with mo director we've benefited in the past and several years from the past we look forward to additional training and consultation with them. >> is it a physical side dbi architects, etc. helping to kind of indeed make all the reasonable accommodations rather than which raise all kinds of questions i'm just saying how do we prepare to do the best practice to achieve this. >> i think it's the closed consultation with the mo d. >> we've spoken with carrie la johnson how to implement this legislation we as a staff have biweekly that are training how to roll the legislation out of pick training and creating a forum so our planners are

trained in cooperating with carla and her office. >> basically your prepared to train. >> yes. >> i'd like to add that under the ada and the fair housing some of the processes are already in place we're not recreating the wheel certainly working with our office to sort of lay out the legislation and a to make it an easy transition. >> commissioners is there a motion? >> commissioner antonini. >> yeah, i'll recommend adaptation of this policy. >> second. >> commissioners on that motion to adapt a recommendation for approval commissioner antonini commissioner hillis commissioner johnson commissioner moore commissioner richards sxhovrng and commissioner president wu so moved, commissioners, that passes unanimously 7 to zero and places

you on item 15 ab for case numbers 1140 fulsome street a request for conditional use authorization as well as a request for a large project authorization. >> good afternoon, commissioners rick department staff the project is a large authorization conditional use authorization and planned unit development so far the proposed development on fulsome street the proposed project requires conditional use authorization for a lot greater than 10 thousand square feet within the fulsome and zoning district and the merger that creates a street footage in the r e d under the planning development the project is seeking modifications requirement for rear yard, open space if you exposure and

off-street parking and the proposed project includes the demolitions of6 is one or two small businesses with one hundred and 12 denials and ground floor retail measuring approximately 5 hundred 6 thousand sequester that is roughly divides into 3 spaces and 840 off-street parking one hundred for class two bike parking spaces the mix is consistent of 45 two bedroom units and 15 studios the project included private open space and via a roof terrace and the project includes a merger of lots 15, 75, 77, and

78 duo to date the department has received expressions of opposition to the proposed project copies of the correspondence is after the publication has been provided in addition the project sponsor has provided additional information including a memo with the intense of the garage the department has reviewed the request for the conditional use authorization to exceed the fulsome exit within the zoning district overall it is permitted 72 off-street parking and 56 square feet the project is seeking 840 off-street parkings and given the conditions it did not does not support of the off-street parking and in the permitted amazes the department

has looked at the curb cuba's cuts for the off-street parking garages and approved it not on fulsome street the project has elected onsite affordable housing in the section and the project site between the reshgs r e d that requires 12 percent of the project to be in the inclusionary and it contains one hundred and 12 units and the project sponsor will provide 13 oontsz on site since publication the project sponsor has said the ground floor space will be divide after analyzing the aspects of the project the planning staff recommends it applies with the planning code the policies and observes of the plan the project is located in a

zoning district with commercial district is permitted and the project products a mixed use with ground floor retail and significant site upgrades including escaping and respects additional neighborhood character and provided a scale for a large block and complies with the hiring program and adds one hundred and 12 new dwelling units to the housing stock and will pay the appropriate development impact fees the project sponsor has prepared a short presentation that concludes my presentation. >> thank you. >> thank you project sponsor. >> hi, i'm john, i represent the sponsoring group i'm joined by two colleagues ferries and first and foremost i want to thank the commission for

taking the time to hear our project today and also like to thank the planning staff specifically rick rich we engaged the folks early on to work with us on taking what we as a sponsor team are really excited about in terms of a site it's gross reunderutilized he it's a great site we've been officeing out of for the past year we've gotten to know the neighbors and to the neighborhood well, so we know work to design with our team the best project to incorporate a busy pedestrian bicycle happy streets along fulsome our plan to add 56 hundred square feet of

retail as rich described and really work to preserve the district of the street by adding ground floor units and really enhancing the quality of life with additional streetscaping and stressing on the outreach effort we'll have had neighborhood meetings we've had over one hundred and 24 one on ones and lindsey to the community and worked with neighbors on things like sidewalk width with parking we've heard a loud voice they wanted to us apply for as much parking as possible we're understanding that staff is not supportive we could be asking for 97 we are trying to work within the boundaries and ask for 84 it's a little bit more than the out right but to awe

mres that he is the neighbor we've worked with neighbors on lane custom street and also the loading zone which you know it's a narrow street and we're trying to serve ups you deliveries by creating loading not in the building but on the street with that, i'm going to turn it over to jose. >> thank you, commissioners i'm chris with the b a r architects in san francisco i'm spend a few minutes walking 0 i you through the existing conditions and our design for the site so quickly to orient i we're on the corner of fulsome and ralph streets between 7th and 8th

