office and john updyke and everyone at the real estate mohammed nuru from public works and tom huey from the department of public works and john rahaim and, of course, my team and the zoning administrator's office to look at the civically campus and recognize the needs within that area if had help us transform that corner i talked about earlier being busing area and we'll definitely work on a walkable and safe area across that intersection and working with mta and again want to thank you for your time and can answer me questions that you have. >> thank you, ms. kelly nice

seeing you and project sponsor please. no project sponsor and it was, it as you she's the project sponsor. >> opening up for public comment any public comment on this item. >> okay not seeing any, public comment is closed. >> commissioner johnson. >> thank you very much this is super exciting love to see the actual real step forward the recommendation of the at the family coming closer together a consecutive question i think i coincident tell in the back from watching the video at looking at the layout my opinion of residential structure it is maybe now or will be soon in the fire chief considered over part did we give any thought to making the parking structure for the residential and the public building one contiguous space

for a residential plot or in the future residential car ownership kind of around the decline make that most or all spots public or for city fleets. >> so i can speak to that briefly that at the moment the two garages are both intends to be valet garages structurally divided and can be connected in the future to allow a different ratio of sharing between those the project day is separate we've we've looked at the structure were you. >> an operational question i don't know from the commissioners feel strongly but a configuration that has it easily challengeable we believe that the residential building is

not a day of the opposite you'll not have all the spaces fills with residential cars. >> commissioner hillis. >> i wanted to appreciate and recognize the intention that was paid to the pedestrian environment if this neighborhood not all sides have been on 11 is not great it is objective vastly improved a lot of retails on the ground floor of the relocate building and keeping of the building and adrc kind of the gallery on the city does is great i hope the city commits to keeping that active not necessarily in the stills all the time to you activate the going once, going twice but afternoon interesting use of is that a "yes in fronting on the alley so just want to the winds

and comfortable and how the streets work. >> commissioner moore. >> while i share the concern about the garage i think the answer in the connectiveness of garage and being able to horizon and vertically manage depend on how the patterns evolve we need to know with the current office of these dbi and planning checking are under parked when you go parking as a customer absolutely parking from hell because the ramps under the 60 and 70 building that is narrow it is difficult to go up and down without hitting our car or hitting something else so i think a new organization with the understanding that contractor is will not are all san francisco-based contractor have to go to guy a large number

of drawings require the public component and answer of having them corrected is the answer the comment of what strikes me is the discovery of 11 street but by making that basically the front door to the new office building and an entry into the mid block alley is a wonderful thing i like the scale transition with the coca-cola building allowing the previous scale and stepping up to the taller scale and putting an x mansion mark on the south van ness within the biscuit no man's lands in the city of san francisco makes a strong point i

have mentioned in the previous meeting and heap that is possible to humanize those multiple pedestrian crossings because i have to add an additional 20 minutes plus when i walk to the planning department don't know the sequence of lights not learned them in the last 10 years i hope that all of that will become more pedestrian friendly as other buildings arises the other point is mr. updyke was appreciative of my saying that being a next door neighbor to a non-disscrip building is it is so whatever the read to be polite will leave a budget

somewhere to add an awning or something along the sidewalk by which we'll finally be able to find an entry into that this and make that a part avenue sequence to arrives of city buildings along the way i hope i have another question i hope to see the ability to still view the dome of city hall this is part of a maker and an orientation now the city complex they want to know where city hall is i'd like to see a view of that situation on which sidewalk do you have to walk in order to see that that is like in the medieval town the is he

adequately - >> commissioner melgar. >> i love the design of this building i love the open balconies and the open government i mean it is all really great so i also am very happy to hear about the electrical parking vehicle parking whereas i always am bugging staff to buy the electrical vehicles to get as i understand off on the 31 they'll say we have no place it put them this is a great they know for san francisco carbon footprint i think in terms of good government a lot of ideas happen

between humans your picking up a sandwich on the line important lunch the fact that everyone will be there and a connection with one south van ness mohcd and ocii are you know, i think that is all really great and think a lot of good things will came into from having everyone in one place for good government and it is also going to be good for the public one place to get a permit thank you for doing the work and the presentations thank you naomi for sponsoring that and thank you, john for you know leading the charge. >> okay yeah, he wanted to have to spent a lot of time with the project sponsor i'm repeat great use of training room and consolidating the agencies into one with the

departments both one space being commissioners, the first item on your agenda is great for the city and talked about the wind and they're in efforts to mitigate some of the wind effects in the area, and i don't think we'll know b that but willing to address the different okay as far as parking in the garage i honestly think that this is an important garage for the city should there ever be an integer and disaster with the fleet of cars with dbi you'll plan the services there literally we'll be the hub i think the disaster recovery for folks to come and get cars from dbi to serve the city and in and out so we're in a little bit of after emergency it is important to have sufficient if for the ample additional parking spaces to

house the vehicles there maybe vehicles outside of the city and the hub the city i'm supportive of the parking plan as suggested director rahaim thank you this is a a labor of love it's been a its been a long time coming and the planning department is wearing multiple hats not only as regular and tenants that is a little bit unusual we have tried to make sure those hatsd hats are separated one of any concerns and one of the things that is thought through in the building making sure that is a great place for staff to work; right? the fact there is not only services on site but perhaps more importantly an onsite daycare center is a terrific feature of the building the assessable toured spaces and

