>> he should be here for the second part of this matter. >> let's take a 5 minute break thank you.

>> in commercial building and construction of that 9 story one and 98 thousand blue square feet mixed use building up to one and 60 dwelling units with square feet of residential common space and 3 thousand square feet of ground floor retail commercial that front the streets 82 accessory parking spaces off stephen street are proposed one hundred and 28 class biefk or bicycle spaces assessed pe at the ground floor and plus added on the part of streetscape plan and others improvements not public right-of-way under the p

u d for overall design enlightenmenty to the designed area with the requests of the modification from the rear yard and pursuant to planning code section 134, 35 and allocate one near the western boundary within the market octavia planned area 169 nine locations is significant because of converge of other downtown civic center and castro upper market and the mission the property is portfolio 29 thousand square feet and within the transit for the mc-3 district a bulk of '85 feet the 22 thousand square feet commercial building that is circling occupied by flax and

design and arts and crafts bicycle store the irregular shape is frontage among market street and 50 feet along cotton street and since the packet was published inform to the commission the department got 8 additional letters four in support and four in opposition the commission is provided copies today after analyzing all aspects the project the planning department staff finds it the consistent with the jeopardy plan the project is in fill development that will add one and 60 new dwelling units to the city's housing stock and 44 thousand square feet of secret with high density housing and ground floor

commercial frontage for pedestrian retail activities the project is compatible with the neighborhood character and provides the placed and scale for the subject block it is designed with high quality and enlightenments the location on market street the project complies with the housing program the project provides significant streetscape improvements with landscaping and fruit trees and bike improvements and others that are cooperated in conjunction with the current development of the better market street plan and there small business a classifications commissioner on this staff report the project is proposing to provide onsite affordable housing as identified in section 415.6 that includes a total of 19 units for the total units as part of project the sponsor

has entered into a costa-hawkins agreement that was provided to you. >> and finally, the project will be suggest to the impact fees for the net new commercial development which is estimated to be 2 housing unit $86 million based on those findings and those described in the draft motion of planning department staff recommends approval and project sponsor is here and has prepared a presentation that concludes my presentation. i'll be happy to answer any questions you may have. >> project sponsor please. >> yeah. >> good afternoon horrible planning commissioner and city staff and ladies and gentlemen, i'm mark at 1399 market street in san francisco here to represent the sponsor take the

opportunity to present this project it is 3 years of hard work and this is the elimination of that i've been a san francisco resident and owned a small business for over 16 years over the past 35 years i've been involved in community service i was instrumental in helping the san francisco jazz concert hall in hayes valley get built the facilities committees for several years and done thousands of hours of community services for homelessness and serving on the advisory committee for 10 years as well as starting their mentoring program where i mentored formally homelessness men simply put i'm an san franciscan it loves san francisco over the two years we've designed a project with a

feedback which we received from the city our neighbors and the community and will bring a high qualities well-designed register project to the transit and bicycle rich location we're proud of the teams effort and building that will bring rental unit and contribute to the affordable housing by providing 99 - 19 affordable housing units on site that will is an that i had experience on market street to include newly space to be programmed for public use we fully support of bicycle community by providing itch more needed bike parking than required by code over 200 percent of public bicycle parking we fully support of the transit system doubling the number of car sharing spaces and reducing the parking almost in half from

the original proposal to now 4.8 spaces for a rental unit we spent time work with the neighborhood especially with the projects licensed to the concerns and tried to address them this is the result of winning the neighbors and provide many lower and middle-income jobs with the retail space on market street we've spent incredible time to keep the lease and at no 0 cost my companies spent time evaluating sites and vauflt them we were instrumental in finding the fort mason we love flax and looking forward to seeing them in san francisco we seller ask you're support on the long awe

wade project forward and we're available for questions i'll introduce the architect for the intersection who will talk about the design and a as we listen to the city, the community and neighbors to arrive at the current design thank you. >> thank you jonas lower the mike please. >> thank you, commissioners city staff and audience to listen i'm pleased to present the design for 1699 market street in san francisco i've been involved with a number of residential projects in san francisco recently including 923

fulsome and in addition to work on one 50 van ness but to take you through some steps of the design process where we are and how we got there sort of take you through the design of the project. >> you're familiar with the site bound on the north by market on the south by north america copy with dos and valencia an interesting site one of the more interesting sites in the city flag shaped site that has a good-sized site but little frontage on market but a 50 foot frontage on la cop and on stephen

as such the the scientists being somewhat landlocked presented a problem where the frontage with windows and so on as a result the overall sort of planning of the project created two separate buildings in effect on the site a c shaped courtyards on market and a freestanding building on la cop created two open courtyards the middle of the site allowing the sunlight to the proper units around that courtyard we have developed a significant lightwell along the northeast property line next to the hotel that add adds up to 25 percent larger than the

lightwell currently this image depicts where we are of today with the design taken from market street looking at the market street facade at the 9 story building and active use on guess ground floor the lobby and commercial development 36 hundred square feet and one plus units and the massing of the building that is respectful with - for the historic building next door and in keeping with the street wall and character of market street as well stepping back a little bit in time when this process started in april of 2014 in fact, with our original pb a proposal very similar scale of building with the active uses on the ground floor and the structure total as we went through 9 design

process we sort of evaluating some of the massing for the project and started shaping the building in response to some of the influences the neighborhood where on the right-hand side diagram a corner of building that is higher towards the intersection of valencia and market street and think massing on the left-hand side down the street creating an active form for the overall facade and then as the project evolved we look at materials and colors and some interesting that is the bright red that was not appropriate at the time but nevertheless, we investigated and then as we individuals through that process created a palate of - worked with the

brick next door as we continued with the conversation with the city department we and the some concerns like the height of the building and hoped to address given the magnificent of the building the top, middle and base by setting back the material at that point and addressing the relationship of the corner of building to the historic and then hotel by the setting back the massing along that property line then looking at what is in this neighborhood called the market street masonry which is comprised of about 8 separate buildings within several blocks that has a similar character of

masonry with the crafting terracotta and white and van ness is an inspiration of the palate of the building from a gray tile to a richer copper toned tile that is a modern interpretation of the brick masonry of the buildings next door and crafting the lighter color stucco this is how the palate of the building from the left to the right image and some of the considerations we took into effective of the relationship of the building next door on market. >> and then summarizing some of the important compositional motifs that relative related to the building.

