r to page 2. and then at the final page of your motion on page 23 to paragraph 2 to say the planning commission here by adopts the c-e-q-a findings contained in planning commission motion no. 17 406 incorporated herein by reference thereto and is a part of this motion. it's just a small correction to add to the fact that you will also be relying on the community plan exemption. thank you. i'm sorry for the interruption. >> thank you. project sponsor.

thank you, president fong and commissioners and staff. my name is [speaker not understood], i work at [speaker not understood] investment group. we're here representing the boys and girls club, the project sponsor. it's late, i will be brief. i salute your fortitude. i want to give a very little project background for you to give some context, although mr. guy has done a good job so far. for the past four years the boys and girls clubs of san francisco have been seeking to build a new clubhouse to replace the aging earnest steyn gold clubhouse between shrader and stanyan described by mr. guy. that clubhouse was built in 1953 and needs significant amount of work. after looking at a number of potential properties in the city, the boys and girls club entered into negotiations with the city of san francisco, the owner of the parcel that hosts the project you're reviewing tonight for a purchase of that property. the decision to move the

facility is given by a number of factors that are germain to the discussion that are rehearsed in here. first the upper haight facility needs extensive renovations to meet the need. they hope to move closer to the neighborhoods many of their members currently live, hayes valley and lower haight. third, the club has long desired to locate their administrative headquarters at the site of one of their clubs. so, you'll see that it's part of the program as well, the club currently has administrative headquarters downtown at 55 hawthorne and they would be able to locate their offices on the site of the club which they're very excited about. the boys and girls club entered into an option agreement to purchase the property from the city and it was granted -- approval of that was granted heard by the board of supervisors in february of 2012. that agreement contemplates the construction as you see in the project before you of youth recreation facility as well as a minimum of 30 units of housing. we're happy to report we have been able to provide more than

the housing of 69 units as the project currently contemplates. design wise, so, with those requirements in mine we began the design process of the clubhouse portion of the project and we selected a third-party developer for the housing. the third-party developer, fulton and gottion is in association with jones stuart and company with developers. ~ [speaker not understood] both of those organizations are here to answer any questions on the housing. as you've heard from staff already, the development has two separate structures separated by a private open space, the clubhouse on roughly 50,000 square feet including a pool, gym, multi-purpose programming space and office space for the boys and girls club headquarters and housing 69 units of housing at ground floor, retail or active -- ground floor retail fulton and gottion and little bit of ashe alley on the north side. from a design perspective we recognized early on this is a big site. it's 28,000 square feet. and there are initial plans

focused on single integrated structure for both the housing and the club. we realized trying to find two separate architects and creating open space much better reflects the fine grain character of the smaller projects in the neighborhood. both [speaker not understood] the architects of the clubhouse and david baker architects, the architects of the housing are represented here today and they can answer specific questions about design, which i imagine may arise in your discussion. as far as public improvements or public benefit from the project, we are excited to be able to provide a valuable set of streetscape improvements that exceed the standards we believe set by the market octavia and better streets plan as described by mr. guy already, they include street landscaping, lights, [speaker not understood] along the public right-of-way. we are particularly excited about a build out extending east from fulton and goth, along the north side of goth,

hopefully an effect not dissimilar from the nice plaza-like field as the jazz center. we think it will be a nice congregating area for the retail and make it more vibrant than otherwise. community support i'll mention again as mr. guy did, there are a number -- we've heard strong endorsements from a number of community groups. we presented three times in hayes valley neighborhood and collaborative design process with them, their letter of strong support was sent to all commissioners yesterday. in addition we have a letter of support from our neighborhood in the south, affordability community [speaker not understood], the bicycle coalition and walk san francisco have also submitted formal letters of support which i forwarded to the commission yesterday. i'm here for any questions. >> that is very quick. you should try doing voice overs for car commercials. >> moonlighting. >> thank you very much. i have one speaker card for public comment, and that's sean pearson.

sean pearson? okay. sean left already. is there any additional -- public comment on this item? seeing none, commissioners, commissioner moore. >> i would like to ask, perhaps the architect, i have never seen a staff report where there are two images. one where the architect has his scheme [speaker not understood], and the department having another scheme. so, i'd like to ask the architect to explain to us his thinking behind what the department is objecting to and perhaps also explain how you tried to respond to that challenge. hi, i'm david baker. i just happen to have [speaker not understood].