the fact are not only 3 agencies plus the permit center but connected to south van ness as you pointed out franklin makes our jobs easier our meetings rather than than a 15 minute walk away is making a consolidating from a number of saints that is the right place and right time so we are preceding quickly with the eir which is has been challenged and changes to the hub plan and you're working in parallel but preceding to get this in front of you early by the end of this year and the eir next i can't remember the schedule off the top of my head so you see this project the first quarter of next year and it moves on to the board so we've madam clerk and we look forward to making this

happen and seeing all the departments together in one place. >> okay. >> commissioners, if there's nothing further, we'll move on to item 15 abc and d for cases for general plan planning code amendment and downtown project authorization and the zoning administrator a request for a variance. >> good evening commissioners tina chair tang department staff supervisor kim's office april is here to speak good afternoon april from supervisor jane kim's office here to express your support for the package of legislation before you telephone 70 market street

this came to our office we're happy to sponsor this legislation that is more housing for the city which everyone know we need and more affordable housing i want to recognize the project sponsor and the comment for coming together to develop a solution that works in this particular neighborhood westbound this particular set of stakeholders and he also want to recognize that i think part of success of the conversation and the resulting project is really a developer who has developed in the neighborhood twice before and knows who the stakeholders are and what their needs are you think he came to the community with a code compliant project and after iteration and discussion about the discussions needs the planning department

staff into cat of that process i really want to appreciate planning department staff that is you know non-standard project and i want to appreciate tina chang for her analysis to be able to give you the commissioner the public and the board of supervisors some direction and some analysis in terms of what the perimeters of this project so again, thank you for your support and we're supportive of this project. >> tina chang planning department staff as you may know the project before you on mission street to demolish a joining parking lot opted out by a pizza shop with a 23 story mixed use building with 200 and

88 dwelling units the project will provide 73 off-street parking less than a ratio of one to four and class 2 bike parking spaces exceeding the planning code requirements that requires the amendments for that the general plan amendment by october 2016 of planning code and zoning map that facilitates little creation of the special use district - 13 and a half percent will be affordable to those earning 55 percent of area medium income and 4 percent of the units will be made affordable to those earning 90

percent of less of - be affordable for projects with completed viral evaluation of applications filed prior to january 2017, however, the planning department ask an additional 3 and a half percent of onsite made affordable to households up to 50 percent ami in addition to the higher levels of affordability the special use district includes the floor area ratio anticipate for the required open space offsite that will be met with the - the project site leaked in the south of market between 8 and 9 proposed to be a x height and bulk district the project sponsor will provide a detailed presentation for the design like

that touch open a couple of regulatory issues in order to proceed it requires several action by a adaptation of powerful of the - approval for the special use district with modifications, the physically the department represents 3 and a half percent made available for folks incomes not exceeding 50 ami i've amend a planning code for the zoning map to make that more explicit jonas. >> additionally the project requires an exception to the section of the wind and rear yard requirements for section 334 for the exceptions is described in the draft 309 but in short the actions are warranted and meets the criteria

established from the code please note one minor change since the publication for condition number 22 the department finds the implementation the inclusion of signage in key locations on the project seat and two realtime transportation displays in the building lobby that is consistent with the continued work to meet the city and general plan policies that promotes the antenna modal transportation and jonas i have the added addition for the approval and finally, the project requires a proposal for one and 16 units that go to a side yard at the first that measures 25 feet and the side yard exceeds the rear yard requirements but not adhere to a rear yard section 334 more with the it full width of the lot the

zoning administrator will talk about the zoning request to date staff has received 8 letters of support from organizations from the inventory and the remaining 3 subsequent to the publication sorry if i mispronounce that the rec and park department and the united playaz i have hard copies of all 3 letters not included in the access packet we support that and recommend approval with the modifications to increase the construction by 3 and a half percent to 25 percent to truly create an exceptional project that said on balance it meets the goals and objectives it replaces an underutilized project with and will e providing a number of public

that benefits. the streetscapes that concludes my presentation. i'm available to answer any questions >> project sponsor please. >> commissioner president fong and commissioner vice president richards commissioners director rahaim thank you for having us allison park eric we're a local development company we're based in san francisco with that project we're partnering with our primary

investment entity calpers and here with the architect international that helps us as reality developers in san francisco our company model slogan is responsible development developing you're responsible to not only investors but responsible to the city and they're planning strategies and they are planning code and responsible to the communities we impact each one of the projects we built has been in san francisco communities including soma dog patch, the mission and we've communicated with each the communities and built all the project onsite colleagues, can we take that without objection? we believe in the 3 c for the community stepsdz to the i saw all the people that work in the

city and balancing those responsibilities and benefiting them together it is the great i did graph indication - i'll bring up jesse to talk more about the project >> good afternoon jesse commissioner president fong, commissioner vice president richards supervisors thank you for your time. >> so the subject site we're talking about is located own mission street continue 8 and 8 street 16 thousand surface parking lot with a small retail sf pizza and eric said it is important in our seat selection

looking for sites that are there are zero displacement against the alleyway we we started this process 4 years i think i did was 2 years of community outreach one of the first things we heard welding to see you guys provide more affordable housing at the this site and after looking at this rather unique zoning that is zoning c directly behind us is 240 and 4 hundred in the area we thought that potentially there was an opportunity to be look at a little that was tantrum but in the existing fabric of the neighborhood to provide increased affordable housing onsite as you can see here ultimately

