it will be for a downtown plan including outlined in the code and by the zoning administer for the various for the transparency requirement of planning code. those cases are scheduled to be heard at the joint hearing tomorrow february 6th. the proposed promise will replace the plazas. the proposed group of work includes reconfiguring the triangle building holding the street corner and the back faces a narrow wing to the west along post street. reducing the height from 4 to 2 stories that will have stainsless steel framing and it

will separate the butt glass panels into the street facade. it will have cast stone. reconfiguring the plaza into a rectangle and renovate it with latin-american and paving. raining and relocating the foundation and the fountain will be moved to the center of the stairs on stockton street. to assist the review we brought it to the architecture body for review and comment on they're meeting on december 4th. the commissioner westbound competency with the proposed design but concerned about the

compatible of the street facade. the full steel members were introduced into the design the base were for the two main entrances. this emphasis on the end bay is a comeional design. the steel framing articulate the facade and break both into bays and atrocities a rhythm to the facade and expresses underlying contrary manner that is in con forbearance to the requirement of earlier 11. to address the ar c comments regarding the structure the revised structure hazed stairs and landing.

to subtleness it came palatable. they have less horizontal complexities. the proposed project extends to the property lines of posting and stockton street and reenforce the structure. to a hallow building at the corner will be acceptable it is based on the corner square they range in height from 3 to 5 stories and to the west is the only historic this on the street. within the broader street the structures range differently and their adjacent to a much taller buildings and the proposed structure a appropriate per overall it matches and it

consistent with the buildings throughout the district and it in compliance with article 11. while there's no specific requirements in the historic district the proposed fashion of the building will be comfortably the capability of the district with the patterns within the district address the proposed stone zoning will be compatible with the design the photo will be carefully removed and protected during construction. when the site is finished the foundation will be moved in a manner that matches the standards. staff has determined the proposed work will, proposed and

within article 11 as the new structure will be comparable with the design as sections 6 and 7 of appendix b it will not damage the character of the district. the department has received xhments comments from the services united workers west expressing opposition and they have received a letter in support. the staff preliminary recommendations for the approval that concludes my presentation. thank you >> any questions for staff before the sponsor begins? commissioner matsuda >> i have a question thank you very much for your presentation. i had a question about this do we ask about legislation? that's

referred to in our materials on page 3 for foil number 0359 pending legislation before the board. it goes on to explain what this is why didn't this piece of legislation every dom come before the board. i had to go to the planning commissions agenda to get the summary and as noted i made a comment about where the h pc is on there could you explain that to me why this commission was never aware and never formerly informed of this legislation when it clearly fits into what we do >> i'm going to defer this to those city attorney. >> good afternoon, commissioners. i'm the deputy city attorney.

under the carry it says referral to following matters be submitted to the written report regarding the facts on the cultural resources. it has a list the first item is the resolution of ordinances concerning the historic resources. as i understand the ordinance has ann a definition of the amendment it allows for the demolition of non-performing structures in the district only as they don't effect the historic resources. so within the scope it is outside of the charter. i'm sorry so i'm - >> so the pending legislation that we - was part of the planning commission document

this does incorporate the conservation district does it not it incorporates several buildings. the conservation district we're talking about has specific buildings within that district >> the amendment that ordinance is intend - >> the amendment to this ordinance. >> doesn't apply as a whole it permits don't guess only inasmuch as the demolition won't effect historic resources. so it's basically an ordinance that by itself won't he effect historic resources. that's the intent and that's why it wasn't brought before you. i don't have the ordinance in front of the of me but i can take a look at it to know what

specific section it is referring to >> have it. >> commissioner wolfram in the meantime. >> i have a question for staff. in your analysis the analysis seems like it is all about the design and is it the 4 design or did it come later and it came later staff has not in fact, the 4 design option that was permitted by the project sponsor in your package >> it's the preferred solution. >> they'll describe what - >> they've not exempted on that. >> commissioner pearlman >> i have a technical request about the bar building that's referred to in 3 places as 3