>> just very quickly. maybe you can use the lower mic that's with the computer. thank you. yeah, let me see, how do i get out of this? okay. so, i want to apologize for this getting this far and it would have been great if we could have resolved this and, you know, with just some chatting. it has, and we worked very closely and got this very nice [speaker not understood] bay and i want to commend the planners in letting us do some interesting things there. so, where is my -- i'm so sorry about this. i was kind of hoping this wouldn't come up. how do you get the -- here it is.

i've got it. okay. so, i'll just go through real quickly here. so, here's the site and there is the building, the buildings which you can see have a nice fine grained look. there is the city as a whole. and you can see that there is -- one of the things i'll note, there is quite a bit of irrigation there and hayes valley is not a beige neighborhood, neither is san francisco. so, this is the building, the diagram showing the two elements. you divide the building into two elements. there is the flat piece and there is a curved piece. the reason for the positive curve is that we were lucky enough to do the building across the street which has been a really good thing for us

because, you know, it's gotten kind of immense amount of publicity and people call me up and they go, gee, we're driving by that. what was that dark material? we go, that's zinc and it has a [speaker not understood] finish. you can see a dark gray and a light gray and then there is some dark wood. what we've decided to do is to mirror and enhance and frame that compression, that negative space with a positive pushing out to the north. and then to not use metal, but to use brick tile which is -- you see a mock-up picture there. and it would be verrigated on much smaller scale and reflects the sky and city. with this curve it makes a really exciting look. now, the computer does not do justice to this, but you can

sort of get the idea that as you drive around, you get highlights and you have this very nice annodized sunscreen. this is a view of city hall. it's a great viewpoint. it provides two sides to that gateway. city hall is -- there's franklin and there is van ness. city hall, it's not like we're right in front of city hall, which i think would require maybe a limestone building with gold leaf. but we're far enough away. and then i put that in there. that's the lime green part which was -- of richardson which was a response actually to community input. so, anyway, so, there it is all in place. and i'll just say i really appreciate the idea of [speaker not understood] being a building, being a city of light buildings. i was all set to rollover and go, okay, let's all be friends,

let's do whatever. i really think this is better and i like it better. my client likes it better. the hayes valley neighborhood association likes it better. their land use committee, robin, had to leave. he came down here -- he's' here to second that. and it's just -- it's a very odd thing, but everybody is there. i want to give up here. they're bigger than me. i have to work with them in the future. i don't want to piss them off. and they were like, no, no, we like it better. so, that's why i'm here. and we like to do that. we think at the end of the day it would be better. and it's mainly a light building with one shiny verrigated element which we think would be super nifty. >> thanks for explaining that. >> that's it. i should have talked faster. sorry. >> i think it's in that subtly

where that becomes interesting. ~ the goth street in that part for many years before you arrive at hayes valley, now it is a merging of more substantial interesting new buildings is kind of a boring street. and while i love to look towards the very beautiful detailed city hall and the renovated opera house and all of that stuff, to really punctuate that corner there is already one building on the fulton street side. for me it is an interesting idea. what struck me is that the set which was given to us has a tendency of looking like a darth vaeder set. it looks like a uniform black, and oh, my god, i look deeper, and many pages which go back and forth, you get closer up and understand the tile and the detailing a little better. and we are trying to differentiate a larger building which has the major frontage on

goth and [speaker not understood] around fulton. then i think we want to make sure that the different parts are expressing themselves differently. and i believe that the change in color and detailing does it quite well. i am intrigued looking at the diagram and seeing the dialogue between the two sides. >> commissioner antonini. >> mr. baker, i like the darker one better than -- i agree with you, but how about gray? [laughter] >> cool gray city of peace and love, you know. it's something to think about -- >> [speaker not understood]. there's no lime green, i just want to say. >> anyway, we do have a lot of buildings that have a gray hinge to them. >> it's a diverse city. >> that's fine. i think i've got a couple questions on the project. first of all, i think this is a great idea for the boys and girls club. a lot of kids play a lot of games at i think l -- ingold and you can never park there.