the former of building we're here before you to discuss how it fits into the context along mission street. >> this side - slide represents the two years of communities outreach we have participated in with 12 various community groups over 18 meetings and that represents the heart and soul of the development for us we were fortunate to have a welcoming communities that provide a forum for us to listen to their concerns and change the project and go back to get to a hope consensus and compromise for a development you mean over the two years we came to understand after working with the community is that there is a distinctly underserved constituency of i'm available to answer any questions you may have at 90 and a hollers of 60 a

and 677 thousand we ultimately worked with 25 percent of affordable housing 64 units as you can see on the screen compared with the original one and 20 feet building the 26 bmr units this is the programming for the building we evident up 2 had hundred and 999 units that is appropriate concerning the transit oppositions at the location here's a slide of after the accident that was an important part of dialogue with the community what they thought was an appropriate earthal style what we learned through their feedback something that was more respectful the traditional

buildings and the after the accidental heritage i'm going to turn it over to with bill with architectural international. >> bill from architectural international the mission street coordinator is a difference blend of stones, stucco and brick and metal this will balance the composition and have a deciding if i had and stately presence brej the glass towers and your local more contextual neighbors and mission street from the xhooshg to tent has 25 percent of buildings with brick and 3 more significant ones the one next to the site the poter hotel the tia 90 and the rams hotel on the other corner those gave us sixth clues how to

interpret our design fitting into the neighborhoods percentile san francisco has a long history of brick - heritage dating back to the 1850s over one thousand brick buildings in san francisco and many prominent building employment prominent presence in the city one of the six the royal insurance building on the right which illustrates it classic characteristic avenue a base middle and top and therefore - we also have other examples throughout the city that echo this prominent proportion of the base middle and top so your building as proposed as you can see we have a clear dispensation of a base that tries to relate to the street and lower street wall of mission street we setback at the

level a request from the planning department staff and created an upper story top to dpaevents the material and expression in order to create i mentioned before a building that will be a stately presence on mission street as part this neighborhood turn it back to jesse. >> briefly he wanted to discuss the ground floor condition will be providing retail along mission street up to 36 depth to help to activate and at the request of planning located the lobby on last key street with a arcade at the corner a rendering of the frontage from medicate and this brings us to a component of the project we are excited about we've worked with

the communities on and that would be the lass key street we're providing seating and landscaping options and delighted to the filipino community has reached outs to us we'll have a great partner at this location. >> ultimately i think this project presents several benefits the 64 units of onsite affordable housing over $3 million in infrastructure school and general fees for the city, this job will create one thousand union jobs during construction and again, the public art component we think a great realm to do something terrific for the community and ultimately we were extremely humbled to receive the endorsement in the united playaz

and the filipino-american foundation. >> lines for a better six and the porter hotel and the central market community districts and the trades council and others with that, we respectfully 134i789 that project for your consideration i'll be happy to answer any questions you may have. >> opening up for public comme comment. >> hello, again i've been here since 1 o'clock for in development the discussion or with the communities started even before the it pass actual so we the prop c 25 percent requirement the developer we went back and

forth with discussion about the inclusionary requirement that is back then only 12 percent requirement and we were discussing with the man for more affordable housing and the thing about was you know and what we always thought what a developer to do to approach the community about the needs especially this one is a residential type of kind of building so when the developers open to that kind of discussion like and here's about what are the needs in the community that's the kind of development a community wants to have bus that is open to discussion not just for affordability and also the changes of events you know that we're promoting to the filipinos so with that, i mean we enjoy

the process with the developer and especially there are 21 percent affordability onsite on this so thank you. >> hello once again i'm ada and speak to two aspects around the conversation i've observing the conversation that was a pleasure to not having gone through years of fish bowl meeting with 5 m it was so great to have a developer come forward to the community and cut to the chase and not give us our shopping list we'll talk about the trade offs and this is what you get it was much more if you want that it takes that a series of meetings and conversation

and "nah's" to that it is probably one of the first times i've seen that happen in a cordial way in an organization that helps applicants apply more affordable housing a database of 2000 residents at the table to be part of discussion and informing who comes for housing was really a wonderful process also the design part for filipinos is the public art is a new thing that was just something that came up beautiful to see that synergy in the community we're so happy to be working with this project and we're all learning in the process thank you very much. >> commissioners michael san

francisco building trades i want to reiterate what was said eric tower has a long hefty of building all union of sustaining the wages and benefits that allows your folks to make a living in the bay area and he's promised to do do same for in project i have to say a great deal of more comfortable we consider our brothers and sisters in the working-class as we've been opposed before and eric has the founder in terms of how to grievous bodily harm with the community so we ask for your support on the project thank you. >> okay is there any additional public comment? >> okay not seeing any, public comment is closed. >> commissioner hillis. >> so thank you for the project i think that is great and very supportive i mean a

creative way to get additional affordable housing which you know we're always looking for and you've often don't a good job with the community process and a lot of other controversial projects thank you for the ground work a question on height if this is for the department the math that was shown shows three or four different height limits on that block and you know we've had contentious projects in the past a trade off between height and affordable housing in the last project we had had an increase in height swapping within the parcel of the south van ness and mission but just can you talk a little bit about an official why the department thinks the height is appropriate at theory of heights in the neighborhoods going to