zooming in a little bit more approximately hallway the site is filled with formally the bay lighting store it's been closed over a year they've had their office in that space the other 50 percent of the site is parking lot that parks from anywhere from 70 to 95 spaces depending on with whether it's valet pd it's been in bad condition intense since 1950 looking around the neighborhood i'm sure you can picture it now the bay lighting the store is a one story stucco building all solid walls several loading docks and not particularly

adding vital to fulsome kind of looking adopt ralph street bay lighting interests an existing residential building you'll see that building has a fairly blank wall on the ground floor together with the bay street latin-american they range from 1 to 5 stories in the meadow neighborhood walking you further down ralph street open the right-hand side it's surround by a chain link fence a one way streets heading towards excuse me. towards tower thank you ralph street is an electric mushgs mixture of buildings those buildings have front stoops and trees an

occasional garage door and down howard a new it building not greatest with the garage and windows that's the context we're looking at just to talk about the streets and the widths and the right of ways fulsome is approximately 82 feet wide and ralph is 51 right-of-way from building to building which is quite a bit wider than the sumner all in the 21 a 35 square feet width so zooming in on the site as we look at the site it's split into two zoning it's a combination of the fulsome and s e t and it puts the site almost in hallway

the fulsome is 65 feet and the height here is 40 feet looking at the site plan to look at the design and work with the local development group we came up with what we think is a straightforward scheme he will holding the street edge along ralph street creating a rear yard for on the back of site to address the small rear yard along lincoln and zooming in open the ground floor you'll see the blou blue is retail space that's along fulsome that is that planning code mandated from floor to floor of 14 foot mowing around the corner the residential lobby we felt it should be on ralph street and fairly close to fulsome and coming off fulsome some of the

bike storage with the easy access to fulsome street and as you move along ralph the yellow are unit so they face the street have front stoops and enhance ralph on the far left-hand side of the drawing you'll see the garage industry there's a single garage city we worked to narrow that down to a 10 foot curb cut and look at it briefly at the locates where the driveway might be if we moved that moisten on ralph bifurcate it you can't have that with the ramp on the far left-hand side it effects our accessibility to the units it has stoops we rely that on

that for someone with a disability this is a typical plan so real quickly the building on the right-hand side again, the 65 height limit 5 doors with 6 floors the building portion to the left is 4 stories of residential and all of that is on one level of below grade corridor approximately hallway our units are facing towards the street and hallway facing towards the court yard along these fulsome the building acceptance up we have townhome units there's a mandated set back along the top of fulsome we're continuallying of that with the townhomes with the nice

15 deep and on the roof at the corner the fulsome and ralph a large outdoor amenity space and roof-deck this is getting into the architecture a little bit this is a rendering looking at the corner of fulsome and ralph across the street we're trying to take accuses from the existing area a little bit of the industrial nature and the right is all brick with tile accents and the building on the corner has a simple frame a lot of first class and the materials change and the scale breaks down as you move down ralph looking at the residential entry the front stoops and the elevation on fulsome and the elevation on - >> thank you. sir, your time is

up. >> can i audio one. >> if the commission has questions we'll ask you up later we want to bring up people for public comment but a member of supervisor kim's is here. >> good afternoon, commissioners protective aid for supervisor kim i'm asking our consideration of this continuance of this item in order to respond to the residents concerns and have a discussion on the driveway location it's one the hud concerns i know the residents have had full conversations in particular will be the garage on ralph street i understand those conversations will continue this project raises a lot of things

to resolve equally important objectives the supervisor kim understand this as the semi plan and as the primary author of vision zero she supports the south of market residential on classifies prioritize by the selma plan and as the primary author of vision zero she also understands the prioritization of pedestrian safety and bicycle safety and examining this cord as west and south selma and pushed for the environmental study including the situation widening and protecting bike latent prints and the potential to wave a reduction of car lanes and push for a pilot after the tragic death of a person last

summer in addition to even though concerns of the ralph street i know that the boarder communities are interested in knowing in how to protect and enhance the unique residential enclaves the south of market and residents want further discussions will the driveway i want to thank the project sponsor and planning for putting together the driveway locations for redevelopment and i know the the planning staff in which susan has look at the site conditions in this project and area i know that the memo articulates the preference is to have the egress for the alleys rather than fulsome street i everything they take seriously the site conditions on a project by project base it was 1515 south van ness which our office