>> thank you, sir, your time is up. >> thank you. >> okay further questions we'll certainly give you a call opening it up for public comment (calling names). >> good afternoon, president and commissioners i'm adrian i represent about 35 hundred carpets men and women and apprentices in san francisco i'll first of all, to thank the sponsor for using a signatory contractor for the project we do building that is a great project in a great area doesn't displace anyone all it does is provided much needed homes for san

franciscans and with that, i'd like to say thank you and hope that you'll support the project also thank you. >> thank you. >> good afternoon, commissioners i'm testing wellborn representing the hayes valley association and transportation and planning committee based on the 16 years you have our letter supporting the market octavia better neighborhoods plan we oppose the current proposal we want to encourage you to make those changes the project should have a minimum of 20 percent bmr and thoughtful consideration of the public the community worked alcohol to create the stronger urban design and on the ground zero were designed to be 15 feet high the fact that the roof -

this developer is planning a first floor additional value from the extra floor by the design as well as proposing administrations to rear yard open space off street loading we should be getting more value back from their alternating the market octavia plan and we think that a 20 percent requirement of offsite bmr will do it in addition that the area is transit rich another project for zero parking the unusual feature of the public row the public right-of-way in front of the

flags we call your attention this needs to be carefully looked at another point i'd like to to bring forward from our letter the developer has several blank walls and if you're coming down market street from upper market you will be seeing blank walls above the travel lodge that is a design feature that needs to be changed so in conclusions we think that the developer is getting a big benefit by shrinking the commercial height and getting an additional floor of housing we feel that we should increase the bmr to 20 percent if all of the benefits they're getting and look at it zero parking and the other features i've raised thank you. >> next speaker, please. >> i'm case residents of the

area and i've talked to some of my neighbors we face the ma cop even until this hearing was announced i hadn't realized that was a plan for 9 stories i knew there was going to be redevelopment but understood more or less keeping with the area and market street is gone in the direction of 9 stories nothing like on, on the cop even side of the back i don't know if this item can be passed around just to show the projection of ma ccopen - this

will be somewhat overwhelming and there was a shadow it is dated early the project i'd like to know from the one i saw dated may 2014 is still with the 9 stories arrest, yes okay. >> so i would like some administrations to the plan i'm not opposed to the plan on the mac opopen side to be in alignm where the buildings there. >> any questions. >> no, but maybe when we open up to commission comments.

>> next speaker, please. >> we got one other card john. >> i presume this one. >> yeah. my name is john indictiditmore i support the pr that includes the neighborhood to have jobs i was homeless added one time for 25 years i've lived at the outer hotel for 3 years and yeah. i also have to vogue for (marked) is my supporter and mentor for over 13 years he has driven me to hundreds of aa meetings and attended those

meetings with me while i am now not homeless for over 25 years i've lived on the streets of san francisco without mark in my life i probably would still be hollers or dead i know other i know more homeless men mark monitored e mentored please approval that so i can apply for one of the jobs this project will create thank you very much. >> thank you. >> thank you good afternoon commissioner president fong and fellow commissioners and staff

danny represent with the sheet metal workers local 104 it is literally 3 blocks if our union hall and mr. conwell listens to our concerns we think that will be a benefit to the local city for several reasons stimulate the local community and provide middle-income construction jobs that pay like i said good middle-income wages and health care and benefits for the workers forecast the union contractor own this project there will be careful pathways for the local youth through the apprenticeship programs and finally, the project sponsor should be connected for providing those onsite

especially we're facing an affordability crisis we express our support for the project i'd like to add that my colleagues with the electrical union e.r. united workers local 104 and local 38 and the firefighter sprinkler local 483 all support this project they couldn't be they're out of town out of state on business so thank you very much thank you for your time. >> good afternoon commissioner my name is lynn live on stephen street one half block the street is with only half block from the back of the project son is covered by the freeway ramp if you can viable lists that i have a couple of concerns with this

project one i think the parking garage entrance and exit on macob especially is not a good idea stevenson is filled with traffic the alley people coming off the alley jet down to macopen if there is another garage with cars in and out it will add congestion and difficulty for bicyclists and for pedestrians i'd like to know from the building will shadow stevenson street i read the document online the only shadow is on macopen park but i'm wondering if it is includedtreets so stevenson street was 1/3rd drashg from the freeway ramp can't afford more darkness it makes it less safe and people dump trash because it is dark any third issue with the ground

floor retail i'll urge the planning department and the commission to tell the planning department to take an inventory of ground floor retail on buildings built maybe since 1990 most of those buildings with empty on the bottom only go to the fillmore center to see what happens with the ground floor retail did work it is not working i'm looking at the building from valencia up to castro there is one of the doctor places there is an h & r block and that's it the rest is empty there maybe a restaurant i don't know how will that restaurant is doing ground floor retail is not working in san francisco i'll - this project can't - we can't afford more blank space it is a today is i didn't area we need to figure a better plan maybe the ground floor retail needs to be small

and geared towards the local artists we give them a break-in the rent an empty space is not good i hope you'll do that throughout the city and look at it ground floor retail and see if it is working thank you very much. >> good afternoon. my name is a howard flax design may seem odds i'm here it was our business displaced by this project yet i wish to show my support my father 38 years ago developed a long time relationship with the nuts family they brought on the partners and mark conwell via john would got to know marks