the east and west. >> we carefully looking at the neighborhood context and reviewing whether or not the department will support that behind the project or adjacent to the project is zoned 2 hundred feet a couple of adjacent parcels zoned one and 40 feet and another one zoned one and 60 feet we analyzed the potential for mission street the project site we felt in the future moving forward the building will not be detrimental to the urban escape and more importantly felt it - central soma for example, we felt what was appropriate to have a street wall about to 90 feet the project sponsor did that at that level a 15 foot setback that was

substantial. >> that works and certainly the sense when you're walking down mission street this height is appropriate that is good to hear thank you. >> commissioner koppel. >> yeah. one quick question for the project sponsor was there a roof plan in the packet. >> i believe in the original packet there was a roof plan that's why we have a roof open deck. >> i want to graduate the project sponsor on the working within community the united playaz housing action coalition, filipino organization and the organized labor erica a long time developer in san francisco i think exemplifies the

sustainable way to develop the reality he uses local contractors and in turn spend in their money here in the city we want to commend them once again in fellowship out their documentation within the packet adequately filling out the categories for each other the wage rates the number of apprenticeships and checking the boxes that confirm local residents will be put to work on this job more of a chance to see from the people take the train or ride their bicycle little things that eric does that makes for more sustainable development in san francisco thank you. >> commissioner moore. >> i want to just pickup on the question that commissioner hillis raised that goes back to the late san jose early 80s when

i was physically studying mission street how it can accommodate height increased height in the north side in order to see the character the street and in line with the historic buildings which i still strong street wall that is recognized in this project and the 18 was a setback to the form with the indirect expression of it the main point being that the height increases will not starts overshadowing the character of the street away generally think the project is quite responsive to many objectives we have the floor plans but the floor plans are always in those oufshz we look out when making sure that the unit plans are asking for variance on exposure or suggesting that the bedrooms to

the contrary plans address very thoughtfully the basic reminders of good live bolt and having received them i'm very happy to be fully supportive of project the belinda's the strong blending that the architect undertook and kind of harmoniously integrating into the architecture i'm very happy to support the project. >> commissioner vice president richards and i want to say thank you to the developer eric when we met you said your goal to make your jobs easier well done all development should be this way so spread that kind of development and every takes our philosophy on the project move

to approve. >> second. >> thank you, commissioners as amended by staff. >> on that motion to approve that project as amended by the staff regarding the affordable housing and the tdm commissioner hillis commissioner johnson commissioner koppel commissioner moore. >> commissioner vice president richards and commissioner president fong so moved, commissioners, that motion passes unanimously 6 to zero zoning administrator, what say you? >> >> on the variance, close the public hearing and grants the variance. >> very good commissioners item 16 ab were continued that places us on item 17 for case numbers e and b on market street please note that written comments will be accepted until november 16th this is a draft environmental impact report.

>> good afternoon strong rachel planning department staff nos. is the public hearing to receive comments on this environmental impact report or draft eir for the 1028 market street project i'm joined by lucy our acting that is located on market street which is on the north side of market street between jones and taylor in the downtown area the city the site is developed with a 2 stories gross square feet building that was constructed in 1907 that includes the demolition and construction of a one and 20 foot misrepresent family

residential building with approximately 96 plus square feet of ground floor retail use and one level of subterranean parking and streetscape improvements along the golden gate avenue within the market street loft and national historic district and the eligible tenderloin and lesbian, gay, bisexual, transgender, and queer district the existing commercial building is a structure to both of the districts in the response the h.r. or for the property the draft eir was to project levels unavoidable pack pass an adverse sect of the theatre and loft district given the loft of the

structure in the center of a small district second the new construction will have a substantial adverse effect on the theatre because the appropriately project will not be compatible with the rest of the district in terms of size and scale and he earthal structures no effects to the investment district the following measures were knitted in the draft eir they have documentation prior to building demolition including the murder drawings and the topography and installation of a permanent onsite interpret incentive however, these mitigation measures will not crews i reduce the structures to a lens cigarette level but the impacts on the historic will be significant and unavoidable no other impacts were in the draft eir the hearings received comments

historic of historic preservation commission comments on the draft eir was held in 2016 at the hearing the historic preservation commission they agents the presentation alternative was incorporated the comments from the architectural review committee and agreed the structure has a weak feature of the market street therapy and loft district for the term and scale and others architectural scale they agree with the 9 stories is a more compatible design for the replacement structure and as a result they don't support the height of the 13 stories they also contempt it should be visible for the public and adequately reflect the significance of history i'd like to remind owl speakers this is not a hearing to consider approval or the

disapprove the approval hearings will follow your comments should be to 9 adequacy and accuracy the comments that be contributed by the court reporter and will responds to all revisions of or has appropriate i'd like to remind the commenters to speak slowly and clearly so the court reporter can get a clear transcript and state your name for the record and address so we'll send them a copy once completed after hearing comments we'll take any comments from the draft eir from the planning commission i'll note in draft eir began and about continue until 5:00 p.m. open

november 7th this that concludes my presentation. unless commissioners have questions i respectfully ask the public comment be opened. >> okay opening up for public comment i do have a (calling names). >> good afternoon, commissioners i have documents can you pass them out please. my name is dell seymour a .32 occupant of the tenderloin i've been in the tenderloin 3 two years (laughter) if that wasn't obvious i want to share thoughts and stay in the guidelines before she clarifies keeping the 3r50er789 of that talk today so i'm a historical buff run the

