soldier piles to be driven in, they have to be pilot holes that will be drilled in and then the shoring elements will be put into those rather than the pounded into the surface and, they also suggest that soil conditions be checked, because there is an assumption of the soil conditions, based upon what they have checked so far, but as a construction goes on, it is verified that that in fact is the case. and commissioner sugaya points out the other thing that which would be to continue to make sure to monitor the effects that might have occurred to the neighboring structure and this is no different than a lot of other places that was brought up that there is a lot of buildings built and a lot of greater depth into soils that are also problematic, in the transbay areas and i have seen the same techniques being used

at 201 fulsom which is just in the process of foundation work being done and the shore work before the foundations are doing the shoring work and so is sounds like this is addressed well and the deck, and a couple of other issues that were raised. i mean i realize that we have never considered parking impacts as an environmental impact and you know, that would be nothing different here, although, you know, there is in my estimate a shortfall that will be an impact from these additional cars for residents, but, you know, it is not to be considered as part of the neg deck or any environmental impact report and so therefore, that is a discussion that is better had during the time of the approval of the project itself. and, the serpintine issue, we have another project coming up today on third street which is

noted for a rock also and i think that the mitigations are similar to other projects that are being built in areas in the vicinity of potrero hill which has a lot of rock and so i am happy, but i don't feel the appeal is warranted. >> commissioner moore? >> i would like to suggest that we expand the conditions to verbatim and clear up the klaoe points that commissioner sugaya mentioned and i ask him to restate them so that they indeed capture the issues which i believe are correctly addressed her. >> it would be good to hear that again and the project sponsor's response and i think

that they are more appropriate in the project condition and not necessarily in the document and i appreciate the concerns of the club and i think that they are more appropriately addressed during the building process when the design is more advanced and when we actually know where or what they are doing and what they are building and i mean this is encountered every time that someone replaces a residential foundation and impacts and on the adjacent foundation and i think that is appropriate and more on the dbi and we are happy to put the conditions on the or in the approval document, i think that the project is appropriate here. and it meets the requirements of the eastern neighbor's plan, and potrero is a wide street and i think that it takes this height and i praoerp the top two floors being set back in the changes that were made in the response for some of the comments by commissioner moore and at the last hearing and even though it is not a fine

grained residential area and so what i am supportive of the project and i think that the eir, meets all of the requirements. >> and commissioner wu? >> so, i also think that the deck is fine, i have a couple of comments on the project itself. i heard some concern about transportation and open space, and i think that there are buses on potrero and on 16th. and there is a new part going in at 17th and fulsom and i wanted to make a comment about the garden's residents and they were here to speak for themselfs in support of the project. it might be one sampling of the tenants and not all. to the public speakers who cited them, i think that we really want to give them the report to speak for themselves and so i move on 1 3a to up hold the pm and d. >> second.

>> >> okay, and if you would with the conditions i think that we are advise will be that the conditions if you want to add those conditions that he mentioned they would be added to the project approval. >> that is correct. >> i believe that was commissioner sugaya's intent. >> on the motion to up hold the negative deck kla ration. >> antonini. >> aye. >> borden >> aye. >> hillis. >> aye. >> moore. >> aye. >> sugaya. >> no. >> wu. >> aye. >> fong. >> so moved. that motion passes 6 to 1, can commissioner sugaya voting against. >> there is the matter of the project authorization. >> right. >> commissioner borden. i am going to make a motion to approve and add and have commissioner sugaya add in the three conditions to be part of that. >> all right. let me remember what they were. i did not include this one but i would like to include one that says that the project sfons soar will erect the

temporary protective barriers against the club wall that faces their property. and i would like to include the creation of a training program for construction workers, and local 22, as well is going to be working on it. and to make the construction workers be made aware of the importance of the verde club which is the adjacent building. and that, they be ininstructed to be careful when they are working adjacent to that building, especially if you are using excavation and backhoes or whatever you are going to be doing for that work and that those drivers are whatever the proper term is operators, and undergo that specific kind of ininstruction. and that lastly, that there be a existing condition analysis, of the verde club undertaken before the construction.

