and approve the block one project. the developer anticipates construction will that concludes staff's presentation. staff, as well as the development team are available to answer any further questions that you might have. thank you. >> thank you. >> madam secretary, do we have in public comment cards? >> yes, i have one speaker card, corin woods. >> afternoon commissioners, welcome commissioner bustos, nice to have you back. my name is corin woods. we have written you a letter which you should have in front of you. we are concerned to make sure that this is a very high quality project because it's a very visible location. we want to make sure the

residential sb not boring bland mission bay too, but i'm sure you'll be working on that. the design issues that are addressed in the approval are all important to us, adding more bicycle parking would be very important to us and the use and operation of what is going to be called a community space on the roof is very important to us. the developer's been given an extra floor of titlement in exchange for this being a community space and we want to make sure that it is truly usable for the community. we do want them to come back once they've continued their negotiations with staff and we do want to see this to be a really outstanding attractive project because we think it really -- i don't remember the exact phrase in the design

for development, but it was something about you shouldn't exceed your civic importance. you remember that, tiffany? but this does have civic importance and really should stand out in materials and color and just a feeling of attraction to mission bay and we'll look forward to seeing it move forward. thank you. >> thank you. any other member of the public would like to address the commission on this item? seeing none, public comment is closed. commissioners have any questions for staff? commissioner bustos. >> thank you madam president. i just want to -- the architect or the designer, if you could come up real quick. you know, i had written down -- you had talked about community space and that's really important for us and i would love to get some ideas on how would the community be

able to have access, whether it's maybe community non profits being able to utilize the space for fundraisers or how do you -- how would you define or how would you talk about a process with a community organization or community in general could utilize the space because it's community space? >> well, let me talk about the physical aspects of that and architectural aspects and perhaps the soma hotel expert that is are here could talk a bit about the operational side, but we've set the core of the building um so we have elevators that move from the ground level to the rooftop community level, including one of them that has an exterior entrance to it so that it can be clear how you move from the ground level to the top. as you know, a number of the community spaces in san

francisco, it's been an issue, our access is hidden, so our desire here was to make it obvious how that access could take place. so we are going to be sharing the use of elevators throughout a 24 hour days, but there will be sections of the day during business hours where it's easy to get in, be able to move vertically, to get into and access that space. the space, as you know from the regulations, has a limitation of area about 2800 square feet based on the footprint of our building and we have roughly an equal amount of exterior space as well. on inclement days where there's wind or fog the space will be glass enclosed at the roof so you can go up, sit, read, you can view.

if you choose you can have, from a limited menu, a beverage from the bar, but you're not required to do that. on good days you the doors will be open and you can sit outside and see the view as well. the notion is it's open to any and all and i think whether you come individually or whether you come in a group of ten of your friends or your community organization, as long as we don't exceed the fire marshall's maximum occupancy number, there won't be restrictions, but i'd be happy to have the soma folks talk a bit more about operations if they'd like. >> thank you.

>> i certainly will take all those things into consideration. we've looked at other community spaces in the city and how they're used. a lots of places folks take their lunch up there. we do have space up there for

people to sit down. maybe a little early right now to talk about how they might utilize that space for informal meetings, but i think that's also a possibility. so if it's okay, i'd love to come back if necessary to talk more about this, but i'll be talking to the staff about the use as we get closer. >> that'd be great because it's important that the space itself, meaning the land, is prime property and prime city property so giving the community an opportunity to actually take advantage of it -- it's a win win for you guys too. it's a donation you're giving to a non profit so it's a good tax write off. another question i have -- the design is great and art is a big deal and san francisco has wonderful artists, i mean, great, great artists, muralists as well as these

sort of other artists, painters and sculptors. you name it, we have it. it'd be wonderful as you look at putting the building together and you look at how do you bring art to the building, whether, you know, you could see it from the exterior or even within the rooms or within some of the spaces you have, i would love for you, and if you'd like i'll introduce you to some great artists. and throughout mission bay view we have some really cool artists that i think would bring life and color to your building and would be a awesome reflection of the community. you have what you have in mind, how you want it to look aesthetically, but i think if you could work with some of our local artists i think that would be phenomenal. >> i'm happy to report that

we have aubrey max well. she's our art consultant on the project. >> where's aubrey. i got you over there. i think it's important and it reflects the community. sometimes people build buildings and they bypass the wonderful artists here, like in many cases they were bypassing the wonderful construction workers we have here so that would be wonderful. >> i think the emphasis will be on local artists and for many reasons, local construction. it makes sense not to bring in folks from other places. >> that's great to hear. thank you. >> thank you. >> i'd like to introduce our consul substantiates. if if the consultants wouldn't mind standing up. >> oh, nice. excellent. >> thank you very much.