tenderloin welcome tours and so happen to run them on the building and the tours been running them since a temporary situation we tends tobacco located in the new building so history is a big thing in the tenderloin some things that people are not aware of before the 06 quake we had at all buildings if you want to be historical what happened in the parts of the city especially the tenderloin some 12 and 13 and 14 foot building were replied by 7 story building everyone in the tenderloin used existing brick they sale advantages enough brick but never got to the same height historically that was a tall building a lot of department stores and the

theatre district i've talked about with the developers and asked them, no tenderloin no such they know as is tenderloin some nut came up with the wizard but there were many theatres that loomed fremont street in las vegas we want people to know one day we'll be 9 theatre district we were before and many theatres are moved into the neighborhood we're getting that back we invite in the and entertain the idea of the buildings coming into the neighborhoods we've been skid row two along oh, you live in skid row no, i live in the

tenderloin district just the out look of people when the new people come into the neighborhood we've got a lot of low income and too many give us dignity and a neighborhood we have people that look all kind of ways we need to everything in our neighborhood it is built up please bring new businesses please thank you so much for listening. >> thank you. >> next speaker, please. >> sue hester my he'd is 870 market street since 19 the flood building i'm will sentiment

written comments but talk about some issue there is so many eirs succumbing throw in this area. >> the 5 of them i know central soma 1 oak street and 15 hundred mission you've heard earlier today the hub and golden gate and van ness all are eirs coming to you in the next year or year and a half and some big problems that need to be - worthy of attention one is that there is enormous traffic from trucks and buses that is really important to the city in the operation u.s. roolts transit and mission street and van ness and south van ness if they don't function the city didn't function

and they are central to the operations after one of those projects the second thing there is enormous winds coming down the hate street where the environmental officer go hillary was the head of the er 0 when they did studies of tenth and market wind it was for the redevelopment agency the redevelopment agency gave it to the federal government for free for a federal building the wins were so harsh that the federal government couldn't accept a free site and as the city keeps approving projects the city should be developing a wind model that is the city owns that is not a consultant out there you have to

pay all the time to update it everything should be put into that and factored into the wind study for mission and market and van ness because it is literally a matter and the third thing uncontrolled - disruptures of the traffic uber and lyft and massive amounts of deliveries that don't respect traffic lanes go where we want to go and make u-turns in the middle of market street i've seen people making turns in the stench in front of this building mission and market and uber they'll do what we want they're not under anyone's controls. >> thank you. any more speakers seeing none, public comment is closed. commissioner moore. >> the overall late out of

draft eir is good specific areas that in order to fulfill the obligation to inform decision makers of the dot areas the document needs briefly for additional information starting with building connection b dot 4 dot 1 describe the aspects of the building with a decision of urban form it requires the visualization is not just an abstract mapping but in the context of the existing building the seam comment holds for 4 point b .5 conceptually sects lgbt two the same 3 dimeal

aspect of that eir requires the lower building how they are hung together and point number two the building description at history of 4 point b .2 provides better images old and new to inform decision makers about the building and the building in context b the current image finger of 4 point b .1 makes we realize the building is taken in the spring when the building in discussion a hardly noticeable and point number 3 district contributors that is 4 point b-16 distinguishing feature is height 28 stories why not illustrate then and now

there's no pictures which shows the building the way they held teeth at the time when they're built and no photo he simulation of 3-d that is a block i'm simon i hope it is and 4 point b-16 is the buildings unfortunately at this moment that is not a backgrounds building not a prominent building from the renderings i hope it is simply in the way that is a judgment on the building but amends i have to get this in here because the illustrations i'm asking for hopefully, will envision the discussion of p building where it is at this moment the building is backgrounds looking and two

glassy and too much economy of scale the next point district contributor is the heading i can't reads my own handwriting illustrate the major elements that are interested contributor in the proposed site as the building didn't capture if he read your description and not rehabilitate 4 point b-18 and 9

documents the images many document the overall form and continuity scale and proportion demonstration materials color and texture none will know how to judge the new building in the criteria to what is trying to benchmarking thank you. >> thank you one of the things allison park piggyback on co-sponsor he was struggling with the lack of photos in the historic section and then and now the comparison would be really good the other they know i also kind of taking a look at on 50 market we have that coming before us if you could add a comment in the comment section around the the person with the lgbt and their desire to see a

level of preservation standards different from lgbtq as she old i'll appreciate that constituent as well. >> commissioner moore. >> my overriding concerns i'm not attributable to the section of eir we're looking in draft eir this is the only building we understand the context of the district and 950 market those new buildings are not put into context how we experience the strength of the street the boulevard by those new buildings that the architect doesn't respond to as a whole we need to continue to ask that we're egress the larger context with the other buildings also they're not they aoretical - in the

context statement is really important i'm not sure if i can get the department to do that but like for as you of us to look at the larger change of the setting. >> so we had something similar on the last hearing if i can piggyback on what commissioner moore said here's what is proposed with the wrip to all of its neighbors commissioners, if there's nothing further, we'll move on to to the discretionary review calendar and for anyone for the discretionary review project that was withdrawn commissioners for 18 ab

and union street discretionary review and the zoning administrator will consider a requester are for a variance. >> there were 5 draft eirs and speaking that the commission wanting the dr requesters they'll receive 1 minute and both sides will receive a with an minute excuse me - two minute rebuttal. >> with that, good evening nick woman welcome to the new commissioners before you are 5 separate initiated with two building permit application for