team and give a solid character reference with regard to and the way he presented his development projects after working with him for that period of time we moved last week and i hate to see everything we've worked towards towards successfully moving our business to oakland we did two days ago came for inaugurate we want to see that happen for all parties and mark and his team are behind this projectt will will be successful in the city. >> thank you very much. >> can i have the overhead good afternoon rob pool with the action coalition speaking on behalf of the 3 hundred individual members per we received this project in november and kind of - we reviewed the project in november

we supported the division but we think that is improved particularly no longer asking for cu parking as of right generally, we support the parking for a one bedroom and this project achieves this is a challenging side but this is an appropriate project for this location and in areas that is well served by the traffic amenities when we presented it finally finalized the deal with flax it was extended on the community outreach now the challenge is exceeded and after we suggested thai outreach to trade units and local neighborhoods especially h b and a you know an improvement according to our guidelines the 12 percentage onsite affordability is good we set

forth the city there are policies that help with the inclusionary bonus program we absolutely support this project there is nothing to preserve the reason is it here otherwise this is a very good project for the city city on the ground floor issues that can you please about retail formula we think because so much space in front of the the project that on the street it has a great chance of being successful we think this project will help the pedestrian experience to be a great asset we ask you to move forward thank you for your time. >> thank you. >> good afternoon commissioners my name is james favor i'm a supporter of this

project and the business owner and san francisco recipient my property is on market street which is directly adjacent to this project i have been at that property for 15 years a neighbor of the flax and the other neighbors i've watched the neighborhood transformer over the past 15 years personally i've invested countless years and time building the business and the departure of flax i consider to be sad but this project is fantastic an addition to the neighborhood the main points being i've seen credible development on the octavia and valencia side our part of market street is stuck in between and in the meanwhile the businesses that flax into the bakery have flourished and the addition of residential

dwlgz of market street will create greater foot traffic and more of an neighborhood present all day and during the evenings additional i like the i can't do of the extensive outside sidewalks that is an credible neighborhoods with tons of city people and flax has flourished that that will be a highly sought after commercial property with that, thank >> is there any additional public comment? >> okay not seeing any, public comment is closed. and commissioner johnson. >> yeah. thank you very much thank you to staff for this project this is i've frequented flax providing hobby i didn't see and crafts so appreciate you guys

were able to relocation to oakland i have a couple of questions i'm confused this project documents that we got they're paying the fees not providing this onsite which one are we are doing today. >> so this was a last minute change that outdoor within the staff report was released the project is going to be provide the affordable housing onsite and we were able to coats the costa-hawkins executed by the city attorney's office. >> that was informed represented in the materials correct. >> that's correct. >> the materials at the point the staff report the project sponsor had informed the department they'll pay the affordable housing between that time and today things chang's changed. >> okay. thank you very much i think this is a good project i

know that i've heard the public comment and on parking, on retail space in terms of of the macopen street is the great practices for the cars to come out i appreciate the ratio was reduced to what is allowed on site in terms of the location i also highly appreciate that there are more than enough bike parking spaces wire looking for in places last week these in terms of retail spaces the market street plan we've seen presentations i think this is a may be that is definitely going to be in transition in terms of the number one pedestrian number of pedestrians walking around the sites as well as what will be the general area i feel that the ground floor retail is great, great for the it spot and

a general comment i know that the public comment commenter said generally the city how their utilized and what we are doing with the spaces we've had a few hearings one annually on the state of the retail sort of in san francisco our role as the commission not leasing agents and don't sell those spots we look at land use and the best use long term i would say that you need the space before you, tube what you're doing with that and having the retail options on the street is much better than the alternatives having residential which is works for the people that live the units but not for move on or other spaces that are pubically assessable so i do think this is a great space for retail space and the right size

for the - and glad we're getting affordable units. >> commissioner antonini. >> i'm supportive i have a question for staff one speaker that brought up a question about 15 foot height it seems to me this is compliant i believe that is 84 feet in an 85 foot zoning any other requirement sxheelz they're getting any additional height unless i'll reading it wrong wrong. >> on page 16 as part of the packet siding the floor to ceiling commercial units is 18 feet 18 inches and so i'm not sure exactly where - >> so it sounds like it complies and exceeds what is

expected and the height is lower than that. >> it requires that ground floor commercial uses been 14 foot floor to ceiling heights and any other assessorsy used related to residential in this case the residential lobby like codes that will not provide the 14 feet height. >> another quell a mention of some walls being blank because of property line walls it seems to me they have to be blank because we don't want to create the property line windows for future buildings adjacent to them. >> therapists what the project sponsor will do is wrap the material around the facade of the building to areas where the building walls will be imposed where the building will

potentially be blind wall that's correct we didn't ask them to - >> and finally on the parking if i'll doing the math right their ending up with 47 spaces is that right? phenomenon onsite parking. >> it is - 0 the - i mean the code permits within that district one parking for each dwelling unit they're proposing i believe 74 less than the amount that is committed. >> it is clearly lower and has a; right? down to .48. >> for clarification the other spaces that don't count towards that ratio is the 3 spaces for the commercial use and the two car share spaces. >> the parking entrances i've

read there is one on stevenson and one of macopen; is that correct. >> that's correct the department recommended additionally the macopen street entrance be removed but the project sponsor made some changes including narrowing the weight of the garage door to 10 feet and adding the committee room to help to activate that area of macopen street. >> thank you. i have a few questions in regards makes a lot of sense you'll have a lot less traffic than around flax and other residential parking small parking people don't come in that oven and each one will be used times and we're 12 building

housing the dead zone in addition to this project we approved two other projects in nearby market street and have another one that will be coming before us fairly soon as well as no longer terms in a project in that vicinity you have to have a population base because being established i'm sure the neighborhoods service the retail will fit in it don't a lot of gingkos and provides $3 million no fees and the process for 3 years i last week the rust tone and having will green color offset that harkens to the mason buildings historically have the

stucco around the bays it gives that craft i like the way that is being can you think i think they've done all the rights things i'm supportive. >> okay. if i could ask a couple of questions maybe to staff for - it is about the sidewalk use which is can cool and interesting rounded opportunity that the city property; correct? >> that's correct. >> i see activation with outside seating what happens to that situation as far as maintenance as far as being flax before a little bit of a tip of hat towards the arts commission or the public art opportunity. >> for that topics i defer to david winslow on our committee. >> what we're requiring.

