b for the request for conditional use authorization and variance at the 2198 market street. >> good afternoon, commissioners michael smth with the planning department staff you have before you a project to construct a new to 65 story building with 87 dwelling units along market street a portion of which would be occupied by a restaurant use. and a basement level garage that contains off-street parking parking spaces. the project is on 2891 market street. it's within the market octavia

market area it requires a conditional use authorization for a lot to establish a restaurant use to add a curb cut along a bike route this is sanchez street for ground floor that occupies 75 listen year feet and requires variance for a rear yard, by the way, window width and ground floor and non-residential ceiling height and for dwelling use and exposure it was also anticipated for the level of the octavia plan. the project was issued a community plan exemptions you'll be adapting sequa finding if you adapt this project it economists of new landscape beverages and

lighting bulk outs this is a requirement and for - this is not part of the agreement. the project sponsor and the department worked with the neighborhood groups to make sure that the project met the neighborhood needs one of the primarily observation was to make sure the developer hearsay rental units the sponsor has entered into an, an agreement with the city. the department has received additional letters of support from the castro merchants association and the castro and the lower hate code association and and nearby restaurant and two neighbors. also since the commission materials were troomentd to you

the pardoning has worked the design of the sanchez street elevation. so on the overhead so this would this down in the corner is for the sanchez street elevation right here. what we're like to ask for approval today this is from the neighborhood and department input it has the same form as the original one in your packet but they've played with the materials so we have a stained wood here and here as well still using the panels on the bays and

a slithering different plan we're asking approval on today. the project sponsor will speak more to the change in their presentation. the department is recommending approval because it has more than 87 units to enhance the overall district that's an appropriate development within an established neighborhood and project provides needed 10 new affordable dwellings and it paralyze with the upper market design guidelines with the market street frontage and the shorter high-rise or the sanchez frontage responding to the

thinker neighborhood and provide 36 off-street parking parking spaces that's further in the transit first policy. that concludes my presentation if you have any questions, i'll be happy to answer them >> thank you. project sponsor >> thank you victor gonzales working with the star in san francisco. on 2198 market street. i'm happy to be here we have a team here randy is the senior department person and we're going to give a presentation. just a little bit about gray star it's a national apartment and development company this will be the first project in san francisco our one of our offices

is located here. in terms of the picture michael gave an overview we have a former gas station site that was cleaned up over the years and the family that owned the gas station stan wongs family wants to maintain the ownership the land it's a long-term land use that's unusual it was rated as a land site and your you 0 you've heard it a gap between upper church it's a no man's land over the years and we're seeing it now really, really bloom.

as far those the intersection we're having a bulk out and have 10 on site b m rs the rooftop is for the open space of the residents that's great exposure you can go to the market street you get a great exposure we've reached out to the neighbor to the castro and benefit district and swedish hall and our other neighbors on about sanchez e you have the coalition they're supportive of the project.

in fact, i'm not aware of anyone that is opposed to the project. i'll ask my colleague to go through the project and give you american people architecture presentation. we're here for any questions >> thank you. good afternoon madam president i'm with the architects. victor provided you a little bit of a background. so i'm going to go through a couple of things that victor talked about you have it in your packet. what i want to previous face and michael did a wonderful job in talking about the complicated nature of the project working closely with the community groups and i'm happy with the

project. it's a vacant site former gas station stanley had a great history about this site and really is involved in what this site can be. the adjacent places in terms of the site and interesting eclectic mix of building around the site really looking at many of the accuses we want to take a look at in terms of at&t's the fire department this is the mix of the building on sanchez it's clear the context between the relationships of the buildings on market and sanchez are really the height limits actually allowed us to explore. you've heard the discussions about 2175.

so the site >>actually, interesting in that the way that the streets come together at the market and sanchez makes that difficult to get to the things in the planning code the rear yard you'll see. the sixth streets at the intersection is an opportunity to make a statement. we've done successfully is create relationships along is a is street have no more boarder character of the street. this is a simple summary in terms of the 87 unit 51 are one bedrooms. the open space is entirely on the roof of the market street portion of this building.