union street in addition at the conclusion of that dr hearing a variance from rear yard open space and between rrpts that was scheduled for july 27th of this year and upon receipt the surveillance hearing was defenders to coincide with the dr hearing the property project is a vertical and horizon industry with 3 dwelling units and 3 story on behalf of garage the proposed project proposes an expensive remodels of seven hundred plus fronting union street adding square feet for 4 thousand square feet plus in 3 dwelling units to accommodate the addition that will be

lowered one foot 8 inches to the alteration fronting the street not tantamount to the demolition utilizing the material on 317 that measures 25 plus and deep the site is located open a lot with frontage on the northern between taylor and mason with an r m-1 and 40 inch heenl with the russian hill with a establishes area commodities with low density housing it it ranges from three to four and many are multi single-family units there were 5 applications and the dr was filed by john perry of union street this is located east of the the subject property along union street dr field by the ken

even though of the union street same address different unit and dr number 3 fields on behalf of the trudy and paul same building different units number and application filled by chris of a latin terrace along alana terrace and union street located south of union street and south the the subject property on on behalf of the little house community the dr requesters concerns are the alteration as follows: the addition of the fourth floor reduces the letting along the structure located immediately to the east of the the subject property this is union street therefore the project thereby modified to eliminate the fourth floor reducing the construction and the alteration to the

existing structure fronting the street based on the planning committee referring to the new construction building fronting alana terrace the dr requester concerns the project didn't need the planning code it requires a variance to chief the mass and bulk for the open space and morph the hvrpz and extremely circumstances failed to meet the planning code 305 and not in keeping with the character of the neighborhood and the height will limit the mid block open space that allows for adjacent places and lastly along the terrace causes a negative impact on the quiet pedestrian according to the environment on

august 4th, the residential design team or rdt reviewed the application for discretionary review the rdt didn't find exceptional or extraordinary and found that meet the residential design guidelines the rdt reiterated it was comparable with the scale and massing along the subject streets as well as union street this is retained found the vertical and horizon were not necessary and desirable that is 3 story over garage structures and leads to a similarly mass bulk and - rdt found the new structure with a 15 foot setback of the fourth floor was comparable with the assistant structure to the adjacent properties to debate the department has 11

letters in support and tone in opposition all the letters are in your packets letters in support generally speak and the project sponsor speaks to the concerns of the loss of light and air on the adjacent residential structures in addition a petition was calculated and petition requires future modifications to make sure the - the contention remaining light and air for the adjacent structures not take dr and approve as proposed and that concludes my presentation. i'm available to answer any questions. >> thank you dr requesters 15 minutes. >> for clarity that is a joint presentation to the planning commission and the zoning administrator and

they'll be reviewing this jointly the dr requesters you have 15 men's and so anyone that is a party to any of the dr requester this is our opportunity to speak okay. >> or the two minute rebuttal. >> good evening commissioners my name is kenneth i think on union a 3 story abutting the union building my wife and i

live on which bottom floor our upstairs nefarious with 24/7 children and at the request of the commission all floors have decided to be in one presentation on union has a negative effect that contact broken down into 3 light and privacy and expansion the first is the reduction of light currently proposed setback on the building on union street if address the reduction overall in the assessable in the lightwell i have the understands to work from home my office is only source of light the lightwell and a negative impact the impact can be mitigated as suggested in

the residential design guidelines we have requested the project sponsor thankful denied this profess concerns can be addressed over off lighting and the reduction is the - has a negative impact all 3 floors of building have primary areas on the ned and the new this will reduce the latin-american with the - the second category rear yard the visible it privacy the concern is the respect to the proximity is related to the variances regarding the rear yard open space there is no extraordinary hardship 1 to 2 is the surveillance thereby denied and trading it in exchange doesn't

explain the hardship and the uncharacteristic size of windows as you can see in the diagram for the ceda side out of heart attack with the rest of the neighborhood the neighbors don't have the block areas as proposed ♪ project the advanced neighborhoods reducing the size of windows should be addressed the theirs category of concern is demolition for all intents and purchases that is being demolished - all horizon elements are demolished and slight adjustments will push the calculations over the edge i think an expert will agree that building should be considered demolished we questioned the completeness of calculations

the west side of the equivocating facade i've kijdz is not included in the calculations the proposed south facade is completely deft it is flush with the rest of the building i can show you that >> the other demolition is the practical matter of altering the foundation with the inclusion the reality the foundation of the existing foundation must be handles to meet the load evacuation has an impact on our foundation and to include

safeguards adrc with the additional insured we support the project sponsors right to build but we want the commission to consider we're acting to one utilities the strategies outlined in the r d g to adhere to the hardship to address the profess concerns and look at the calculations and in general to consider the liveability to the size of this proposal thank you very much. >> thank you. >> good evening commissioner president fong and members of the commission zoning administrator sanchez i'm mr. butler owe represent the this house committee for the dr and variance application we oppose the variances applied for their

without hardship and materially and enjuris to the project as you consider the project you should know about the players and the larger moves yet to be played on many unwelling chest board the project manager is - his father owns four lots and doing two projects on more this will have bigger repercussions it's fathers make no mistake we're friends of owners but the fabricate that owns the 4 properties on the block his son has positions as a curator of luxury housing in san francisco as well as agents rolling russel are serial erect oversees from