that it be undertaken by a history being architect and a structural engineer which will set the base line condition of the verde club before the construction starts. and that is or will be the reference point for any disputes that take place and any potential cracks or damage or deteration that might occur during the entire construction period. >> that was my motion. >> second? >> second. >> commissioner antonini? >> and also i would also like to not a condition but certainly i did make mention of some things that were mentioned in the letter from environmental department, which is you know making sure that these things are in fact carried out. by the project sponsor. as they go forward, which i assume the standard operating procedure in it should be. >> commissioner moore? >> i also like to see and i am

not sure how to phrase that. that construction equipment and accessive impact on the verde side sidewalk to be minimized so that the club despite the interruptions will have to use it when they do. >> commissioner sugaya >> just one, and i would like to amend my last one. i think that the base line be submitted to the historic preservation staff for approval otherwise we have no way of knowing. seconder okay with that? >> yeah. >> sxh commissioner antonini? i appreciate the changes that were made to try to soften the impact and set back and eliminate some of the upper floors, adjacent to the verde club and i am just looking at the rendering that was given to

us and it looks like it is kind of washed out. i'm assuming that the exterior elements are going to have the same basically, the same color scheme that was brought forward on the earlier building. and project sponsor, and which just happened at that particular rendering did not show it because it would look kind of anemic if there was not that contrast and colors. >> so you have the three elements and kind of the brown, toned and the black molding and then the white and the white on the upper areas. >> okay. commissioners. there is a motion. >> commissioner moore? >> this might not be a condition, but i think that it is a worth while talk, i think miss hester comment that is

starting to track the unit as they go to the market as we are seeing the beginning of the exchanges would be helpful for us to understand in the more comprehensive way as we are starting to really very, very aggressively put the new housing projects in many of these areas which traditionally have a different type of area and i think that it is our responsibility and it would inform us in being otherwise. >> okay. >> commissioners there is a... >> commissioner antonini. >> i just wanted to say that i am in agreement with that and i think that there is nothing wrong with getting those things and i think that is a good suggestion, but to the comments that were made earlier, we always want to try to have the diversity and we don't want to have the people with the same income levels on only part of the city and if there is a market rate unit going in there and there is nothing wrong with that. and we had a low income unit going into a market rate area. which we have tried to do with a lot of our projects where we

have asked, on site affordable and affordable in the area. >> the comment i made was not for getting opinions for or against it, it was just asking the department to provide us with the statistical information as we move forward, our own relief system does not enter into the discussion. >> okay, commissioners, there is a motion, and a second, on the floor. adding, excuse me, to approve the project with conditions, adding four additional conditions, the first being that the project sponsor erect a temporary barrier between the pro-yekt and the verde club and that training of construction worker be made aware of the significance of the club and especially operators of the heavy machinery. and three, that the historic architect and a structural engineer establish a base line on which to evaluate the impacts from the construction to be presented to the staff to

review and approval and four to mitigate any access to the verde club during the construction. >> perhaps we should eliminate the word approval just the review on the historic. >> okay. >> okay. >> is that okay with the maker of the motion and the seconder? >> yeah. i think that is all right. >> okay. >> and approval shall be stricken from condition number three that was added to the list of conditions proposed by the staff. on that motion, commissioner antonini? >> aye. >> borden >> aye. >> hillis. >> aye. >> moore. >> sugaya. >> aye. >> wu. >> aye. >> and fong. >> aye. >> so moved, that motion passes 7-0. >> okay. commissioners we do have a 4:00 time certain and if you will take one more item and take a break after that if that is okay with everybody. >> okay. >> in that case, we will move on to item 14, for case number

2005, 2005.0408x (c. teague: (415) 575-9081) 2290 3rd street northwest corner of 3rd street and 20th street; lot 009 in assessor's block 4059 - request for large project authorization, >> good afternoon, president fong and commissioners, the project is a request for a large project to demolish the existing building and construct a 68 foot tall mixed use building, with up to 71 dwelling units and approximately, 1700 square feet of ground floor.

