comment? scenes. opening it up for questions. commissioner sugaya. you have a general question. under what we're being asked to consider under 16 it says downtown authorization that has a number of compliments does it mean if we vote on this is it similar to an action with a conditional use that runs that with the land but not specific to the current tenant. the action you're taking don't run with the land and not the tenant. however, the action i'm asking for is the downtown project 3089 authorization you are about to give you see those for projects in the downtown. typically those projects in the do not come before you seeking

the exceptions those this the the fully convalescent with the thirty 89 criteria so effectively the only component of this is the design review component so hypothesis wise they will have to go through the redesign process >> to a follow-up if apple were to construction that project and two years from now they ban it and someone comes next they can move in as it is. >> it is - >> they wouldn't tear it adopt. >> the levy building

effectively. >> let's say they build this building and move and it becomes vacant and levies moves back in and at that point, the new tenant wouldn't have 80 come back. >> right. >> so it's effectively liquor a conditional use where we approve it for this particular use i mean whatever and not role approving it's not single letter to apple itself. >> correct. >> commissioner moore. >> i have two questions one say, i prefer we operate the motion you opened with the motions together and we motive have difference of opinions. i think there is very little

disagreement that the levies store at that corn is ready for reconsideration there's no question in this room using our love and other things with this that apple would be a great store at the location a wonderful move. there's no question about the architect has been asked this building is well known for it's architecture and i want to see a this in which the architect updates this building. the review of the this is not in the approved commission its load by the historic preservation the

building is what it is. i like to add a couple comments about two areas and some of them are more difficult to describe. one is the zoning administrators power to potentially issue the reading by which the energy code by the local and state is occur vend we all know people who practice in europe that there is glass available which indeed meets energy compliant standards and i hope we would make every effort to encourage the architect to bring the only into inclines. i'm not trying to circumvent our

later reading i've not read it in the material that's why i raise it. moving on. and i'm not change our power by expressing this disappear >> if you liquor i can talk about that. what is the before me is a variance that has a transparency requirement it's not getting into the double or single pain those efficiencies standards are under the. are you of the building department. the architect will kline client with the building codes and they can address the issue that's been investigated and how to address to satisfy the building requirements. i want to clarify that >> does this commissioner in following up on this explanation

has the ability to add a conditional recommendation we're supporting it in kind of do we have that possibly. >> what's before you is not the building permit per say it's a review of the building permit but it's under the building inspection so i think it's best to if you liquor - >> i'll answer that question. we're using a inside comblaz so we have a glass panels we are going to use heat strengthened and we have to shots even if laminated glass what we we have a how performance so heat is

stopped. the slowing down doors is dependent on the weather and having the demeanors open it is a positive thing. we're using heating and cooling in the floor. we have to comply with the code anyway so all those clauksdz have been done and the glazing is based on that >> here you're making an applied commitment as well as to the city code of compliance. >> right. >> i appreciate that the material itself obviously since last june there were articles in the paper that this project didn't do that i want to make sure it's mentioned. i like to direct the discussion

towards the plazas design. while i like the now recessed facade and the idea open stocking to that street i have a great disappointment will be the - one of the things it doesn't do is diesel with the issues of assessment assessment even throughout the this looks like an afterthought at best. the city has a very, very strong commitment to universal accessibility and we have an officer who deals with it and it's unusual in public plaza to use outdoor lifts we have two of them their difficult to use and most people need to reassess them from inside the building. so we have to follow the rouldz

open the stockton street side there's a lift and on the plazas itself. those who two are points of access how they have to easy themselves across the plazas and come up to the private porch to the apple store and enter the building and have to go back into the, if you know area of the back, if you know area of the apple store to the elevator and go down or come up that's an indirectly way of handling that. the box planters isolate a narrow portion and there's too many tables for people to informally stroll through. if the hyatt is providing x

press which didn't expiate when the plazas was there. the two demeanors coming out of the lobby of the hoyt are actually blocked by planter so there's not an the president of the two spaces flowing together that's a miss statement saying oh, the "x" press will be sold from the lobby when both doors are blocked. one of the elements that's completely unaddressed is the fact that the alley coming from stockton correcting through - coming from sutter connecting there the plaza has been go forward. the alley is blocked by planters more than three-quarters of a width of the alley a bloke.

