but requirements there is - certain lots size public open space and there are fee requirements in the downtowns core open space those political here there are requirement for residential projects to provide open space but for the roirnl reliance only that is for private balconies or roof deck and commercial in the downtowns are to provide open space as well can co-come under those circumstances in the form of lobby open space speaker i think in a lot of quantify measures a lot of the open space that's preeptd serves the residents and surrounding visitors is sort of agree gated and orgdz in a much successful and inviting way to the general public. >> how parking is the parking

proposed consist with zoned parking requirements. >> yes. it is as mentioned within c-3 district no requirement for any parking for any use, however the residential development is principally permitted up to 25 space for each units this project provides and office development is limit to the total of 7 ferris this is consistent with that gone of the more restrictive parking caps in the country and we're fine with that respect is code compliant. >> how many parking spaces with the commercial. >> i'd like to look at the specific be within the 7 percent total. >> all right. >> and then height is the

biggest one the code compliant will not add the heights there are certain parcels aid appreciate your desires in talking with me offline he think this is important to justify the heights not as a trade off for public benefit we don't want to set that precedence but the heights works we spent time it would be helpful- there aren't a lot of visual diaphragms of diagrams and show us from van ness along the mission corridor to here and taking a look at the four seasons and where the museum is going get a better sense of how this building fits

into the context maybe innovate today but in the future hearing if today great but to understand this you know i don't think the heights don't trouble me given the heights adjacent to structures and kind of where this sits and in the context but i think it would be good to have more of a visible representation of how those sites will work within the sxhebts clearly doughnut they get taller other than the van ness and market there's proposed tailor buildings how that works and - >> that's correct this is in a sense one edge of the c-3 downtown zoning but not the western c-3 extends to the van ness and to the extent north and

south on van ness you're correct 4 hundred foot zoning gun the van ness and market. >> what is critical than the height is 3 hundred and 50 feet is not go back going to make a huge davis what is on the ground floor we've heard the discussion how's how those work they seem vague i get the intent of forest city and what they've presented both the alleys i'm prevalent they're staying and remaining and take them over and close them i'm glad that pattern was remaining but i'm confused what is allowed on the ground floor and where and how many discretion the city has i'm not

sure we've obligate to put in a permitted gg park use the chronicle building is not active greater not going to be so you're trying to get people into those open spaces and into the interiors of the building i don't want to add more active what is it. >> so i'd like to- i'll let the project sponsor talk the enterprises happening within those spaces they would from a physical sense one of the things we've been working through inexpensive with that concern of mine those teaches uses occur on the ground floor we have physical development requirements in place it require a lot of transcripts and require the patience the office to have

sobriety so no experience of walking through accuses and things like that but the sponsor can correspond a little bit more of the activities but it would be something not of the you know sort of traditional cubicle spaces more physically in terms of activation interesting to walk but as a pedestrian splurmentd by the traditional arterials activities and other things that are partiallyper mangle where the discussion and retail is active it leaves it a little bit vague i am not maybe it doesn't and my reading is difference. >> there are diagrams we can go

into now if you like or have it for further harassing i'm fine for fire chief hearings where the wralt is required i think that forest did an excellence job of activating that but you know this is good samaritan to whereas for a while sometimes you put other was in the space it is hard to control what office does i'd rather see retail and whether or not the open space feels previous it can especially in an entire and what's around it i think is poor more active there will and marrow inviting and people are welcome there so i'd like to see

that and the open space it's owned posted da by the project sponsor and didn't revert back to the city they manage that as a requirement how that is meet they date it and close it and we'll have the idea the spaces will remain assessable to the public on a gates or anything like that but on the chronicle for operational security later hours in the evening that space may not be assessable may not too in the morning the intent to request the ground spmz and the programming sense he think you might be adu land use to the stare relative and

flooift to the public mary to mission street that being lined with retail is implicit invitation. >> you've got the other side the tunnel to the knowledge that does not make it feel inviting much retail required along there or design elements i don't know if the open space hidden the twitter stephanie son there is a gates that's open most of time it could be closed but i don't think if it is open to the public so just some more it would be good to get more finer points to make sure that makes that i think that's all for new the

boarder question of why are we you know why are we doing a da here he think i answered it i don't know mr., sir if you want to talk about if marrow affordable housing and not open space that's the reason. >> i'll wish brief it is a late we've started with the high-level at the high-level you know the marries pledged 10 thousand affordable units as sort of codified and rat fiduciary by the voters the organizing principle around everything we do the reason we've gotten involved and tried to shape this project 4 acres in the downtown setting it is unusual if to the unprecedented to make sure we deliver the housing we principles the voters the affordable housing and the vehicle the da once we got the

project it is interesting to me we're talking about what mr. gay talked about what the base at making it is taller innovate particularly different in terms of uses it is really topper and because it the taller we're able to garner a big set of comment benefits and work through the timing of the benefits for example, the housing is delivered the way we cost it last time the - instead of the community benefits dribbling in little by the going to the housing that respect the organizing principle of the thirty to us units in prop k the reason we spent time it offered an opportunity in the rights place to get the housing while

ear getting the housing get the other community benefits it is important we can't be afraid of heights we're not going to get to the thirty thousand units unless we embrace density in the right place. >> along the lines of not all developers are presenting projects out to do projects that make them money but i think this project is a good one does a lot of good things not much on the site and keeping a street alley pattern with the pattern is great the sxht to the art is great and that's not just putting all this in the space owned by the nonprofit to

operate the same with the open space i'd like to see a finer detail on height and where the retail in that project. >> commissioner richards. >> i'll so much here ms. hester he missed everything you said could you please come up and give us an issue with the c-3 s and owe and i apologize. >> i gave you a handout the handout is the map of heights and the map for zoning he got from the planning department. >> thank you and the other one that has the pink section is the map that comes from the developer and the department c-3 organization is the

big difference. >> this is a c-3 a. pardon me c-3 o project and is c-3 o comes the closet at the/13 it goes through third street with the downtown. >> sure so this was never to wish independence as a sxhatd office area so basically you're doing with the general plan and the zoning is saying it is okay. here planning commission for change. >> other than the way to octavia we put 3 hundred foot towers i've heard our over and over from the explanation point

at may not be amend van ness this creates a rolling can you comment on that. >> basically one of the things that is really important how the city is organized to push people downtown they have the traditional transit gone glowworm the only thing difference at a certain level a bart's station right next to my building but the entire bus system concentrates on montgomery street look at the map it didn't concentrate at fifth and mission for those who are not familiar are particularly bad. >> okay. >> and 14 is not the best in the city. >> thank you very much i continue