the proposed demolition contributes to the significant in the eastern neighborhood and will not be considered a new significant impact beyond that already identified in the eastern neighborhoods, plan eir. please know that all references in the draft motion that do not indicate that the existing building is or designated as a historic resource should be updated. and also, two additional improvement measures are proposed, which i just handed out and they are proposed to be added to the mitigation monitoring and reporting program to require the haves

and the documentation of the existing building. and display to be added to the building. >> and the sponsor agreed to the new and imposed improvement measure and any motion to approve this should incorporate these corrections. >> the important to note the original development for this site that was proposed with a 7 story building containing 17,000 square commercial space and the second floors that would function as a large come sarry for the local food providers and included 52 dwelling units and 43 off street parking space and 6 parking spaces in the vacant level garage and that will require modifications for the rear yard and open space and dwelling unit and architectural. and however it was abandoned and introduced in 2013, the proposed ground floor dwelling

units are designed to research the guidelines by providing an appropriately designed 7 foot set back and a two story expression, and the only is the book ends that help to separate the space from the other uses. the curb cut along 20th street that is proposed is vetted by the transportation agency to insure the minimal impact on the two fillmore bus line that ends in that intersection and the operators for the garage on 20th street. and the yard is required to be 23 percent depth and provided at the first floor and the proposal includes a rear yard that does meet the required depth and area of the site, however, the project does include the ground floor dwelling units and therefore, the project mot identification,

and the planning to allow the otherwise co-complying rear yard on the second floor instead of the ground floor that is the only mot identification ... modification. it is designated as a tear b site and therefore, the on sight requirement is 16 percent and the project, therefore will provide 11 on sight affordable units and regarding public comment to this project. the department received 11 letters of support for the project from the neighborhood residents and groups and organizations including the dog patch neighborhood association and one call expressing some concerns. in order for the project to be approved, the planning commission must grant the construction of a new mixed use building larger than 25,000 square feet with exception to the planning code, and for rear yard and to provide a co-complying rear yard at the

second story instead of the ground floor, and recommend approval of the project, and based on the fact that it is appropriate infill that will add in the eleven affordable in-housing and the area that is transitioning to the more residencal uses, and more units on the street and activate them along 20th straoelt and it will remove an existing curb cut from third street which is a transit oriented street and the 20th street was vetted by the mta and on the term inus. and the project, and the high quality design, and the water front plan and that concludes my presentation and i am available for any questions. >> project sponsor. >> good afternoon, commissioners, and the department of building and we

are the project sponsor of 23rd project and i am happy to be here today and thank you for your attention. and i would like to make a brief presentation about the process and values and then invite the project architect to speak about the design in greater detail. and first i want to thank, both sfmta and planning staff for their great work on this project. and i truly believe that through their collaboration we have a better design especially in regards to the street scape and the circulation elements. a little bit about building and we are a ten--year-old local developers based over in the valley, and more importantly perhaps we have a long history in dog patch and on having pioneered several ground projects and the 142 unit adaptive reuse, bordering on the park and also in my old capacity, and i entitled the 22, 35 the project that is

right across the street and in addition to doing the development in this neighborhood, my partner and i have done a lot in the community service and my partner, that is on the board of the central water green trust and in my old capacity i launched that initiative that does the greening in the neighborhood and my partner and it is called the green benefits district that we hope that will improve the green main nens and we are deeply committed to being partners in 2293 is a further contribution to that history. and on that note, our last presentation of the dna and the dog patch neighborhood, and we received a unanimous straw poll in support of the project and we are proud of that. if i may give you a context for

the project. i am sure that you are familiar with the site and we have a special place here that the site here is in red and the corner of 20th and third and many reports one of the true tod location, and for the dog patch, they were both at the term inus of fillmore and the bus line and we are at one of the light rail stations for the tthird line that will become the central subway when that project is complete and i will note and many people don't realize this, the specific station will be the end of the tshort and this will be the line that will be going in and out of the central subway and estimates between three to five minute headways when the subway is up and running, so this becomes the transit gateway, to the neighborhood both dog patch and pier 70 to the east and i think that the department staff and asking us to do a signature design and to mark the corner