we're looking at the residents they can gather one hundred and 3 bike spaces and the retail is 5 thousand square feet we've divided it into 3 pieces with the hope that market and sanchez can defied it that or i, see at the bottom left how the intersection of the streets make that really interesting how the buildings come together. we've done the best to accommodate without reducing the number of residents rashlgd we achieved 9.5 rear yard coverage with 19 hundred square feet. if you could increase the rear yard the code you'll eliminate a number of units along the sanchez part of the building.

one of the things that has evolved in the upper right hand corner you'll see the salmon covered is jantd to the swedish hall they were going to continue to operate and gray star graciously their dooed a portions of the land to the swedish american hall for them to have a place for trash and a variety of the elements because the building is locked in place. the building evaluations - elevation apologizes here he lets get back to where we were. we'll get this in a minute. a couple of things that are

important you hope you can see this the relationship of the ground floor you see in purple is where the retail spaces is once you go further back on sanchez this is a small leasing office and that's in the middle of the portion of the sanchez building. the internal courtyard is we really didn't want residents to use that i think it will provide a conflict with the residents that they face in terms of the courtyard. i talked about the upper level. and we then are going to go up we talked about the park a little bit the bike parking which is one hundred and 3 spaces and the car share with 4. and the building you see the

market street portion and the sanchez portion that no such is a reflexion of the change in the character of the building scale. the height open the market street is 65 photo and the building on sanchez is 45 feet. this is where the open space is all the rooftop amenity is on the market street portion and the mechanic stuff is back away from the market street portion op on the right hand. relative to the retail in a - how much 7, 8, 9 >> thirty seconds. >> apologize the corner was

obviously an important dies and as you look at the bays they march up to the adjourn and turn the corner with cemetery and michael said we took an opportunity in the last two weeks with the community to look at some support and the building we're happy with the end result. >> thank you if the commissioners have questions we'll be sure to call you guys up. any public comment on that item? i don't have any speaker cards. seeing one sorry >> commissioner president wu and commissioner fong and commissioners. i'm ted olsen the third-generation person i speak both as a long-term resident and as secretary the swedish society

of the issues of the swedish adjacent hall. i also have the letter from the president of the swedish society on behalf of the board and all members. i ask you to grant the conditional used variance to our long-term naibdz neighbors the property owners. i'm well aware of the developments along market street from van ness to castro we need the gray star units to provide the additional housing as affordable housing and others. it was initialed during the several years the associates relationship with the wong family extends over decades and

we've had our corporation and we're working together. the close cooperation by victor and others has resulted in gray star donating that for trash recircle. i've informed the association about the suggestions and that has incorporated many of the suggestions here. 3 of the 6 pie wenld corners at this intersection of market street and sanchez will provide 2 hundred housing units at intersection alone.

and there's more to be developed out of the starbuck's area. both of the commercial housing and retail shops will provide for the new commercial areas i ask you to grant wong and gray star the conditional use they've requested. mr. secretary i'll leave those >> good afternoon. i'm the project manager for the coalition i'm here to speak in favor this supports the mission of increasing the well located housing in san francisco. gray proposed this and we unanimously endorse it.

it's laid vacant and it's an excellent space for a development. it sunday night by amenities we want to commend gray for having this affordable 87 smaller by design homes on the parcel. we're in support of this site because it creates a mixed zoning. this creates a low parking ratio of 4.1 space per unit they look like they're increased their bicycle parking. so several landscape improvements will enhance this and finally the market value square will help the community. we encourage you to approve this

project without delay >> thank you. next speaker, please. >> i'm joe the owner of 151 sanchez and representing the homeowners association the residential property adjacent to this project and by way of full disclosure i'm a member of the cdc. i want to rise in support of the project i didn't have a chance to write a letter but i outlined several concerns notely how this practice writing project can impact our property. we've worked closely with mr. gonzales and have reached an agreement in form of on there