>> as you may know the 36 hundred square feet project because of the old cable car it is used for a parking lot we've had lots of discussions 60 percent ground floor and 15 hundred will be restaurant seating our plan to pay for the improvements and basically the city realm that is asked us to provide the utilities rotating the art collections or whatever the public decides is by itself our culture planning to improve that and the maintenance the part not the restaurant ceiling seating will be maintained by the public use and it is about 60 years a minor encroachment permit. >> commissioner moore. >> no matter what you do flax

will be a hard act to fellow especially for the reason that was a congregating place for the architecture and communities looking for art supplies that no matter what a small site and building relative to what is coming up but difficult to recreate that has the magnitude of flax i have to say that having continued to use the store i think the site is challenging and the building making a good attempt to maximize what is doable on the doable i have a couple of questions and in principle i'm in support of the housing on the site, however, a couple of challenges i need some answers to one is i like staff to tell him why the original recommendations a large entrance was opposed open stevenson and

removed to macopen i'll be interested in hearing that. >> the original proposal had both an entrance on stevenson and an entrance on macopen due to the scope of the site it was advantageous for the functioning of parking in that kind of strange configuration of lot to be able to come in off stevenson and as well as macopen to enable up the accommodation of the party level of parking working with the site we recommended that they somehow figure out how to internal listed that sloping if they want to eliminate one the garage entrances that being the one on macopen more adequately with an

active use and they made administrations in that direction to minimize the garage width and provide ground floor on macopen that's the evolution of that decision there are two garage entrances one on stevenson and one on macopen and if you care to elaborate on the loading off stevenson multiple uses as well as the configuration internally on the slope. >> i'd like the commission to pick up this decision it is unusual to have residential two entrances and two garage entrances i want to continue perhaps we circle back to this in principle pr the imposed corner which commissioner president fong brought i think the way it is a question if

there is an interaction between the city owning the majority of right-of-way i'd like to see a more worked out solution part of what we're looking at today patricia we've received letters about the heavy bicycle traffic ♪ area not addressed which should be something that will be discussed because putting umbrellas and leaving a rather undefined retail space and having to address a critical problem that gets me to the ground floor in the situation where flax was the designation that was the large retail space no need the future retail space at the bottom of a residential building will not have to be shown as a subdivide space and

maybe others drawings this is only a centennial last year retail space i think nonsense to others observations and comments was not a good solution for this particular area i'd like to see smaller subdivisions with subdivisions to create the activation it flax of a large store was able to do this is a different situation which gets me to the ground floor height it on market street is properly done, however, what is not properly done the lobby is okay. but there is an inversion of how the retail expresses itself to the market street side thus introducing a transients o pack elements on the upper end of the retail space that makes the retail space look squashed in comparison to the lobby space at

all lobbies are typical for office buildings that's the way it is and here we're inverting the idea along market street retail is expressed itself attracted people we're putting it into the reverse order i think that is an important potting point to make not not the lobby the lobby will be entered twenty-four hours a day and shouldn't offset itself if a manner with the riders height for expressing the retail mr. winn slow would you like to comment i think that is a correct interpretation of the market street guidelines >> i think you're absolutely right. i think this is seems an easy and straightforward suggestion and by way of our interpretation i'll say that maybe sometimes, we say

celebrate the lobby entry they might side see at the expense of this treatment of the retail that didn't mean it is exclusively higher than the retail section. >> my own questions echo the sentiment expressed about the blank wall that was many, many years before it was resolved for the time being it will be advantageous to have the wall in materials or art or whatever but needs to be something i'm abdomen disturbed and always am when buildings are construes they don't do any stepping down to the joining properties we have that here as buildings

expression is concerned the way the buildings read to me that is a disappointing, i think it is foreign in its geographys strange and - again, i like the ideas of residential about how you address the site, i'd like to see further resolution on the assess and parking garage door i find that uncomfortable and again subdividing retail inverting or finding a better distinction between the height of the expression and the appropriate expression for the lobby those two things mr. winn slow be resolved by playing them

off of each other extra bedrooms their fine i don't have any problems but i'm a little bit urban happy i feel very, very positive for the character statements about mr. i'm not pronouncing that i'm sorry, i apologize i see him engaging with the community and lots of back and forth letters which we have - i find disappointing that somehow all of your final communications was with the community was not finished i want to say it was a lot of back and forth and didn't have that final moment of saying okay it is about compromise and challenge and making candidates we're not quite there i want to appreciate that and appreciate the engagement -

>> commissioner hillis. >> yes. thank you i wanted to note that my - i've been involved in bringing flax the 4 square foot story there this was done independent of that and the store is open and thriving i don't need to ask for recusal that one you've kind of handled flax it to be content o commended i think this a good appropriate site for housing i like the overall design and what you've done it is a challenging site and articulation you've handled it well without being kind of over done on how the building is articulated i kind of like how you've taken off the

tiles at the top and kept the bay windows i like the design i like commissioner moore's suggestion to strengthen that retail space and strengthen the height in a similar nature to what you did with the lobby height the questions i have on the macopen street frontage as you go up and down macopen street not the most activist streets there are a lot of garage entrances and blank walls flax didn't add to that that's the entrance to the garage i'm asked her with the space there being a garage entry i know we are trying to add activation to the community the shades will be drawn to the developer we've heard from the staff about the

