why it can't be at a particular site this is a great site you know a lot of the capacity even for the largest events is only going to be around 18 thousand people compared to professional football that has 70 or 80 thousand and baseball that has 45 thousand or more the impact is fairly negotiable and we know that the giants are demonstrated the split is between those who come by autopsy or foot or transit is favorable one that is more so, so i think that it is a great site and i'm anxious to see it moved and anxious to hear more comments from the other commissioners regarding a good job. >> commissioner richards.

>> actually. >> sorry commissioner moore then commissioner richards. >> this is an existing progress report the site is the crown jowl when you look at the waiting of the site i'm supportive of what is happening but i owe to a few challenges the thing i'd like to ask that we pay attention to say we develop the project o to put emphasis on the corridors down south and 16th street as the major open space sits on the larger side of the stadium the stadium itself didn't come down to the streets as the actual ground floor we want to make sure we do what all good san francisco neighborhoods you, you're not discovering it because something is in the way

it is important to have that as a strong basic principle even the quiet side of the stadium not tying you on your direct paths to the bay and the open space second thing i'd like to ask and pose a question the podium and plaza retail and continues to be an esteeming difficult thing to design successfully as it is parking lot a vent retail we have many days of the months and year we don't have event we still want to get people to the retail so - you see that at bottom of the plaza the retail that faces the plaza is struggling and struggled for the last thirty or 40 years while it is supporting some form of small

imperial combrirgal retail we want it to be like the street east and west having said that i'd like to ask a question as to whether or not we could have some corner facing retail on the set street twenty-four hour that will come and some on 16th street 24 hour facing 16th street street frame the chiropractors with people that are buzzings but by to pump retail so that is ultimately helps to mature the neighborhood other south will be supported by it you'll get our fish and chips from the south pronounced that is the one in the area and blue

bottle or whatever i'm avoiding starbuck's (laughter) the city attorney is looking at me with a frown (laughter) but we're not regulating sorry about that about that i wanted to create surprise and that's a big designation larger we will win month championships and it will be a great place to go but for other people to go there it has to be exciting and this will strategizing wrap the elements i want to ask one question no i do love the assembly of the architect design of multiple architect is the best thing you can do it's fabulous i know their work and supportive of that move the thing i want to

ask on some buildings the sail and i'm talking about particular the south street tower we've heard the mothers we haven't heard that much about the 16th street i'd like much discussion about that the scale of the building is difficult parking lot because it sits in a scale it is determined by the usual u unusual size of the arena i'd prefer to have the south street twenty-four hour have a little bit more scale so that in the end when i drive by it didn't remind me of a basically a single facade which you'll rim because of its shape and not say much else i'm preefblt but want

to say a scale definitions not the core but the end pieces but how this huge facade is addressed i want to a little bit more shape it is too uniform i don't want it to be freeway architect my voice help e held up. >> commissioners i'm looking at the model your talking about the office tower. >> that's correct i'm sure i'm talking about the facade of the office twenty-four hour. >> commissioner richards i want to echo a comment i'm supportive of this from the last meeting a couple of comments how can you not like this when the cloth was put in one the

exhibits interesting on towers with the curb and i think the comments it doesn't lifestyle a oracle when i look at the other office buildings it seems to me it turns its back on the street so an architect should be turned around so you know the first thing it looks like the lack of retail like the metron so its inward facing to get inside and cut it off and make that outward facing on the back of retail on the outside not create a metron effect and couple of things to

learn from sfo a designation for people let's not let it look like we land in atlanta or philadelphia let's get something interesting and have a balance of retail and formula retail so recommend that we're not recital is not subject to you it is independent that's my feedback. >> commissioner hillis. >> so thank you for this it is exciting i appreciate the attention paid to the ground floor and my one comment is similar to commissioner moore and commissioner richards on third street we didn't get a lot of details on the ground level facade this is not equivalent to the metron it is more 0 people in the plaza i worry about we

ignored the third street side that draws people in on a non-game day and strengthen third street the office lobbies are on the corners can we move to the side and have no more active used on third street and enlighten third street it is a great place for people to hang out after the game on the plazas but those are my comments thank you very much. >> commissioner wu. >> thanks i had similar thoughts i was concerned about the third street facade and just thinking about how do you really have people come to the retail on a game day, no problems but so many office workers on the next block and a lot of residents