the original idea in the earlier 70s we tried to electro more alleys to a breakdown the alley you have the alley on bush street and jackson square area and on and on this alley is completely go forward. this gets me to the point as i started the plaza itself is two privatized for me. i regret that the large porch is different from the councilman which when the gentleman explained the diagram in this diagram if you want to bring it up it's the third slide the mrnt was sitting at the glass edge of the apple store and gave for

room to the plaza. there was an essential door rather than two side doors by having the semi private prove that that is two removed to be useful for the plaza and is future aging sent by the two demeanors. when the energy on the second floor spills out into the placing and the store become visiblely more connected. there's too much furniture in the spates. all i can do is go up there and sit. that's not enough. there needs to be room to stand and gather and do other things. i think the open space can i be

critical for a moment it's old-fashioned and we have some new open space behind the mention plaza that is colonel it has sproidz and elements of informant and formality and i believe the open space should be required to be redesigned there's a much stronger be appreciation for accessibility and with more multiply function of interpretation how it can be used. it can not be only available for apple. commissioner borden >> well, i do building this is a much improved project than what was presented. i'm supportive of the design. in terms of the way it meets the

street on the post street side and the way it is open and transparent to the rear. i do think that commissioner moore brought some accessibility issues that i hadn't contemplated i think making it level on the plaza side would actually be a noise edition. in terms of the tables and chairs i actually find on union square there's not enough tables and chairs i don't think it's because the pace the way it is it's not been used i think that tables and a chairs will activate it and make that more existing given it's outside an apple store but i don't think that the furniture is particularly a problem but the accessibility issues the do you code is a challenge.

i like you've opened it up on the stockton street with the air and the virtual connection. i was going to say about accessibility >> right. >> that hyatt hotel access remains. we've included a list to get accessibility. i think incorporate a ramp from street level into that plaza it's an leveling to the change it takes up - and a i mean on the backside at grade or making it so it's a ramp >> we've looked at the slouksz and have been it's a balance of how much you want the plazas to lose with the ramp. we put the list next to the

staircase is so a clear user can go next to the staircase so we can look at ramps implicit but definitely from stockton street >> i didn't think from stomping intoxicate. there's two issues obviously what you're doing in your space and i don't know if the hyatt is planning on doing anything with your space >> it's the whole public plaza. the alley we haven't it's been outside of our boundary and our boundary line and work that's a separate issue for us. we've talked with the hyatt.

i think in the changes need to be made with the designing i think we are working on what's the best thing whether we get more existing we like the simplicity. we liquor the simplicity of the building design. i'm less inclined to not add strange shapes maybe that's what you meant. certainly we are - our consultant has been working with us >> i think that's the only for me, the only pressing issue. maybe put the tables and chairs maybe not symmetrical but generally it's a great project p that moves the traffic at the corner of city clerk's office ton street it gets congested and

having the traffic flow up through union square maybe move over to that place to find a respite is annoys. i like the fact you can see the trees it creates a visible connection optimum supportive >> commissioner wu. you have a couple of questions about the legislation. this definition of a secondary structure is that new to the planning code does it expiate otherwise in the code >> it's being introduced in the planning code. >> so, you know, there have been other points of view legislation we've tried to do something for the district but there was concerns from the

commission and public. is this function liquor an su d this seems like it's complicated is there no difference >> effectively there's no difference in terms of the end result pits limiting for development capacities on some parcels. i know i think taking a step back when the legislation was draft we explicit know how many parcels are would building effected. they wanted it to be a constrained number of parcels. i think when we saw it was only affecting one parcel there is better ways to graft this and by all means if the commission has

a different idea those are recommendations we can forward onto the board >> not having it in front of me i know thinking about an su d maybe an alternative way to do this. interrogating new definitions for this project is a little bit clumsy for me i'll loaf it there for new. with regard to the questions that commissioner moore raised. the variance and a transparency question is that about the building form or does it extend into the plaza. >> for section 145.1 is for the plaza itself would not have the transparency itself but to