garage entry it is unusual to have to inspires maybe the stevenson entry it is a wide entry to allow for egress and ingress more on macopen and needed there so just you know to interesting to hear our thoughts why not on the steve son entry. >> that's a good question we obviously when we reach out to the neighborhoods next to stevenson and then it is confusing for people that live on macopen. >> on either side so those people are doing this we sort of did 3 things one we dramatically reduced parking and number 2

inaugurated the macopen and 3 a traffic study showed that 75 from flax will be reduced by 75, 50 to 75 percent compared to the new project and macopen we made it undesirable by narrowing the entrance an expression or commitment to the neighborhood on both sides not just the two i'll say we talked to 12 people and they've expressed concerns not unanimous but sort of came back and finally shrinking the garage and having the two entrances the loading is off stevenson and that complicate that entrance. >> will that be okay to lose this street stevenson there is behind a parking lots on the

south side and really much not much there. >> we expressed an openness to eliminate macopen but a matter of time and wanting to come before you and ultimately building that we made a commitment to people on both sides and it is a connection to the garage a single level garage. >> depending on where people are going they'll choose the ultimate that gets them to the place and most will go out macopen given it is not easy but i don't know. i don't think you have a lot of neighbors on stephen so that that are impacted by the entrance on macopen with the one residential so i share that concern that the neighbors brought about macopen the question what will you put there if there was no a garage i

think i'm not convinced the communities room will activate - >> we sorry to interrupt we see showed staff an ultimate plan we basically brought negative impact services macopen a free standing building and made it used your bike instead going to macopen and expanded the staff showed you how to expand and macopen is sustainable for retail we can convert we have that option into the current plan it will grow burn 9 plan but get rid of the entrances. >> that's my preference is kind of not have that entry i think you can serve everything you need an stevenson and take

you up on that offer to do something more interesting like for retail by the way, could be as things develop on macopen and preserve that ability which i don't know you'll get back if you have a parking garage so thank you as far as of the retail it is great to have retail an market it is a challenging environment i know that commissioner moore's comments about breaking it up but that the flexibility if you find a larger tenants to put one in there across the street as you go up towards octavia smaller spaces but those tends to be more vacated than the larger ones so i'm open to giving us the flexibility it can be divided but used for the size for those thanks. >> commissioner vice president

richards. >> first of all, hearing the testimony about which you've done in the community services as far as san franciscan get that out of the way that was over enjoyed hearing that. >> i think that project absolutely make sense i think you've done a creative picking up on the other comments the first floor is on market street for the retail hover that commissioner moore an architect it reads like it's squashed so still 14 feet can you come on up. >> does that transit serve any purpose and in consideration of lobby and the retail on frontage we tried to give as much space

to the retail as possible that residential entry lobby became smaller because of that trade off so we wanted to give them a sense of a presence for the residents so give them height and light probation officer their lobby but still maintain a generous ceiling line for the retail they're in proper balances in terms of of the presents on the street the narrower lobby gets fluorescence plenty of light and the retail gets a great place line. >> what i'm hearing 40 no structural reason it is differentiate act make them a lot the same for both. >> and the retail is 14 with that rights. >> yes. >> would there is a way in our opinion to allow the 188 to

exist but celebrate the lobby as well as the retail have a higher height. >> that's possible. >> i mean, that's one of my thoughts since it didn't serve any purpose a way to do that on the retail space you know we've had those issues the upper market because market octavia plan i worked on that plan now 10 years in the market octavia cac we struggled with the retail presence as well as we're bringing in a lot of retail on the market you go up to the minnie building in the h & r block and medical service use not terribly exciting i think what is wrong with that retail

space might not be the size but on sunnyvale rather than san francisco so you know, i like the idea of having at least one or two small retail spaces that are dedicated we had that in the west building on 16th street where bank of the west there is a candy store and coffee shop to i'll urge you or you to explore and law allow a bigger space and hoping not a retail space but parking i mean parking costs to the building you have to dig down your on limited parking and cost so much per space it is like storage why not have the parking

it. >> it is a fair question if gets a lot of attention in san francisco it is really just a balance between what we on the market certainly over the last hundred years is minded and maybe what the marketed wants you know 20 years from now we've totally on board with reducing it slightly below the 2.5 and making a maintenance bet on parking so we were hedging our bet by providing parking in some ways makes it less desirable to use their car you encourages people to use transit but in the end making a bad - we feel comfortable going to do zero maybe not but - >> given the transportation companies and all that and

driverless cars has i completely understand wanting to change the demographics including more dedicated car space only two car sharing spaces can you add a couple of more and take a couple of other spaces away is that possible. >> it certainly is possible and something we're open to. >> that's one of my recommendations as well the right-of-way heard some concern of questions around that. >> heard not defined enough can you comment on. >> it was a challenge because one way or another we wanted to activate the street and bring auto the sidewalk kind of like in the european city with sidewalk 90 we thought that was a good opportunity and on the

other hand, it was public space to so the city wanted to have programable space we tried to balance that and put in the seat it mimics the gary wheels we find a balance between the restaurant use and the majorities being public space 80 so we didn't think that was our job to program the public space but it will transition to the sidewalk and the public. >> if there were different programming for the diversities thing is that the tables and chairs there dedicated can we be moved back or flexible in terms of the that if it needs to be. >> not only have 60 percent the only 40 percent if i want it

those planters there is that opportunity make it transiti transitionable and not feel like a barrier but those things we can have removalable planters. >> one observation and i've been there several times that is a windy kind of corridor and sometimes freeze whether the winds comes down market street i'll ask mr. winslow one other item the blank wall issue when we worked on market octavia i pulled out the design principles i thought we created some type of allowance for or requirement the principles so not have blank walls by using things knowing