around i think right away right now no where to walk to and the step color to at&t steps like van ness and the opera plaza or yerba buena lane and the coffee bean it looks like the open plaza but not really wanting to walk in the areas that have been successful not the same thing but the cafe and the ice cream shop clearly not a master plan that's the kind of sense of what people love about san francisco retail in the. >> neighborhood. >> this is the challenge of the first part of the presentation about the lack of empowering attraction or character or curiosity here's the chance for

mission bay has that streetscape in the real center feel so i agree with all my fellow commissioners commissioner antonini. >> one final thing the parts park is to the east side of the project is that part of the project of the worries is that because this is important to draw the people to the area if it is a pollutant place to go by the water and brings them into the freelanced wayside the building. >> that's the park 22 the bay park is a park that is part of the overall mission bay project we'll out for bid for a designer tomato tame we've done previous design for the parks but having the warriors stadium we want the

change of the activity we're getting now we have at general overview of the site bringing the landscaper to bring this together we see this as an important connection cross that street. >> thank you. >> uh-huh. >> okay. if there's nothing else we close that and the commission will take a break and come back. >> good afternoon and welcome back to the san francisco planning commission regular hearing for thursday, may 28, 2015, i'd like to remind the members of the audience that the commission does not tolerate disruptions of any kind. commissioners, we left off under our regular calendar on item 9

amendments to the general plan zoning map on harrison street good afternoon planning department staff the request to initiate the legislation with the general plan on harrison street the proposed legislation is a general plan amendment that addresses text to the rincon hill to address modification of the tower spacing and requirements of san francisco planning commission planning code will add criteria to allow for the tower spacing requirements on block 3764 and the zoning will amended the block lot on heathen on bulk district map to decrease the height limit time to 2 hundred r

those perspective amendments will accommodate harrison street it includes the construction of a new 17 story tower and approximately 5 hundred square feet of ground floor retail space and 3 levels of below grade with parking spaces this proposed has a downtown recommendation and we'll be seeking modifications. the planning tower spacing and dwelling unit exposure and off street this has modifications through 3 eight hundred 9 free time and the rincon hill includes the lesser tower separation and the budget on the site it is lens the planning code which provide for variation

on the upper scoping e skup tower requirement this received it's entitlements in march of 2006 to date the department has one corresponds regarding that that was e-mailed to the commission the commission initiative and displaced the draft resolution to the commission may consider the legislation and approval of an ordinance on july 6 2015, and currently the project approvals will be 1086 schedule for july 16th the spokeswoman it present and has a short presentation >> project sponsor. >> good afternoon, commissioners i'm cameron the senior managing director with

hines along with our investment partner we pleased to be here and i'll be happy to answer any questions for us recognizing there be be a more complete presentation when we rupture in july we've been working in collaboration with city planning over two years and pleased with the process and the high quality design of a building that has resulted and projects lead by the architect i am sorry to our colleague who will talk about the process and steve with the firm if you have questions about the proposed amendment and the text amendment. >> good afternoon commissioners i'm ben an architect with solomon with the arithmetic at

the project for harrison on the screen you'll see the sight along harrison street and second frontage along the freeway that runs south you'll see some project site photographs we should harrison street slopes sharpening from the freeway ramp and two story building housing a night club and basement level and north details project we're proposing is hundred and 79 units 20 percent studios and 45 percent one berms and 44 percent 2 bedrooms reaching the requirement of the neighborhood those unite size are 7 hundred and 90 square feet and the units

are 12 percent 22 unit, 97 parking spaces and 20 class two bike parking spaces and 7 hundred and 90 square feet of retail on the ground floor. >> the project is 17 stories tall and hundred and 75 feet and height and 6 stories in the pronounced and stories in the tower this illustrates in the dark blue the massing and the dashed white line is the current bulk and height limits for the site site is under the current bulk and height limit allows a 4 hundred feet tower we're proposing hundred and 75 feet reduction is 35 percent in the

height of the project 55 percent below the current zone this slide shows on image of the site this next slide shows what's being proposed hundred 75 feet this slide shows in context the rincon hill neighborhood as you can see a 4 hundred foot tower under the bulk and height constraint here is what is property hundred and 75 foot tower this is the first image of the project within the site the site was bound on on the west side by selma and on the south west and a by the beach and rincon hill the project is showing a linkage

between the neighborhood and in classic it is more in keeping with the language of the inks south of market and has less i think incumbent with the rincon hill and pines enough said that's the design of the project it is more solid design and masonry and escalation e elevation treatment and the missouri actives the bay windows multi story in the neighborhood this is the basement level the street level is below grade parking up harrison and bike parking on the ground floor and parking is a mixture of surface parking on the grvp on harrison street where the building lobby and retail space the amenity of