worked on with the planning department it was unified and the school that was a marshall school unified in requesting the project sponsor to have the garage exit on south van ness rather than 15th street we worked on that i know the planning commission and the planning staff considered that and changed the location to south van ness so i know that the planning staff look at the site conditions this is the prev prevaling policy i want to express that to the neighborhoods who see that a persistent we are asking to go over this policy i know that the planning staff considers the specific site conditions of each project so with that, thank you. >> okay. if i call our name,

please line up open the screen side of the room (calling names) and is first speaker can come to the podium. >> good afternoon, commissioners i'm charlie live on ralph street and i just wanted to say that overall i like the project i like the finished project at the end it makes a really cool street out of ralph rather than the gap from the block my concern is the driveway entrance right now the building adjacent has two driveways one is for enlarging we within for existing this is a project and narrow 10 foot

driveway likely coming up another an incline will create a cluster of people trying to geogetting into the buildings you can imagine would say going to back up first you know so when they come head to head to get out of the building in addition it creates a sweeping headlight into the residents immediately across the street and i feel like fulsome street maybe a letter location for the bicycle lanes their across the street i'm not sure how the full name boulevard will look i want to say i like the project but not the location of very narrow driveway to get new jersey transit of that building i know there would be a better

solution. >> thank you. next speaker. >> members of the planning commission thank you for a hearing us speak first of all, i want to know if i have 3 minutes i want to request a continuance on the basis the documents that came to us from the planning department particularly the title off street to parking this is a 2013-2014 document it identifies 4 factors to put the entrance on ralph street point one providing a single curb cut reduce the number of curb cuts from 3 to one putting the entrance on fulsome reduce the intarps to zero second the property curb under the circumstance cut will reduce the conflicts with other

sidewalk user by river slower speeds but to ignore ralph street it doubles the conflicts between pedestrians and cars compared to the fulsome there's one conflict with the ralph there's 2 conflicts the one where cars turn fulsome subpoena duces tecum the across and the ralph sidewalk sorry where the cars into the ralph and the one open the ralph's sidewalk in front of the garage i'll showing you an illusion. >> sir, you need to speak into the microphone. >> the green one is the proposed vehicles moving into the driveway this is had a

conflict with the pedestrians and the ultimate has one conflict we want to have a raised sidewalk along the intersection of fulsome like perry street third point is that the project provides a 19 ramp behind the curb cut into the existing garage the same treatment what about applied to the fulsome there's no difference the 4 factor is the transit corridor according to the section we want to protect the transit corridor by reducing the number of curb but the u cuts but the traffic will be indicating added to the walk areas regardless it will interfere with the bikes and

trait from fulsome into the driveway it's anothers same to sum up the department has 4 factors two are equal and one is better for the full name entrance. >> thank you as the next speaker comes up i'll call for names (calling names). >> i'm i'm martha i live on ralph street for 18 years i'm a member of the ralph student neighbors some are following on line asking for a continuance of this matter i especially want to thank april from sdmmz office to support united states we need a continuance to work out where the driveway should be this is not about the developers responsibly we're not opposing is one hundred and 12 units

they've worked with us on many, many issues we pleased they're asking for 84 units we look forward to continue to work with the developers we've dealt with george hourser in 1988 and but those guys are we have we wrote to the planning department they issued about driveways and alleys in general began on october 29th why they want criteria's on ralph this was a document from the directors office yesterday morning about garages on alleys that's a short time between then and today they're full of wrong assumptions we could have corrected if we were involved but we were not now we finally

had a good meeting we can have a conversation now but we've only started this is a case were serving the principle of due process that leads to a better policy this is an unusual street i don't think anyone said it narrows at the point where the driveway comes out to people have to go an extra difference where the street narrows it's a difficult turn and the preservation of a human scale in the city with the intention of fulsome street as grand boulevard there's a tension between grand boulevard and our western selma plan that preserving the small streets they're part of town with if i parks and provide respite for

residential neighborhoods and bicyclists and our preservation of residential enclaves preserves all the things we have walkability and vicinitycy and pedestrian safety but we need time to work this out democratically and ralph street is not a service corridor and shouldn't be treated as one thank you. >> thank you. next speaker. hi, i'm jerry jessica a homeownership on ralph street and thank you for hearing our comments i'm in favor of this development and i and i appreciate how the developers have worked with the community and i'm asking for a continuance because of the concerns about the driveway location i feel there are conditions of ralph street are poor for the amount

of traffic and i don't feel that the planning commission has had a chance to hear all the issues surrounding that i want a continuance to understand the full issue. >> thanks. >> next speaker. >> good afternoon. my name is a harding smith my partners is lincoln anderson you should have in front of the you a statement of harding smith and linking you received my e-mail yesterday, i i believe it was indicated okay. so you got that on your excerpts our home is on ralph street i do not say from the proposed