the buildings will be build out for example, this was 2001 market street the whole foods site we did a good job on that side but maybe covered up eventual any opinion you might do. >> we can wrap that their property line walls to redevelop but we're open and it is an interesting opportunities to pick up on the history of that flax being an art store and the mission so celebrate overseeing walls with the mural or something like that having it be not a long-drawn-out process but open to putting art on the walls. >> okay. thank you very much. >> mr. winn slow a quick question on the right-of-way maybe your opinion around the way it is kwaftsd or mobile and

moving i want to hear our thoughts. >> so you know it is a tough problem we kind of looked at the together with the sponsor to a certain degree knowing 1962 within the right-of-way but it is more than your typical sidewalk that is a substantial space and also full knowing some transition into market street so not been able to definitelyly knowing o know those materials and palace some that marks the space is special intersection that the staff report correctly identified 4 deft neighborhoods and it focuses as you come down market street and fulsome street you know we were looking it the sense of a lot of others public

spaces the city that have a special civic nature i don't want to say that mechanics plaza is of that structure but could be getting a place to act like the plaza in it place would be some of the thoughts some of the thoughts in the few weeks we have a better streets plan that project nfl didn't trigger the requirements that of a street plan by 10 lineal feet of frontage but the idea in the better streets plan an area where outside of the sidewalk right-of-way you can - it elaborate with higher quality materials with stones, etc. trees you can pretty sure have the

pallet described in the better streets plan so that was one thoughts maybe the plazas space could take on the character of a paved zone with trees and other furnishings but that didn't take care of how it is cleaned and activated. >> if i might add it to that there are a couple of challenges because of better market street plan that is coming and still in design an environmental review and this will be under the control of public works we need to figure they're concerned about maintenance responsibility as well as we have to - there are a number of unknowns that makes it challenging and the unknown what happens to the hotels and the site developments i think in some ways it best to use the design of the place

holder for the future permit but allow it in some ways to kind of temporary changing rather than fix the design in stone today that's my - >> i think that is you know a fairly straightforward palate given in the better streets plan could be done and market street says no. we'll use another material so be that not a great loss but a good quality temporary. >> lastly i agree with commissioner hillis the garage entrance on - parking in and out and the - since stevenson street doesn't have a lot going on i'll support having whereon entrance

on stevenson and putting something else on macopen. >> commissioner moore. >> i'd like to get more discussion on the macopen he assume we were not resolving the garage with the circulation issue i want to talk about the discriminates on page 26 for us speaking about the coffee bar in the more square form and what is actually a residential lobby and given the fact i find it unusual to animate a coffee bar a residential lobby the residential plan requires that lobby heights are different from what is proposed there are supposed to be 15 feet i think my understanding and that's i don't think is achieved can you

would the architect please talk about what is being entertained. >> market octavia required the residential lobbies to be 15 feet. >> we'll look at it is our understanding the market street front will require that height and the other frontage on macopen not a commercial eye per say could be a lower lower at this point. >> commissioners. >> can mr. winn slow weigh in. >> commissioners as a point of the clarification the ground floor ceiling height typically apply to the residential it is a community room which will be basically sub servant to the

residential use we'll count that room as part of residential use. >> the function of the room if you look at the planned basically is a lobby the fact you animate a lobby because of street requirements and because of this particular location next to the garage because a coffee bar didn't relieve it is out of the primary function of being a lobby that means i'm not trying to august there that means the height of the lobby follows the planning intent being 15 feet. >> ii remind myself open a discussion last week that is the awful situation legislation introduced that the

affordability is being raised to 20 percent or more we discussed that in the south korea stop sign project i like to see that no regulatory tools in place, however, the discussion is pendi >> commissioner antonini. >> based on the comments i'll put together a motion of approval i appreciate any opinion of the project sponsor but like to see an attempt to increase the height of the macopen entrance to 15 feet as part of motion and modify the transit on the market street entrance to the retails as well

as the lobby to more clearly show the height that is 18, 8 faij if i'm not mistaken then like to see the retail broken into a minimum of 3 spaces although the distribution will be up to project sponsor it would be one large and two smaller ones i'd like to see two additional car sharing spaces and two parking spaces. >> then continue to work with the city to improv the entrance off of market street to make it more welcoming with an idea towards a shielding to the west to minimize the wind factor as much as possible and the motion will include the activation in some form of the blank wall with

a mural artwork, and i would just ask that you continue to work with staff to analyze the possibility of the garage indigents being eliminated on macopen and only on stephen son i'll not make that part of motion i see some colonel pell reasons to keep is that but basically my motion for approval i welcome our comments. >> one question to the first item i'm not sure i understand this 15 feet on macob especially what's our goal. >> commissioner moore wanted to have that be absence more welcoming entrance i guess what is you are height at the present time. >> the floors are roughly 9 feet that's how we end up with market street on 15 with market. >> great.

>> so either allows two units by carving outs 18 feet on macopen or keep it at 9 feet it is the alternatives. >> i don't want to see losses any additional units i'm not sure i will probably and my emotion modify to do what you can to enhance that such possible to have the height not to lose. >> sir. >> commissioner antonini. >> a point of classification our draft motion currently as some eradicate in the affordable housing commission particularly for the riders units and the mix as part of our motion. >> you'll clarify the affordable housing conditions to specific one and 60 dwelling units and 19 of which are the

affordable housing units and the project is a mix of c0 and 81 one bedroom and two bedrooms that is two studios and 7, two bedrooms as part of this. >> i nodded that as part of the eradicate motion. >> on the retail space it is 36 hundred square feet we're open to subsidizing we wanted to the market to speak versus articulately cutting that before we talk to the market if we do that i'll ask we where i know that to an average of 18 feet with more flexibility. >> i'm modify 2 spaces is good and give us more flexibility. >> do i hear a second to that motion. >> all right.

