this is not a unique but arguably represents the population that the demand out weighs the supply the physical captions the small triangle parcels that measure 31 hundred square feet ran several scenarios and found two bedroom comparable unit are difficult due to the requirement for speculation and other typical features found in 2 bedroom units to make the project economically feasible it varies than less than 40 percent of units contain 2 bedroom units the octavia plan courageous it

to be approved the project sponsor has elected by payment of the fee must be received prior to the first site or building issuance the project seeks modification from the rear yard for the planning code and section of the property they exceed the size in order for the project to proceed the commission must grant conditional use authorization for modification from the unit mix of 40 percenter is to only 2 bedroom units the planning department represents approval are conditions for the following reasons the project was consistent with the policies of the market octavia plan with the residential and commercial

ground floors were submitted and complies with the hiring programs and adds to the housing stock and pays all the fees for affordable housing fees for section 413 and the market octavia affordable housing fee for section 416 and the community improvement fee per planning code section 421 that concludes my presentation. i'll be happy to answer any questions. >> project sponsor please. good afternoon commissioner president fong members of the commission director ram i'm jim rubbing benefit reuben, junius & rose i'm working with george for the last 17 years has been the owner of this small property and the building on the property during those i guess the last couple of the 17 years been working with me he trying to get

before you we provided a submittal that is complete in going through the things you've heard from the planning department george is here i'm going to turn it over to warren to show you the project i'm aware there's been questions asked perhaps amongst users that is better to respond to what we might hear from the members of the public or questions after you get the presentation thank you. >> warner. >> i'd like to talk about the architecture of the building first talk about it's context when we look at this particular site it is important site in many ways a wonderful location it's one of the 6 gore sites in the market octavia plan that has

the educate characterization of the three-way intersection it's a tiny sight only 35 hundred square feet of area while the site is very, very important if the 85 foot we in the area two open market octavia we looked at the overall site in the surrounding blocks there are not a lot of clues in the architecture except this area is called the market street masonry discontiguous area there are eight or nine building in the west of van ness along market street and franklin street that has this masonry quality that are classical and buildings of

timeless nensness we work closely with the design team to disstill it quality into this particular building i'd like to talk about what the common features are of this masonry district our building should be contextual, if you will, not a modern look at me building that stand out like the projects on market street recently the common features are different that is one the common features in the old buildings from 1925 so the caliber of this building is x yatd to use the high quality of materials we've clad this part in glass two

masonry tiles one at the base with a strong base and as a entertainment quality to the upper floor that gives that a masonry texture building is also in a classics style new base a middle and top recess to give it again that recall of those masonry building of that ventricular and the bay windows are incorporated in that i think the quality of the architecture in terms of the amount of glass you take very, very small unit those are half of them are around the 350 square feet san francisco's the proportion of glass on the outside to the inside of the building is important while it's a tiny building more glass than

one expects in terms of the architecture it fits in it does begin to medal this masonry give it more co-hevents in reality there's a lot of disparity in the architecture styles going through the building program a little bit i know there is consultation throughout the planning department and our client and the math itself there are two important reasons why we propose this particular program one is the irregular size and shape of the this i know we've been asked by the planning department why not put two bedroom units we have a large tile or file i can go through it if you take tiles and make it into a 3 hundred square feet you

get distorted forms i'm talking about through an architecture form the interiors don't work that's part of the reason that we came to this conclusion with our client to develop smaller more reasonable units where this distortion is not into the interior of the unit judges. >> important is this idea that we don't particularly want to sell or rent large two bedroom units in the most transient rich location in the city without parking that's talking about what the market told our client in the marketplace so when we thing we have a preponderance of smaller market rate but it responses to the fact we don't

believe this is the most family 0er7bd site in san francisco your point of view in terms of programming was taken that if you can't do small affordable units on this tiny site open the most transient rich street in san francisco you probably can't do it anywhere combining those altitudes with the uniqueness of the stuart site we've proposed 48 unit very, very small so we think those two characteristics made this to move forward in that way we can talk about the market with the project sponsor of attorney i know i can put 2 bedroom unit their distorted we worked hard with the planning department to demonstrate that to them in conclusion we think