>> thank you. awesome. commissioner mondajar. i don't know if you're the person to answer this or your architect. you kept talking about bicycle parking space, how about car spaces. i didn't see anything about that. >> we have 24 parking spaces. >> 24, yeah. this is a 250 room hotel and i know you have on some of the schematics you have work spring. what does that mean? >> work spring is a collaborative meeting space so where you might think of meeting space in a hotel be, like, a ballroom we won't have a ballroom per se. it'll be a series of smaller spaces that can be combined -- >> open up into a bigger space. >> yeah, open up to bigger space or limit to smaller groups that you can sort of

rent small rooms as well or combined into a larger space. >> that was my next question. this is a 250 room hotel and i'm assuming you'd have meeting spaces for events and conventions, especially since this is in mission bay and soon to be a very prime space and i was looking for the meeting space for someone who, you know, signed up for events so it's good to find out if there's opportunity for a meeting, not just a community space but also for those who are going to be staying at the hotel to serve our convention population. the other piece that i had is elevators are very important for attendees. you have a 250 room hotel and

i would say there'd be an average about 300 to 500 people at a time if you're fully booked. are these elevators large if you have fully booked? that has always been an issue in many of the hotels. i was just curious looking at your design. >> we have three public elevators, three hotel guest elevators and we have two service elevators. >> oh, i'm probably looking at the service elevators. i only see two elevators. i was just curious about -- >> i think there are five total. >> five all together. okay, yeah. i just want to follow up with community space. so from your responses earlier, it seems like the community space is really for individuals and small groups, not necessarily non profits who might want to do a small

fundraiser or community gathering or meeting. am i correct? >> i wouldn't say it's not for that. i think at this time we're not ready to talk about it, but we're open to those ideas, absolutely. if the community at space at the top of the hotel would be a great venue for something like that. >> for our meeting. our meeting could be held up there. we the off site meetings and if we have all our guests attending and the commissioners it'd be great to be holding it there. i don't know if i'll be around by the time this building is done, but you get what i'm leading to. >> i do. and we are open to those ideas, absolutely. >> okay, thank you. >> you're welcome. >> just a small follow up, as i concur with my fellow commissioners' comments, is the color is really important and i'm just going to ask a question.

this handout that we have on page 5, is this a suggested kind of color idea here? it looks like murals to me. >> at the botd tom? >> yeah, at the bottom here. >> i think you're looking through the glass of the ground floor and we were thinking of having large art pieces inside there so i think that's not the color of the building. >> artistic. okay, that's great. that's nice. that's one alternative to the color concern. and then the only other question i had, similar question about the public space. you know, obviously it's wonderful, i also like the design and i think it was answered, but in inclement weather i guess i don't understand, when you have an open rooftop scenario it can be enclosed so how does -- what is it enclosed with?

with glass or -- >> generally glass. there are large sliding glass walls that can be operating to open up large expansions of an indoor space so when there's really good weather you can walk in and out and not seem like you're going through a bunch of door ways. we were thinking something like that. >> nice touch. thank you. >> you're welcome. >> any other questions. >> i'll move the item if you'll like. >> no other questions? there's been a motion by commissioner bustos. second. >> i will second. >> moved and seconded. please call the roll. >> the vote is three is and one absent. >> the item passes, thank you. please call the next item. >> the next order of business is item 5b authorizing the executive director to enter

into an agreement with block one [inaudible] and 27 and 29 through 31 located on folsom street between main and fair street transbay redevelopment project area. madam director. >> thank you madam secretary. commissioners, thank you again and members of the public for continuing to join us. transbay block one or the portions of block one which are under your current ownership is not your typical transbay disposition. typically the state owned parcels are aggregated with city land and the land sale proceeds go to the tjpa. in this case it is different. what is proposed before you is a soul source ena. the staff will walk through that because the portions of

block one required with low and moderate income housing funds of the former redevelopment agency so it is slightly different than your typical transbay transaction. with that introduction i'd like to ask the senior real estate development specialist for our real estate division to present this and acting project manager and housing project manager for housing offices here and looks like the team will be [inaudible] as well. >> thank you again, director bohi,and commissioners. the item for review for you this afternoon is exclusive agreement with block one property holder for proposed residential project on block one in the transbay redevelopment area. i'll start with a brief overview of the project and ask the architect to come up for presentation of design concept and i'll come up to

finish the presentation.

for affordable housing purposes. the remaining parcels were acquired back in 2013. as you can see on the slide the approved development program includes a 300 foot tower, two podium buildings between 65 and 85 feet tall and townhouses bordering to the north, all surrounding a 3600 square foot open parcel and a shared underground parking facility. the development on block one must include approximately