>> i'd like second about just for the i'm sorry, i want to second this in terms of subsidizing the space this is something you can do that at a later date? >> certainly the process will be once we have a project to present to the public we'll go out to the leasing market and see who is interested we're willing to tonight's, today agree to subdivide but there is a 36 hundred but now a 2 thousand and 15 hundreds square feet users something like that. >> it will be prohibited now if it goes forward as discussed talking to a single 36 hundred square feet restaurant. >> yes. my question if you were to go to businesses many might want a bigger space and no

takers will you subdivide. >> yeah. no there is no question i think there are - having a number of people coming to us interested in the space but holy if we didn't find anyone at 36 hundred square feet we'll certainly go out and look at what the market says about when a whether it is 1, 2, 3 or more users we'll be open to those alternatives versus being liked to one user. >> is this related. >> yes. related to that in order. >> there's an order here let's try to stay with the order. >> commissioner hillis. >> so i agree with some of commissioner antonini's do you second that or not and i'll second that without talking about the subdivided space if

they want find a user then subdivide. >> is that a motion. >> are you willing that's not a second. >> so i may try - on some of the points one i think the macopen street is not retail it is a community room and i would like to get you know i'll try to copy he will together a motion we- i want to getting into the weeds of the macopen entrance but with an expanded community room that is part of residential i think the problem with trying to go to 15 space two you'll eliminate the housing above that which i think the trade off is

more for housing than it is for kind of an expanded fitness or community room so is it on the retail dividing the retail i think we do is concerned of an h & r block that is not active you know ufo h & r block is an active space but i don't think but saying we want to divide it we eliminate but a changing retail environment it is a fairly large flax could have gone through into a 36 hundred feet we start to divide that we eliminate yours that may actually work in that space of 36 hundred square feet we have preserves not another medical use of something like that but necessarily dividends or not

dividing in that gets us there i'll move to approve eliminate some of macopen street garage d only the entrance and exit for vehicles on stevenson street and activate that frontage with other uses residential like a fitness center or the communities room, we work with staff to activate the enhance the blank wall on the west side of the project, we better delineate the commercial have a stronger commercial frontage on market street and differentiate that from the residential work with staff that's it for now i'll second that how about the cars car share is that part of that. >> on the affordable housing

issues and i'm ceqa. >> commissioner moore. >> i want to clarify in order to show as the idea that the ground floor plan is subdivideable eir represent if you do it- that's a corridors and access to storage this motion needs to basically include that the infrastructure for subdividedable plan is indeed drawn done its plan otherwise worry just talking you have a totally separate question here the flexibility to divide it into four spaces people love the area and do things or whatever you can do that but leaving it as it is we're not

doing anything so the motion has to include the man provides a subdivided ability with the minus the formula retail not h & r block i can't do that that's discriminatory but; right? >> non-active use so that will be one i would city ask the commissioner hillis that the issue of the riders ground floor height on macopen is reexamined by staff i'm not making it up market octavia is hard to be 15 or 18 feet this one is not and for the provision market octavia stipulate than this building has to deliver that.

>> commissioner the lobby is not required to be feigning feet is my understanding. >> i'll add to that understanding my understanding which is just that in the market octavia plan there is a predisposition height for ground floor whether it be commercial at a certain height 15 feet is preferred in other districts in market octavia a one for one increase of overall building height and the predisposition there is residential use for residential unit get a raised residential units above the sidewalk another 3 to 5 feet this is a poli this is a raised level. >> the point not likely the

macopen site will be an in active use no retail from the stand point of kind of the design that street i think is more likely to happen there with no garage entry that are open only to the residents and so if - and my sense this is less important to have a high space on macopen it is important on market by for the an active retail oriented active and not for to be for a long time it is less critical on macopen than on market. >> can we amend the motion to add our comments been showing the virtual retail space on market street and also our staff work with the project sponsor to maximize the height of the

frontage without eliminating the second story of housing. >> i sense i still really like to see a much stronger work on the facade in reality of the building that building is more successful from my prospective. >> i'm okay the seconder as far as the clarification that was suggested. >> commissioner vice president richards. >> i'm good. >> commissioner wu. >> i just time to reconfirm the numbers 19 affordable units and what was the mix of studios versus one and two. >> it was a mix of 15 studios and ti, bedrooms it ruled in two studios and 17 bedrooms in terms of affordability mexico.

>> add to 19. >> (laughter). >> i thank you. >> working on the math commissioners. >> okay. >> okay commissioners we have a motion. >> - she's calculating. >> so commissioners will be two studios, 10 one bedrooms. >> commissioners a motion to approve with conditions as amended within an eradicate sheet and like maximize i's the

height and activating macopen street frontage - a stronger commercial frontage on market street providing excuse me - combrans the west facade eliminating two of the individually dependent sfooechz and for the plans to clearly provides for utilities for multiply retail spaces on market street. >> it resolves the contradiction between the office space the issue of - >> the eliminate. >> and better defining the commercial versus residential uses on market street. >> not used uses the expression

of residential and the height of the transparency. >> so commercial versus residential. >> as well as the affordable housing e rate. >> anything else. >> clarification regarding the condition to reduce the parking spaces. >> a reduction of off-street parking to provide for two car sharing spaces. >> additional car share. >> so that results in 4 car sharing spaces. >> right. >> commissioner moore. >> we had a question last week that was in june the affordability ratio increases would that retroactively effect

other buildings we're currently approved it was not answers last week, i was curious. >> commissioner there is pending legislation you'll review last week many has grandfathering provisions there are different levels of grandfathering depending on when the application was to the department it depends on the exact data slight increase before i think 2014 a certain level that didn't have no increase between 2014 and 2015 goes up one percent within 2016-2017 another percent and depends on when their application was submitted and require that legislation to be approved. >> right that's - >> that's clear. >> on that motion commissioner antonini commissioner hillis