pining agreement this hearsay underlined our concerned. i'm here for that today. we're in support of the wong family they've been a good neighbor and i've been personally be a neighbor of that's right. i'll not miss the sound of chainsaws every november and december because of the christmas tree lot. >> thank you. >> members of the commission i'm ricky i'm the owner of the property north i come from the work site where the work is underway. i come to support of the 2198 project it will help the wong's

and the all renovation wouldn't have been possible. victor has helped our project on to their site and they've been great neighbors and the result is you have to better projects and that's good. the wong first name has been helpful you've heard about the one hundred and 50 square feet lot that makes our land operational there was no way to deal with the trash but it's very, very valuable. to you thank the team and hope you'll join us in having them as neighbors on market street. thank you >> thank you. >> good afternoon again david with the triangle neighborhood

association. d t and a is happy to support this project it's a testament to good corporation between gray star and not only other organizations. the project will bring needed housing and particularly important the so-called affordable housing to our neighborhood. many choose to pay the affordable housing fee number two, of having new dwelling units it does nothing to help with the income diversity in our neighborhood so that's something that's very, very important to a variety of neighborhood organizations a brief history the initial project that was proposed was really not supportiveable for

your standpoint there was issues we had concerns about the design and general actions with the general american swedish hall next door gray star said they'd never put the affordable housing unit on site we're grateful to gray star to see that how important it was for our neighborhood and agreed to to put the unit on site. i'm also proud of gray star in another area one of the things that we ask gray star to do is implement a company wide non-discrimination policy that protected the right of the gay and lesbian and transgender individuals throughout their operations in into employment

and rental and evaluating tenants. there's still part of the world s it those individuals are not protected by discrimination against law and it's admireable that they share our views. so we're really pleased to support of the project, and the only thing we want to ask is you encourage gray star to work with the other companies. the design that's been agreed upon is acceptable only with the raw materials they could use and we'd like you to be conditioned to be involved

>> general comment is closed. this is a very good project almost everyone has spoken to particularly the way it worked with the american swedish hall but sanchez street with the lower elevation on sanchez and the way it's set apart if market leads into two of the most charming streets in san francisco because of the sanchez that goes through the triangle and across streets and 14th and 15th this will preserve that feeling having it well-designed. i'm very much in support will move to approve >> president fong. i agree this is a strong project and corner.

this is not something that the planning commission should take part in this is a land use in an indirect way it keeps the owners and money in san francisco and the future for keeping the fabric in san francisco. i want to be a more on site this is a sort of larger project this is a corner location. i happy to like projects that have different phases. sanchez is a very different street than market and market is at all podium kind of structure but as you go down sanchez i like the version that's a little bit softer. i'm going to go along and support in project in the second

revision. they know how to treat a large facing building i'm happy to see the community involved and happy to chime into the project >> thank you o'connor. >> i'm glad to see this is being filled in its difficult in sections i'm happy to see this is a collectively positive effort for everybody to we in knowing mr. mann us and hearing about gray stone i'll expect this is not a problem and the choices a few things happen at the speed when those rendering are being going through 0 costing and the process you've

created makes i already the best neighbor so i encourage you to continue having the community involved. i see mr. mann us nodding a yes. i don't think we can condition this but i think we in our supportive of an ongoing relationship by the building exactly comes with what is community t is hoping for. i like the corner and side street it shows the skill we very much encourage on the commission >> thank you commissioner antonini. >> my motion includes i assume it's okay with the seconder the project sponsor continues to work with the designer and i like what commissioner fong said

whatever fits in pest with the houses along sanchez streets. that's a standard condition in our motion. >> so commissioners there's had a moved and seconded open the floor commissioner antonini. commissioner borden. commissioner moore. commissioner fong. commissioner president wu. so moved, commissioners, that motion passes unanimously 5 to zero. >> on the closed session of the variance noticing. thank you zoning administrator >> i'm to acknowledge them for providing us with the update i appreciate that to see this in the context of the