oakland and share nine hundred and 55 evictions between them they and so forth to have the delipidated building and boosts of a multi if i may dispositioning that is ellis act but make no mistake about who's hidden the curtain and with the so many lots in play in the ultimately luxury for the most part the sponsors give you a little bit of background janlt building and lightwells and local scale they put in modern architecture to jack-up the structure it needs to be lowered into the hill they'll take a perfectly good building and lower it into hill so they can

claim another unit or story of unit on top of it is such a demolition just by definition taking that and making that go away under favor of the fourth well, how popper in the neighborhood apparently not enough none of neighbors opposed the project and support our dr as you can see on the map the enabling planning code they're asking for a variance for 134 and c-4 c is repeatedly contrary to the lowest possible raider rear yard it states in no such case shall the rear yard be reduced to less than 25 or 15 feet which ever is greater and

yet here we go about to do this a building that allegations to be code compliant at the same time it enables the rear building it is a through lot the variance is asking. an exemption from the requirements set in 89 entitlements little house committee opposes the variance here and because they're both unjustified for new construction this is not a remodel that can't quite fit as injures to upper market district all 3 members of hoa the rdt wouldn't accept the 3 story on a new building but the sponsor a alleging trading the fourth floor they didn't request above the hardship that lets them build in the required rear yard i do not get it 2017 times them

to sobriety because of many fictitious building i don't think so how the hardship didn't exist they have the biggest lot no matter the neighbors the commission should take dr the rear yard construction should be limited to above grade and least stair and walk - through don't dig a basement or allow parking off >> lagged this is a through lot you can get if through union street leave the alley alone please

i've residents of just a few minutes building and the surroundings communities have significant concerns regarding the proposed project in particular the rear yard building we wouldn't have opened to the project a benefit not only to the developers but to the city in a form of additional housing, however, the remainder construction will negatively impacting the open space for neighbors an union and alladin it is precisely because of alladin is narrow and the space so con fined the mass and property line development small business discouraged in march 4 months later the attorneys submitted a letters of determination related to an earlier versioner merger two units in the existing building and construct a new building the request stated by constructing a

new home along alladin terrace will bring that both conformation and have the narrow property line development of alladin their application sites an established pattern of closely mid block place that is small for an rh1 and by conforming to this pattern the project will bring the property up to the highest and best use the inefficient it designed it is a bulky intrusive and aggressive building that will demolish the letter of determination was issued no may of 2010 and all must be comply with the standards hopefully that is better than boilerplate

language by requesting 3 variances the project demonstrating its failure to meet the objection the objections can be meet in the standards guiding principle to challenge us to celebrate the present and plan for the future those principles reminds us a proposed project didn't exist solely a moment in the year 2016 or a specific lot one block one hundred on russian hill the projects is an extended continuity express as follows: the quantify the planning the existing housing and neighborhood character to preserve the cultural and diversity of the neighborhoods the policies and procedures for harmonious with the career the

urban design element the general plan and less qualify for the identity and the residential design guidelines which articulate the exception regarding the character the environment and intend to promote, design that will protect the nauseated character and intense the quality of life in the city that is essential that in fill projects be implemented in a manner that balances the desires of the pvrnlz with the need of protection of neighborhood character and the test aspirations for the development with the 3 he exceptions the context of building scale think block one hundred has been unchanged since 1939 and creating the regulations that have been if focus since the 19 san jose the developers purchased the property in 2010 and seek to be excused in compliance with the seam regulations they've arrived at a

theatre about an entitled exception that will be halted and started for their convenience the resulting permanent to the context and quality of life on alladin will think enumerated by the following speakers we're confidence is is exceptional or extraordinary caucasian against the common place of adapted design standards to a project that if conserve the neighborhood character or balance the impacts on nearby project the conforming and non-conforming conditions shouldn't serve as a in fill justification thank you for your time and attention to this matter before but go on mr. fosters 3-d renderings you've given to me do you have another copy.

>> they should be in the back of our packet i apologize flipping packets do not have those renderings. >> oh. >> i have one copy. >> can we pass that. >> absolutely. >> commissioner moore .

>> does the project sponsor have a 3-d. >> commissioner moore. >> this what i understand just for clarification the 3-d render is a drawing that puts the proposal into the 3 district attorney dimensional context what you handed out what i call a project elevation that's fine and meets the criteria of submittals, however, this 3-d addresses the conceptual sightings of a new building that is like a birds eye view that touch drawing i've not seen if it was distributed.

>> mr. foster. >> i apologize no metric with a 45 degree angle of views the department we accepted those drawings and complete as qualifying at the 3-d renderings which they are i acknowledge that point. >> thank you, thank you. >> okay project sponsor. >> public school commenters. >> i have comment cards (calling names). >> excuse me, sir. >> sfgov overhead. >> good afternoon, commissioners my name is lillian my family has owned our home on

raufb for 68 years their natural typography and the patterns of used by different cultures and legislative controls these merger influencing each other and, of course, the neighborhoods expend beyond the block where the address is 3 blocks away washington square park serves many cultural and in close proximity 3 icons the capture and coit tower and have bohemia cigar stores a great cup of cappuccino and up the hill the view is alcatraz island floating into the bay a 14 story

hotel one of several development that spider the 40 feet height limit brought forward by the board of supervisors in 1964 with the arguments with the enjoyment of nature shouldn't be sacrifices quiet and casual and pedestrian ordinary providing much needed open space in dense neighborhood a planning policy supporting the proportion alphabetical between the building so the streets with well defined without dominated and the pedestrians can enjoy the sin and the escape it is not important, important for alleys with a human scale craft to a vehicular wider street and by building that are go high or