commissioner johnson commissioner moore commissioner wu commissioner vice president richards and commissioner president fong so moved, commissioners, that motion passes unanimously 7 to zero and commissioners shall we move on commissioners item 9 ab for cases - if those persons leaving the chamber could do so quietly we'll appreciate that. >> items 9 ab - >> excuse me - ma'am, if we could have the conversations outside please. items 9 ab for cases 14th street street conditional use authorization zoning administrator will consider a requester for variance avenue public comment is closed. you continued this matter to this date by a vote of 6 to zero and you you were absent and need

to alm you listened to the transcripts and the audio for this hearing. >> i have. >> thank you very much commissioners. >> good afternoon, commissioners elizabeth of the planning department staff this item was continues from march 10 so the project sponsor can look at the project to revise two two bedrooms the commission requested the project sponsor evacuate the air quality to the units the project sponsor has changed the scope of the project to include 4 new units and this reduces the original proposal by 3 units and the proposal that you heard on the 10 by two units of the 4 units proposed two two bedrooms those are the units along the streets bio union a one unit a garden level and

again, the existing building is 10 units and contains a church in order to meet the secretary of interior the cheap spaces must be residential on the building awhile the revision makes it more compliant with the market octavia plan the proposal can't provide all units of two bedrooms so it needs this conditional use authorization and needs conditional use authorization to allow increased remain at that location. >> the project also includes the variances heard by the zoning administrator due to the reduction the number of units the project no longer needs a variance for open space requirements staff has have not

received additional public comments and this department recommends approval and believe the project is necessary and desirable that concludes my presentation. the pardon does have a presentation. >> thank you project sponsor please. >> good afternoon. i'm todd the representative for the trust thank you for hearing us we were here two weeks ago we listened to what you gave us as input and not to repeat myself from the last discussion but i am a big believable in the planning process i don't believe if you remember that you end up with a better product i think listening to you with the architect we came up with a good plan for to the neighborhood and i'm going to introduce michael that will

give you the presentation again, thank you. >> so i'll walk you through on the project that is our site i know this corner incredibly important we're feet away this is one place to have our housing density increased if possible quickly through the building 3 entrances and bike storage a half of flight and into the church and on the raise your hand is the entrance to the upper residents and the area proposed the first story on the lower level those are the plans you've seen as indicated within two bedrooms, two levels unit two, two bedrooms two levels and on the first story and a one bedroom below the level we wanted to address the issue

of the occupy ability we want to show you images close up of the windows this drawing shows the scale 3 feats by 2 feet not small basement with these we wanted to show you how far we're below grade the question we can increase the density let me going go back if so a main entrance half a flight to the church and down to the promoted units we wanted to show you that stair going up to the church that's actually a half of flight into the basement and across to the lower plan and look at this the bike storage as you can see shooting backward up the stair this we're not that far below grade in the basement with the bike storage we'll quickly show

you we'll change the rear entry an alley into the activated space and renderings to show you with that looks like down a half flight into the gardens a new amenity and again here's the existing on the left level below grade we're not that far below grade and this is the proposed half flights to the lover level and the new green space currently an alley and garage not used before you green in the neighbors yards with the mid block visually and again, here's the renderings of the green space we opened to all the building residents and moving on quickly show you the lower entrance into the units there was a question about the windows we'll look at them from the inside this is a renders so show you the rip in unit two to the 3

windows in the units and here we go here's a section in the drawings we want to submit we're raising the floor to bring people closer to the windows less basement like to consume and the natural light quickly for residents financier 1054 and 3rd and we wanted to show you the living areas 24 and unit two and studio and 370 for the windows those will be large rooms and again inside takes up, up to the 72 hour and unit one the windows on the first floor for the unit and then also one last thing adding a laundry we'll leave there thanks.

>> thank you opening it up for public comment if there is any okay comment is closed. commissioner vice president richards. >> thank you for listening it is a much better project i agree with you and move to approve. >> second. >> second. >> there's no discussion a motion. >> commissioner moore has something. >> commissioner moore. >> we raised the issue of foekt last week, we didn't get an increase is the net increase the numbers subject to affordability. >> 94 now it didn't trigger the affordability requirements for section 415. >> could you explain that a little bit more. >> the threshold is 10 units the project mass foot property 10 or more we have a couple of other projects.

>> another issue for you, mr. zoning administrator the sharing of on entrance for a institutional and residential is there a precedent and how so that mean for the existing. >> nothing will prevent or present having a shared and within a institutional or residential use. >> even if there is a residential use not identity identified as co-partnered with the institution. >> not that i'm aware of anything the planning code. >> the question based on the presentation you made would you mind answering the question i'm asking the architect. >> yeah. >> you were saying the raising the ground floor in order to have better access to the windows what's the current

height. >> up 18 inches. >> so you'll have a substantial residential height. >> 9 feet floors. >> i have thank you very much i still personally have concerns about the quality felt residential spaces we're creating i believe that the mentioned 3 is unusual unit where tliving room is basically in the basement it is an idea so the liveability and quality of units is an issue. >> commissioner antonini. >> yeah. i agree with some of the concerns that commissioner moore expressed but this project has gone a long ways towards

satisfying the two bedrooms requirement we've improved the situation i believe that was make the market octavia allows for lower than 40 percent if there are design challenges that make it difficult or impossible to have the 40 percent two bedroom and once again an incredibly you can assess that but incrementally we're creating 50 percent two bedrooms i'm supportive. >> commissioners there is a motion and a second commissioner antonini commissioner hillis commissioner johnson commissioner moore no commissioner wu richards ner vice president and commissioner president fong so moved, commissioners, that motion passes 6 to one with commissioner moore voting against. >> i have no other items.

>> excuse me - the public hearing to request the public variance you thank you zoning administrator i apologize. i have no other items on the rent-controlled unit under the general public comment for which no speaker cards. >> any general public comment not seeing any, general public comment is closed. and it's an early day meeting i

>> this is a recommended under administrative code section 667 at this time, members of the public may address the commission on items of interest to the public that are within the subject matter jurisdiction turn the device