you have a chance of parking this part of the city. upper haight is a tough place to park. so, that might be better because they'll have a inchand they'll ~ gym and they'll play a lot of games there. i assume the sponsor didn't want to have parking. these are market rate units. so, i just don't -- are they for sale or rent or you haven't made a decision yet? the units are for rent. >> they're for rent. >> they'll be condo mapped. they can be selected in the future. i'm just wondering why -- it's cheaper to build it without the parking. commissioner, ben golvin. i am a partner in equity community builders. my partner is also here as is margaret done miller from the john street company, our other partner. ~

we listened really carefully. we looked at the market octavia plan, we listened really carefully to the advocacy from the hayes valley neighborhood association and other folks who have said in the transit-rich area that the city is moving towards a place where people are willing to live without cars and we're willing to take that risk that this is a place where that can happen. >> well -- [multiple voices] >> i think the people will have cars. they just won't be able to park it there and there will be more impact on the city. so, we'll just see what happens, but i mean, i'm always in favor of good projects and this does -- this will add more housing even though i would have preferred to see more parking, just being a realist. so, anyway, i appreciate it. >> thank you. >> commissioner hillis. >> thanks for this. i'm supportive of the project. i think it's great. i know originally when kind of

the market octavia or the former freeway parcels were being sold or determined what to do with them, it was all about housing, affordable market rate. it's good to see the boys and girls club on one of these sites. and if community oriented use. i like the fact that there's no cars here and a big component in the plan, try to reduce the number of parking spots. and the on-site affordable is great. i appreciate the different architects in both parcel. i saw an earlier version of the boys and girls club design and i think it's vastly improved and good kind of on the street and activating the street level which i know is hard to do with a basketball court and pool. so, that looks great. my only kind of issue is off-street. i wish there was more done with off-street. it's kind of a little dead end, nothing much happening there, some [speaker not understood] going around. we hope that's not just like a parking lot. i think it was mentioned in one

place it would be park -- people would want to park there for the boys and girls club. so, maybe something as this progresses through the process and there's impact fees from the market octavia -- from these buildings, something could be done with off-street. on the housing building kind of darth vaeder versus light billion, i also, you know, like the darker building building better. ~ billion it's amazing what color does to changing that building. kind of changes it from a more modern design to i think a more '70s-ish institutional looking building. so, i prefer the kind of contrast between the light -- the shades and the darker material of the building. i understand the issue about kind of not affecting the view corridor to city hall, but i think this is probably one of the few places we could get away with a building like this. i don't know maybe not get away

is the right way, but the neighbors would actually embrace it and hayes valley really kind of taking the lead in good modern architecture. we've seen a couple buildings already in hayes valley. so, i like the darth building and would support the darker. >> darth bader versus luke sky walker. i like this project. if i had just seen the lighter color one, i would have liked it as well. but having seen the darker win, i have a feeling it's nice to come across the black, but the darker one, charcoal, or whatever, when given a choice i lean towards the darker one for a lot of the reasons that commissioner hillis spoke about this area, pushing the envelope a little bit as far as architecture and particularly confined area of san francisco i think is good. and i think it matches the building across the street as the architect has explained and it really sort of unfolds a

larger picture and sort of repositioned city hall and the two buildings across the street from each other. i'll support the project and if given the choice support the darker one. commissioner sugaya. >> i'll make a motion in the agony here. [laughter] >> approve the project with conditions, including the modifications that were mentioned by the city attorney. and also to the commission's preference would be for the darker color. and it's not always that the commission is presented with a black and white situation. [laughter] >> you know, usually both sides sort of in the middle sort of like commissioner antonini was saying, in the gray area. but here we have a clear choice to make, and my motion includes the darker color. >> second. >> could you call the question, please? commissioner sugayav commissioner moore has another -- >> mr. baker, could you answer