follow up on the special obvious district i think through either method through the code amendment or the special use amendment you'll be describing the allowances in the as a way so you'll have to use the same terminal so i don't know if an su d would be more simple. >> that's helpful. i didn't notice this until today, the two planters on the stockton street creates a wall if you're at human height which you clearly are. it steps the portion you're walking blank to blank and you're walking again but extends a portion there's a wall still. i understand the overly design i like the negative poise reflecting the structure within

the building but when i think about a experience on stockton street loading to the town hall and stockton streets. just a quick note that was an issue that the department brought up it's an emergency egress there's an egress output that's visible build into the wall we were hoping to bring that down but for emergency rooms it was not possible >> is that true of the other side there's a lift. >> that i'm not sure. >> all right. thank you. >> commissioner hillis. >> so i think this is pretty i

mean even though we have a lot of legislation before us it's complicated it's straightforward and i think we're taking a large format retail building and redoing it the design is great and actually john is redesigning that building i like it a lot. i think you responded great about having the doors opened and not just having the columns worked. i don't necessarily agree that you noted it for context but it worked well, with the demeanors you didn't noted the additional two columns on the side but they're there and you got approval. i like the way you addressed the side with the window on the stockton street side. i like the building and

obviously a one hundred times better than the levy building. we're in this legislation issue we're responding to whatever legislation to build that building a large building behind a retail store and this is all one lot. i don't have a problem with the legislation and it being sporadic for this site whether it's an su d. the plazas is being redesigned. i hear commissioner moore's comments i don't agree with her on this one. it looks good from a design standpoint when you're looking at it up close it doesn't work it's a bad plaza you don't feel

liquor you should linger there the only good thing is the fountain but you want to move on because theirs nothing to do. i like the fountain on the back that will draw people in. realistically people will be using that it's a mid block plaza that's hard to use. getting at the elements i think people would rather go to union square theirs more things to look at it rather than across the street with the nike building whatever is cross the street. you've got to give people a reason to be there and linger there. i kind of like the simplicity of the building i think it will be better utilized but maybe people

will come in from off the street and the fountain is a go edition and hopefully, will lure people in. i asked the same question about the walls on each side of the walls. i like the symmetry ramp the wall. i think it gets us a better designed plaza that's going to work it's never going to be the kind of plaza where people will just go there >> i too am supportive this is a aggressive design it is the honorable glass wall it's fantastic and will offer a great

view of union square that doesn't excited now and be able to see folks ice skate will be go for all. the grand hyatt has done a significant amount of renovation. they have sort of a new bar and i think that willpower out to the plaza. this is not role a plaza it's a garden courtyard so i think it will be used. one question is the apple store on stockton street down the hill remain open? that's important. so far as the fountain ho for our family that's liquor where's the waldo and my kids if i

scalding asked them about the knowledge structures they can identify them quickly. that place it recognized for the fountain and not the plazas and apple has honored that with the lights. and the diagonally steps are awkward. i'm supportive and happy to see that people recognize the fountain and artist and give the attendance they've given it and glad to see that and respected. one thing i want to point out that of the clever dollars a loading dock on post street at least in the drawings that's been came fwlaegd the whole hoyt hotel has kept it in zip code but fundamentally separate so those are my comments and i'm

supportive of the project commissioner sugaya. >> i'll be in the planning commission tonight. i'm disjointed here i'll probably have to go through any notes. one thing that came to mind on the plazas is that the hoyt came before us a decade ago and asked for some improvements to the plaza as i remember including the installation of stabilizes and chairs. at that time, we had a discussion about the fountain and i assumed that the plan in terms of the placement of tables and a chair is only like something people haven't figured out they'll go exactly there i

assume. yeah. no. in our previous discussion about the hyatt putting in more furniture there were comments they should be kept away from the fountain because the ones you've got shown here are awfully close once it's implemented there's a conscious effort to keep them away from the fountain so people can access that and move back and took pictures. also your proposing to have a water feature of some kind of which i assume also is excuse me. africa and not been detailed it's at least about one hundred and 17 photo away or so one hundred and 50 photo away it's pretty far