the residential building this shows the site as it currently stands with the detail in the basement and the proposed scheme which brings those activities to the face of our building along harrison street pulls a piece of building back to create a sheltered area where the retail and the lobby can be in face with the street this is the podium of the building 6 stories of podium with stories this is the actual podium level with residential amenity space on the south side this is the critical floor of the tower rooftop is the amenity space recognizing the communities are not - along the frontage we've taken the main program and put

it on top of the building making a good portion of the open space requirement this is an image of the building as you can see the scale of rincon hill advancing to the left on the image and the freeway ramp on the right and i'll leave i with the overview of the project with the skyline skyline. >> okay millennial from project sponsor? okay opening it up for public comment no. public comment is closed. commissioner moore >> it is a difficult project to comment on but i want to start with a couple questions could you go back to please to our

slides and show the building as it is permitted is that the show us that is that the building a code compliant building as preth it in your cd and yes, this shows if i go back a couple slides to this which recognizes the maximum dimensions on behalf of the 55 feet and the curved line on the north side of the image described by the red dashed line shows the tower separation that would be the footprint for the tower. >> right show me and answer the question as shown as a result code compliant building. >> yes. >> the answer is yes okay move forward and talk about the

hundred and 65 foot building what it will look like with the new building behind that this is of interest to me. >> this is the building based on what you are asking us today. >> that's correct. >> but i cannot hear. >> is that the building behind it. >> the 45 that's the building immediately behind the building. >> it must be under construction; right? >> it's almost complete. >> why did you decide to build a not build the hundred hundred out so when we were initially going through the design process in

collaboration with the city the idea of having 3, 4 hundred foot towers really 4 if you count rincon hill tower one and two but the closest neighborhood and lansing across the street the design as it related to the context within the neighborhood the third, 4 hundred foot tower is a little bit busy and so we thought that at that corner of rincon hill the thinking was that by going from 4 hundred feet as a health to 2 hundred feet as a limit it is a good trade, if you will for what we're asking for in terms of two exemptions a modest tower separation and allowance for a little bit more bulk within the tower portion which is now down

to 10 stories up to 17 stories the idea was that it was really a better conceptual urban project we thought it was in context of that project a good thing we think it is an appropriate size and viable so large enough to make that work economically and like the result does that answer our question. >> i will follow-up with another question do you have all the data what's the delta between the one you're asking the modifications today. >> the 4 hundred feet tower a 2 hundred 80 units and hundred and 79 as planned those are the differences and bulk 35 percent less and in terms of height it

is really the height limit is half but the building is 55 percent less. >> right? but you have a 20 foot penthouse on top of top we're adding 20 feet along the i 80s is still there but not the reason why i'm asking the question have you tried a code compliant building in which your coming up with. >> we looked at doing the code compliant at 4 hundred feet it will not met with good strong support from the city and the other considerations the neighborhoods the rincon hill condominium association and now residents in the second tower completed and the 35 lansing under construction they don't have tenant yet but working through the neighborhood

outreach with the condominium owners and other residents in the neighborhood the response we got from the early outreach they liked the smaller height and design they were adamant they wanted the sound factory to go away and the auto dealer but they made comments we got were the desire to have a little bit of retail space on the ground floor the cafeteria and the coffee shop if it please the court, if you will, that's the plan having the streetscape like rincon hill be redone at the sidewalk level and getting into a more pedestrian safety along the sidewalks a blank wall for the sound factory. >> if you want to answer that.

>> is there anything you want to add, sir and if i could have the official again if you look at this slide code compliant project a extremely narrow and the north south dynamics gets cut back by 14 feet a building that is not buildable given the depths that are needed so it would be a difficult building to build to structurally build you squeeze between the tower of lansing and at the once you squeeze those it's difficult to develop a project. >> may i weigh in there's been a lot of discussion with staff two years the feeling from the

staff standpoint was the rincon hill plan was that the rincon hill plan intent the reason it is zoned for 4 hundred feet the intent to put the tower spacing and judge where the toddler tower should go this i say thinking a 4 hundred foot tower wouldn't make sense on this site with the tower facing reduction but at the lower height made more sense but given you wouldn't want to do a tower on this site that has the exception of the tower site but that makes sense difficult issue director ram is that the fact that rincon hill wanted to if turnout the way it was the previous commission regrets they approved