one question? if your combination of tiles are set products or were you creating the shades? >> [speaker not understood]. >> which would choose a custom color? >> that kind of middle gray. and we'll work on that with -- it's a brick tile. it's glazed, low fire. so, yeah, we'll work on that and mock it up. >> thanks. >> commissioners, on the motion to approve with conditions, with the motion corrected by deputy city attorney and the choice of the darker color. commissioner antonini? >> aye. >> commissioner borden? >> wried. >> commissioner hillis? >> aye. >> commissioner moore? >> aye. >> commissioner sugaya? >> aye. >> commissioner wu? >> aye. >> and commission president fong? >> aye. >> so moved, commissioners, that motion passes unanimously 7 to 0. and places you on items 16 a

and b for case numbers 2012.1093ddv for 1521 - 1531 jones street. request for discretionary review and variances. >> good evening, commissioners. mark luellen planning department staff. i'm here presenting an abbreviated discretionary review forly watty. for a building that includes construction of a parcel one story vertical addition which is a fourth floor insertion as well as an insertion of an 8 by 6 foot garage door and a minor alteration to the front entry. the vertical addition is constructed entirely over the existing building and setback by 15 feet two inches from the front of the building, three feet on both north and south sides of the building, and a minimum of four feet on the existing -- from the existing

rear building wall. subject property is located at 1521 jones street between jackson and pacific avenue within the rm-3 zoning district and 60 foot height district. there are two drs that have been filed on the property, one by mr. lowell who owns the adjacent property to the south at 15 17 jones street and the other by mr. john casey, who owns the property at 1222 to 12 26 jackson street, which is perpendicular to and abuts the subject property along the rear property line. the dr requesters are concerned that properties are concerned with the following issues. property values and views of adjacent properties would be adversely affected. this property would set a precedent of four-story editions which would adversely and further change the neighborhood character. the fourth floor addition does not conform to the neighborhood's top ogg is. it would adversely dwarfish the neighborhood's property.

it would not lib to or enhance the mixed visual character of the neighborhood. the project would block air and light of the neighbors. ~ the project would impact the neighbor's privacy. the roof deck would create noise. the new garage is incompatible with the city's transit first policies and excavation would adversely impact existing retaining walls. the department's residential design team has reviewed the project twice, once before it went to the 30-day notification and once after the drs were filed. both reviews dr rdt found the project was appropriately designed and consistent with the residential design guidelines. most notably the proposed addition is with the prevailing height of the street. as recommended in the residential design guidelines,

it is setback 15 feet from the front of the building. in order to make the addition subordinate to the existing structure, and in order to retain stepping pattern, the building facades down the street. furthermore the vertical addition does not extend beyond the depth of the fourth story addition and remains below the roof of the fourth story addition and makes it compatible with the surrounding development pattern. the department does not find the scope of the project to be exceptional or extraordinary and recommends not taking discretionary review and approving the project as proposed. >> thank you. first dr requestor. good evening, president fong, members of the commission. i'm steve williams here. fortitude is amazing as usual. i represent [speaker not understood] brother and sister whose family has owned the a

jaytionthv sept building 15 17 jones street for more than 50 year. and that's the kind of neighborhood this is. people come and they stay, they put down roots and build communities, they maintain ties. you're going to hear from people who have lived there 30 years, 40 years, 60 years. i met a woman this look who lived on the block 60 years, she's here tonight. lived on one side of the street as a child, got married, moved to the other side of the street. this project is universally opposed by the neighbors. we submitted a petition that is exhibit 9 of more than 400 people signed it who live right in the neighborhood. we also submitted a map that is exhibit 8 to show you where those opposing neighbors live, including a 35 year tenant of the subject building. now, why this outpouring of opposition? first of all, the project sponsor has not been forthcoming. we requested a full-size set of plans, refused to provide it. we also requested the simple act of erecting story pollson the roof of this building.