that is an long time and classical and very contextual building we think it is the kind of building that deserves to be placed on this very important gore site we'll answer any questions you have and thank you for your review. >> opening it up for public comment rob pool one card i have i'm sorry supervisor sorry. >> good afternoon commissioner president fong and commissioner wu and commissioners my name is april i'm a elective aid for supervisor kim i'm here to convey the supervisors concerns the project falls on the border of our district so our district

to the south on market street the supervisor is concerned about the conditional use authorization is approved 40 percent 24 bedroom mixed in the eastern neighborhood is an important requirement that insures the city as a mixed use housing we need more family types in keeping with the character of our neighborhood if so at border of hayes valley that has a mix of unit we want to continue that that contributed to a vibrant neighborhood certainly there's a demand for smaller units, however, the mixed use we can't overlook the city approvals the micro unit the latter is not subject to affordability requirement and not subject to

the two bedroom mixed requirement although not an issue to be considered the project sponsor has opted to off site no affordable units with the land in we can't continue to keep done the struggling due to the lack of affordability of those housing types. >> thank you now opening it up for public comment rob pool. >> hello commissioners rob pool with the housing objection o action coalition the project sponsor presented this back in 8 months ago with the project at the time that was 43 studios then if in accordance with the

work with the hayes valley neighborhood association we got half one bedrooms and four more unit this is a fantastic site for this type of project and transient oriented challenging site because of the elevation but he made a well-designed building we love that it is car free plenty of transportation options nearby it is a walkable neighborhood and intersections in several neighborhood on the affordability issue so we believe that because the unit are much smaller than the projects within the financial reach of a lot more resident when you see for most studios and bedrooms it is an area we're not serving much this type of housing serves that income level we feel the project sponsor has

been consistent how he addresses his inclusionary requirements it if it was a rental project he's he'll pay the fee he wasn't sure he gave us a final answer that his rational managing the be rentals are harder than the for sale we consulted one party they said they'll hire one company to marge manage their properties the fee is a legal option there are housing that needs that money so we got to respect that otherwise we feel that he has done a job reaching out to the community our members are in fill support of project and we hope you approve as is thank you

for your time. >> is there any additional public comment. >> good afternoon. i'm jason henderson the chair of the transportation and committee of the hayes valley association i want you to deny the conditional use for the mixing not having the proper unit that matches the market octavia plan originally i'm a little bit disappointed our letter was not part of the 35u9 we have a long exchange with the developer if you're going to pursue the dropping of the unit mix do it affordable on site the rest of the project we're fine the design whatever the parking excellent i do role take issue with this really

poorly founded theory that families shouldn't be on top of the transient 23 bedrooms are not okay go that is what it t is chas the families out of the city the high rents so precede with caution it the prices everyone that i know wants to have a family here they are leaving because of the pricing one another thing we're seeing a lot of airbnb and this kind of development with those small units is really attractive for that so we're concerned about that our letter of august 20, 2014, we asked the three you guys without parole u come up with a way to monitor this project and regulate this kind

of project what you got passed in the fall is enough to have a written guarantee this is not going to be a airbnb or at least some of the units go to airbnb or something like that in conclusion we did put for the a proposal they do b m r on site in writing i writing and maybe support in kind of unit but that didn't pan out so deny the cu for the market mix to the market octavia plan thank you. >> hello, i'm teresa i'm from the bill housing program of veterans equality center we're here to oppose the cu of the building pretty much because it is creating more smaller unit

we've as our service of helping people in helping to apply for affordable housing the smaller unit didn't help the families at all and also the ordinance with this building no affordability piece of it i know that the current legislation that was passed no affordable bill and the idea too to alleviate the affordable we see this inside of market been approached every time we ask about the smaller unit those are in plausible to the fixed income folks this housing is not benefiting so if there's affordable housing but no one we encourage to have more

monitoring on family housing on this and affordability as well thank you. >> good afternoon my name is mike roach thank you for allowing me to speak i'm here to support the project i've looked the lot and i agree with the architect it is extremely difficult lot to configure a building on i disagree that smaller units don't make more affordable i think that is a elegant plan and the floor plan is amenable thank you. >> commissioner. good afternoon

peter coning from the council of community housing organizations we submitted a letter this morning i have copies for you, you have a very serious policy matter in front of you not a small irregular lot but a question of policy which effects not only market octavia but rincon hill and selma that is a policy that's been common throughout our neighborhood plans for the last 12 or 15 years of community planning we're here to oppose it i don't know about the project designs but as a matter of policy be cautious about undermining a policy which you will not been able to go back on it is important to remember what was it 999 i believe when the