materials as cast stone and on page 6 indiana limestone and on another page it's another material. >> i believe that the cast stone that resembles indiana line. >> so one the city attorney's. >> basically, the ordinance just talks about the district the ordinance is written as effecting any non-secondary structures in the c-3 r downtown zoning district. so if you narrow this down to the parcel then in the report it has been advised for this particular structure >> i understand that. >> and in the commission what the commission is to accomplish

on page 7 of the draft ordinance it will allow the demolition and reconstruction only if the proposed removal and construction will come to several things. it says in the terms it doesn't apply in the historic district

it it were affected >> okay sponsor if you folks want to get going on our presentation. thank you. >> good afternoon, commissioners i'm the restrict developer with apple. i'm pleased to present our project here today, it's been a good journey along with the ar c and staff to study the project and you will see today how it's evolved. i think you all remember where we started that's a great journey that is graft will take us on and we have jay here the historic architect and another architect who's a consultant

we've developed this into a world-class building for a world-class city. the building the plaza are really, really phenomenal. when we met with the ar c we heard our comments and we that responded with the 6 bay design and through our studies we understood understand do that the 3 outer columns would be cosmetic there's a structure underneath them so we're coming back today for evaluation. we'll talk about the foundation today as has been discussed, you know, the foundation the placement is incredible it moves forward to the street and it's closer for people to enjoy.

the way the steps are constructed it will fit exactly as the same height and debt as the stairs the way is that it doesn't now expect a bit closer to the street. the whole foundation issue we feel badly how it's been displayed, however, the background on the foundation the hyatt owns the fountains apple does not own it. at the time, we initiated the project the hyatt was responsible for that and since then when he saw what was happening we've come up with an elegant solution and was described we have the right people working on it to insure

it's preserved properly and treated with the respect that it should be. we've also met with community and received feedback on the project. the union square improvement district and the bay area council and they're excited about what this, do draw traffic from up north the retail to market street. and potential in shopping in union sxrar heard feedback from retailers how excited they are that this store can happen in its of current location. so we're looking forward to our review and hopefully, your approval of the project. we're targeting right now to have this store opened in 2014 and look forward to that journey

>> while the next speaker is coming up you've got 11 minutes left. >> good afternoon. i'm james i'm from the one firm mentioned. if i go too fast excuse me. to slow down. i'll start with the location of the building the existing building doesn't conform to the environment it's an urban are form the only triangle buckle in the environment and it was for a form that is more contextual. the thing we like about this site is the architects who drive this is the opportunity to have

the plazas and there's one behind the building and they're not expediting. the plazas is an important part of the design. the existing plaza is an uncomfortable space because it's open and ore proposal is for a slightly larger plaza but it wouldn't be necessarily a smaller plaza we're introducing vegetation and some people know that pail i didn't park in new york contains a more contrary space. this vacancy the building and this is the scheme we proposed to the ar c in december. the comments were to do with the

facade overlooking union square and have some articulation. we worked to add the articulation and rather than introducing columns we wanted to do something interesting so credit is a large sliding door glassed hanging doors. we're we're hoping we're answering the requests are inform the arbitration andtively bring a more function we're not just adding columns the construction is complicated. we as both rick pointed out the columns to the east and he west of this elevation can't be taken down to foundation because of

the elements below so their decorative as a column so we would prefer to go to the scheme where we eliminate those a 4 base theme to force the glaze there's still arbitration that's provided >> i'm sorry can we have the secondary conversation moved out please. when the weather is good we can open up those sliding doors and create an opening of 46 feet wide and the doors are 23 inches wide each. there are possibilities when the doors are opened 10 feet and there's a certain amount of elements that we feel if we add

the additional columns it's the commissions views are important and respect that but we prefer the 4 base scheme. i'm moving quickly how the existing building holds the corner and which is more typical to the urban environment in 9 district. i mentioned briefly about the structure it's a complicated structure the floor and roof propensity have a trust wall that supports all the structure. and then the side walls are purely there as sheer walls so there's a certain amount of support. there are two columns supporting the building and this is the exit staircase in the corner. this is just a plan here.