35% affordable housing. earlier this year approached ocii about a possible purchase of the ocii parcel where aggregation with its parcel and development of a for sale residential project on the site. they have proposed two alternatives, one that complies with the existing height limit for the tower and one that requires an amendment to the redevelopment plan to increase the height to 400 feet. under the existing zoning the project would include a ocii subsidized affordable housing development and the two podium buildings with approximately 76 for sale affordable units. a developer subsidized unit in the townhouses and lower level of the tower for approximately 46 for sale affordable units and on the upper floors of the tower with approximate 206

for sale units. for the tower it would remain the same with 76 units, but the number of developer subsidized would increase to 65 and the number of market rate would increase to 258. both of these alternatives would include the requisite shared open space garage, and street scape improvements. with the commission's permission i'd now like to invite carl shannon to kick off the design presentation. >> great, thank you. thank you executive director, thank you commissioners. i'm carl shannon. thrilled to be here with you this afternoon to see this trouly public partnership to come together. we have been very active in san francisco for a number of years, but this is our first opportunity to work with ocii

so with little technical luck we will go to -- there are a couple slides that show some of the stuff. these are the three office buildings we've done recently in town -- 555 mission, 232 second and then if you could go to the next slide. these are the two residential projects in the immediate vicinity in block one. infinity was a project delivered in 2008, 2009 on the south side of folsom and the slide to the right is under construction now. both of those were planning department projects as they were south of folsom street. then we go to the next slide. par of the approval of those projects was at the time a very extraordinary commitment to supervisor daily for 25% off site affordable so we built three different projects, one at 900 gillman and then these two larger

projects, one at 888 seventh with art evans and the project at the right is with tnbc. these are all affordable projects. it's almost 400 units in total. i think we have built more affordable housing in san francisco in the last decade than any other for profit developer and in terms of off site we've built more than the other developers in town so we see block one is a continuation of that strong commitment to not only building market rate housing, but building affordable housing and bringing it to the market at the same time here in san francisco. and with that, i'll turn it over to the team from studio gang to talk about the architecture, but we're here to answer any questions that you have. thank you. >> thank you. >> thank you commissioners, i'm very happy to be here

meeting with you and working with the commission on this project. we are a women owned firm in chicago. we have people from, as you see here around the country and the world have worked with us and worked with us in the past. we started about 17 years ago with four people and today we're good enough to be approached this past summer, but primarily the people are in chicago. our portfolio of work is small and large. this is lincoln park zoo in chicago and perhaps some of you have seen one of our larger projects, the aqua tower in chicago. f what we're referring to as the bay tower, we'll walk you through the elements of that. of course everyone is familiar with the site and a photo of

the site to refresh memory. and so as we got into the project where we can draw inspiration from and the bay windows are an important part of the city, but also they're examples of commercial properties and different styles, art deco. and this being a residential project, how could you take an iconic element of residential architect and apply it to a high-rise building, perhaps not often done. as we began that investigation, understanding of course what a flat fa side would be and how the bay window increases the user experience from within the building. we know you couldstep outside the facade and have more views around the neighborhood. as we apply this to a high-rise building, what can

you do with that and we'll walk you through a number of slides, as we are calling the migrating bay as you take that and alter across the facade, twisting it slightly as you rise up and then to the next bay over shifting it and wrapping itself all the way around the building, taking a very simple rectangular architecture form, taking this very interesting singular element and applying it in a yee yehtive way across the entire building. we got a little squat on the screen here, but this is one of the images of the building at 400 feet. slightly better view standing down on the street. the balconies you'll see off to the right center as it migrates up the building. so what's showing here was the massing that was presenting a

second ago about the redevelopment guidelines for the podium on the corner. and looking at the building here in plan you see along folsom street we're creating the entry that's between the podium buildings and the tower on the right and using the guidelines of the city for the folsom street scape and adapting that and applying that around the building and how that might be utilized there. and a view from the street at the primary corner of folsom and spear, looking at some of the other uses that could be lining the street and then to the left is where the block is split creating more pedestrian scale to the building rather than having the 400 foot building come down to the grown. ground.

rotated around a little bit in the center of the image before the tower the 65 foot height and then wrapping around to the other side you now see the townhouses along the street and the tower in the background. this is the entry into the tower into the courtyard that's in the center of the project between the tower and podium buildings along the trees to the left in the photo and so again, the three parcels showing a [inaudible] the podium building on the left and tower on the right. this is representing how you'd have those small retail users shown in yellow there wrapping the street to enliven the street and create vitality there and coming from the transbay guidelines. and the central courtyard you see here the open yard accessible to all the residents of the building,

the townhouses and the podium building as a shared amenity for the residents of the building. and then as we go up the floors here you'll see typical floor with all units represented lower in the building. go up here now when you look at the tower it goes from ten to eight to four units with maybe the top two units having a couple at the top of the tower. here's the straight on elevation showing the composition along folsom. then there's the rendering again along folsom . and now here what we're going to show you a few slides showing the difference between the 300 foot tower and the 400 foot tower and how that relates to affordable and the overall number of residents potentially in the building and showing in green in the upper left there, the tower

and the podium and we've done the splits between market rate and below market rate and the green color there where we have 65% and 35% market rate and below market rate which is the redevelopment guidelines, but with the opportunity if with went with 400 foot scheme you can increase those percentages in the tower up to 20% and increase the overall number on the same parcel of land, utilizing it to increase that affordable component. and so again, unfortunately the perspectives are a little squat, but this will show you a few quick slides we did show you the other buildings in the redevelopment and the other buildings across the street there at 350 feet, 400 feet are the existing that carl just mentioned