process began how hard fought that policy the communities working on market octavia they felt it was about part of the vision it's not a great rocky but 2 bedroom units is better than anything there is nothing that requires the mixed use requirement that reason allowing an exemption if that needs to be under the absolute most unusual circumstances i've heard that a you're serving a unique population of singles and couples for which not enough housing supply i'll arguing agree the market wants to big small units or huge those are the professionalable types and the only reason for the 2

bedrooms is because of your policy not in the absence, and, secondly, design challenges i've heard staff say this require 2 bedrooms are not competitive units on the market not make as much money that's affordable by design sponsor called them distortd 2 bedroom unit they're not as expensive that's affordable by design i heard nothing from the staff analysis that rises to a point to exempt there in the 2 bedroom requirement to have the project sponsor say quote/unquote i know i can put them in but their distortd is not a reason to put them in thank you. >> good afternoon,

commissioners tim on better off of the housing coalition we enforced that when it was all small unit what we see we review a lot of projects we see unit sizes are shrinking and smaller unit are a logical is response to a housing market that is an area not served and there notice way to position small unit without a doubt parking other than servicing e serving a population not getting anything delivered open the market this is a very sensible project in a constrained lot not about the merits of the project car free in a transient rich location one of the policy things that gets to us is that when we say that

it is very, very difficult to build housing in san francisco and time consuming and risky on the day of hearing for entitlement one didn't know the deal it is subject to why fluks could be anything i've participated in housing recently and it is quite instructal to hear the members of the public say we've heard investors require 20 plus rates of return in residential housing in san francisco that's outrage how can be justified the uncertainty of the terms persists up to the entitlement we think that while

we will prefer to see it onsite the option is perfectly norma logical reason under the housing ordinance we question and can't understand how somehow paying a fee to the mayor's office of housing is a legitimate way of getting funds they do a great job this is underfunded and they put it to good use and they the evidence will then show it 2 to 1 although it didn't result in being built at the same time as affordable housing it was a good project when then and it should be approved in the way it was presented thank you. >> sue hester the last one

drove me around a bit we spent years doing planning market octavia plan was adapted i know the personal calendar i carry it around adapted 4 slash 172008 and eastern was adapted before the adoption years of serious work from people in market octavia and people in south of market people in the mission district about how to address the housing needs of the city when they said 40 percent 2 bedrooms in market octavia it didn't come out of the air but years of struggle market octavia plan is in the context of the general plan of the city

those are requirements were transmitted into the planning code section if the planning commission wipes out the requirement their wooipz out the serious work done by the people who worked on market octavia same happens when is change the conditions for the mission and south of market why do you have pun participation in the development of plans if you through them out because the developer can make more money by not building 20 bedroom unit i support the community position and supervisor kim on this it is too risky to wipeout family how's another thing families a lot of them don't have cars and they're just deferring of access to

transit as people in the western part of the city there are a lot of families that prefer or can't afford to have cars and they defer this don't pass this plan thank you. >> good afternoon i'm ms. welling born keep the requirement for 40 percent 2 bedrooms i'm one the members of the community that participated in the plan starting how long ago it was and the meetings and the bus tours of looking at housing and how to make housing have a good streetscape and the family friendly and keep the kind of ratio of parking down

per unit in the market octavia area so, please this is a very important matter to the neighborhood and it is something that is planning has said was very important too soon to change that policy thank you. >> good afternoon thank you for your time to listen to us i'm a resident on the block of hate and market with the proposed construction is to take place i'm in line to be invented with that said, i'm here to lend my support to the development as a san francisco resident it is an important housing of the city i'm a fan of supervisor kim's i'm pro family housing i think that is important to distinguish between policy one instrument

and generalized mechanism and the specific contours the site in this case the site that is proposed is one that is particularly difficult to work with with family housing this is a resident of a same block and the reason for that it is a particular dimension of the site but the complexity of that intersection for the 4 lane golf carrying a lot of traffic the freeways on the side and a lot of bus traffic coming down the street in an area that is difficult for business it is a difficult street to have families living i know there will be a lot of objection but take time to walk down the street you'll quickly find that is a difficult corner to have a