had that in mind and the idea that the riders, walkers and bikers and even the automobilists will be welcome to this entry point by a building, now pronounces this corner as important. and also, it is worth noting that in addition to the central subway and pier 70, there is also the cal train line at 22nd street and so again, although the dog patch is not known for its transit accessibility we feel that the neighborhood is evolving in a positive direction and that it will become more of a reality than a concept. >> next. the real principals that we tried to take into account on

working on this project was the first was to humanize and activate the street as cory ill luded to we spent three months working with sfmta to move the garage cut to third street where it would have been putting the cars right on to the incredibly narrow and difficult right-of-way and over to 20th where wevy a lot of room to work with and in doing so we honored the design guidelines that emphasized restoring that street to some level of pedestrian an humanity. and it is a challenging street. we only have nine feet to work with. the second is be a good neighbor and specifically we are adjacent to the italian school. and they are about to expand to the first and second grade and we got to know them quite well

and working with the board and the staff, and the school director, we have incorporated some design changes what they requested and specifically, and worth noting are 25 percent rear yard and although the code allows to us wrap the building around 20th street and to literally build up to the property line and we actually pulled the building back and we have a set back on 20th street adjacent to the little italian school building and in addition i will show you in a minute, we incorporated the playground and friendly and privacy, and that is to protect the playground and there was concern from the parents that the occupants may be staring in the playground and i think that we have good solutions to that. and built for families, we heard loud and clear from the neighborhood a desire for some family housing and we managed to provide four, three bedroom units and these are true three bedrooms. they are actually full, three bedrooms and these are compact

and so hopefully three of the four will be market rate, one will be dmr because of the compact size they should be at least a little more affordable than the large three. and then, as corey alluded to as we picked up the project, we redesigned it and xerp committed to reducing the exceptions required by the code and we are proud that we got down to one and the one that we are requesting is the rear yard modification and to allow the 17 foot double height town homes along third street and so we are very happy with that work that we did with the department. and then, of course, the fifth principle is to introduce the architecture on the corner of 20th and third. and i will let owen speak about that in a minute. next, a little bit about the street scape design and you can see on the slide that this is the street scape plan, and in context. and the light gray to the north or excuse me to the west of our

site is the italian school and you can see that adjacent to it is an open scary and that is the playground. here is a further close up, and at the corner of third and 20th, a generous double height retail space that serves as a becon in the evening. for the transit riders.

>> the beige color is the proposed 7 foot set back. and we worked on that another great lengths with the planning staff including the urban design team and you will notice that we have two feet of that is given over to a sort of public oriented green, buffer, that is right up against this yellow sidewalk. and then in this street a private garden behind a four foot screening as well as a four foot tall fence and each one of those has a private gate entrance and so that each town home has a personal identity. and we are really excited about these units and we have heard from the neighbors and also, there is a lot of folks who live and work at home and like the idea of an individual address on something that can be reached from the street otherwise opposed to inside of the building, we are excited about this. and we think that it is always

challenging to do ground floor or town home design and one solution is to raise these units and another is to set them back and we looked at raising the floor and forenaturally because of the ada, because of the accessible issues that would have required putting a new hallway and ramp system in the garage of our building. when we started doing that our design got tortured. if we had added that interior passage way we might have dropped to a lower level and as much as we like to push the envelope on parking, our invest tores are not as adventurous as we are. here is a perspective view of that or of that town home green buffer and there is the privacy screen. and we will again, working with a really tight, right-of-way. we think that this is the most human treatment and it may not be perfect but we think that it is a step in the right

direction. >> with that i am going to pass off the presentation to a project architect and he is going to talk about the over all design. >> good afternoon. project architect. >> could you get the image up to the screen please? >> thank you. >> the view of the proposed project into the setting of the intersection of third and 20th street. third street, most people don't realize that it is 100 feet wide of the right-of-way and used to be 80. but called kentucky street and it was wide and to the west best by stripping. and what is interesting, michael mentioned about 20 street it is a cross access and this neighborhood is very important and it is a linkage.

it will be set back five feet on the third street side where the pedestrians cross the sidewalk there. and then, along third street as michael just showed you where the 7 foot set backs for the town homes there and on