it is including the sliding glass doors and this is the plan that he with showed the ar c and we've incorporated the chances the sliding glass demeanor and this arbitration. we've included the same arbitration on the north elevation where we added a symmetrical we felt there was a break up on the elevation as well. >> could you repeat those two slides. >> this is where we were before and then if i move forward we've move forward to the doors to the corners this platoon is the past doors are in the correspondence so to the est and west. and because we have the sliding door in the center. we reciprocate >> prayer by the chaplain. >> that on the north elevation and we've increased the width of

the staircase so adding back some more staircase area actually on stockton street itself. so here is the section of the building again, we're taking the structure down into the building itself so it's quite complicated. a view inside it's great to be overlooking the square so you're looking on the second floor you'll have the training tables to have people up in that space and overlooking stockton street and when the doors are open it's like being on a terrace street i'm sorry union scombrar. this is a view along stockton street we see the foundation and is plaza itself and we see the elevation on stockton street

we've included the window and returns into being a skylight over the building. and a view of the plaza space with trees and seating and a x press bar with the hyatt. we're going to use that x press bar and the other thing with the apple store it starts up where people get pursuits we'll have wifi in that space. i think what we really time is for people to use the space its become active again. that's an image of night. we've been borrowing light from the store and hotel. as rick mentioned this is where we started we have an 80 foot facade on stockton street

working with staff we moved to where we have created a slot window we have a 50 to the wall so we have this pushed up the glazing on post street to create a more comfortable approach and entrance into the building but maintains this overhang on post street. talking about the materials. we talked about the stainless steel and it was total acceptable within the contacts. i think another thing we like about the material it has muted images and it's a beautiful material and very expensive material. we like it because it didn't

reflect strongly but picks up those muted reflect shuns. we've talked about the foundation. it's moved approximately 10 feet it's 6 to the and 6 inches is the dialogal movement it's the center point of the plaza. we cough left it but it wouldn't be on center and in focus of the plaza. the focus today is how the fountain is today. i'll step back eave moved the fountain and it's behind the tree we're taking the reminding a little bit of arbitration from the trees. the actual fountain is slightly

cross but still the focal point it's an important part of the design and integrated into our design. there is in front of the of the fountain. we proposed putting the floor in front of the fountain, however, it could go both one of the wails on either side but right now it's on the floor in front of the of the fountain and that obviously will be retained. i'm very very briefly talking about the mapping again and saying how it creates the form and holds the corner. and some of the detailing on what we call the bar building dhs the building that houses the mechanic rooms additional stock rooms and the ingenious room the

back of the facilities. and we looked at neighboring buildings within the conservation district and there's a lot of building that have the glazing elements. we feel we're responding to the conservation district with our new concept south of the bay. and some views again there are artistic but the idea we have a well aluminated store and it becomes a window into union square and to midnight time the existing street lights will be retained and in the plaza. if i finish saying the store a gateway between my own square

and the night line it's important we see the transparency through the building thank you >> thank you. do you have another speaker we're going to extend your time for 2 minutes >> your good. >> okay. thank you very much. commissioners? questions. staff. sponsor? anyone >> i have one question. >> commissioner hyland. is there any exterior equipment and where is it located >> no interior commit only a flew that comes i comes up from a back up generator but it comes out on the bar building we don't want to mess up the revolver on the apple store

>> any other questions or comments commissioners. we'll open up any public comment? i have to speaker cards. jaits and fold by another gentleman >> good afternoon. i have a some letters. hi, i'm jazzy work with the united workers west and i think the last meeting i came to you expressed i represent 4 thousand members and security officers many work and live in the city. our members make modest salaries

their reliant on public transit my public spaces sort of the whole environmental picture that's looked at the under sequa is important to our members a lot of them live in small apartments and don't have cars. so we're concerned about the way this process has been done. as i've said before i don't know if there's someone from forter if i say piecemeal but points of view this come before this body and piece of this this before the architecture committee and before the board of supervisors and we hope that this would come as a package and have it delivered under sequa for you'll the possible impacts as we believe the law