closely bunched together is a quiet noah valley retreat as place to be avoided and the appropriate alleys will be lower than building heights on wider streets alleys have an noah valley elmhurst provetion and they have massing and narrow massing that provide - pedestrian activity for sky within the surrounding blocks with a broader - detrimental to impose lynn of feasibility studies a small revenge and deferring of protection thank you. >> my name is a gordon i want to speak to alladin terrace it

is 16 feet 12 feet four inches under curve to curve and an alley less than 9 feet wide at at eastern ended they line each side of alley the rear yard extend to the south side at the mid point of alley one of 6 through lots and 51 lots on block one hundred 870 is the only lot to have a rear yard with the ken street lots with no open space the street space is defined by the two buildings on taylor framing the entrance between 1907 a 1939 and have a blend of earth styles and materials and details other than condominium conversions the lot configuration pierces to be

unchanged since 1959 the into the weeds of the alley reads as a continuous wave of 2 and 3 entries with no garage doors and side yards roof elevations vary from 12 feet to 33 above alladin buildings on the south side 2 to 3 stories with elevation raeng from over 39 feet to 40 feet 8 inches turn around any building on the north side those alternative with the lower evaluation a rear yard privacy wall on lot 24, a rustic wood fence at the project site, a set privacy wall and 24 roof elevation at lot 18 as a group those elements are perceived as an a alternating rhythmic high and low structures opposites

provide sunlight for the north side and the space street along the alley that sequence is a character of the alladin with the rear yard with 870 union at the center the proposed parapet would completely fell this stream opening disrob dulavich, executive director of livable city. the rhythm inform mid block and diminishing the quality of life on alladin terrace thank you. >> thank you. >> next speaker, please. >> good afternoon, commissioners i'm kari live on terrace for 9 years no garage i want to think about mid block open space it is having been shapes since the 1906 san francisco earthquake fire and ken on the east and. >> landlord on the west it is

a pattern hive compressed and effecting allocated street space an alladin it extending from the northeast to the southwest corners of block that pattern cuts automatic traffic and planting in containers at narrow eastern walkway without concern for safety and protection from vehicles rear yard and mid block are vital components the residential design guidelines included the following rear yards collectively contribute to the mid block open space that is visible the visible open space is an amenity the height and developed of a building expansion into the rear yard can impact the mid block open space when permitted by the planning code it expands into the rear yard may not be okay

the following intervene administrations reduce the impacts impacts of rear yard setback of upper scenarios important large rear yard - reduce the footprint of proposed building or addition the east west orientation of the alladin with the structures and opening on the south side are important for the natural light creating visible access to mid block spice and enjoyed by the union street property it is limited the height and depth of the year-round constriction will exacerbate that every time children use it after school they enjoy the opportunities to observe and photo coit tower

recognizing that quote measures must be taken to improve the health and safety of the local environment and the psychological view of the neighborhood and the creation of other activities and a small-scale qualities that makes the city a xhofsht and often exciting place to live the seating spaces on the site helps to uplift more oversized development don't serve the purpose thank you. >> thank you. >> next speaker, please. >> hi my name is paul smith first, i want to thank you for the chance to talk tonight my wife and i live where the terrace opens to taylor street have buildings on both sides of the aisle of us and a lot of it and love that alley when i saw the plans when jumped out to me how large the windows were or

how close the buildings are to each other this matters for two reasons it seems enconsistent with the proposition of the neighborhoods windows and also makes we wonder in some day i'll have buildings next to me with huge windows that stair both me bedrooms first, the inconsistent the retained said they should make the alladin terrace building more in keeping with the vertical perspiration of the neighboring buildings so the new plans in revision 5 is the dimension reduced and also a previous version added vertical to those windows this is great this is welcome improvements to the windows on the alladin terrace but no changes have been made to the larger windows facing each other

across the supergreen court that brings me to the second point the reason this matters is privacy s big windows in the intercourt are not facing towards the bay they're facing directly into the neighbor's home specifically the plans called for a hundred and 80 foot generate other people's money at a braem to deregulation face a 200 and 20 square feet opposite at a living room and they are only separated by 20 feet they are large arching as departmental windows the new building serving a bedroom and became bathroom, the rdt said to recess those windows by 3 inches

inches they do it for the. >> landlord but not on the options facing each other on the new and existing buildings the enormous size of windows not addressed by either the retained or the project sponsor but still i believe a few inches didn't fix the huge windows that stair directly into the neighbors homes it is a precedence i hope we can avoid in summary my request to make the windows throughout the project more respect to the privacy and is prorngsz of neighboring project thank you for your time. >> thank you. >> next speaker, please. >> good evening my name is senior citizen that like to speak about mid block union residents on union street building experience two different types of mid block open space confined noma between

the buildings and the buildings directly behind them facing alladin with the existing building to the south side of alladin this image shows existing mid block space between union street on the right and. >> lalgdz on the left the distance varies from 14 to 16 feet the developers are correct this space is quote closely packed and ab normally small that is a pattern of development they seek to emulate and use to justify their variance mid block this rear yard building on union will reduce the open space on the the subject property lot as seen in those images to a non-conforming under court claiming this as an attempt to quote match the context in an

appropriate manner unquote and the highest and best use of the subject property i live in the lower flat think union and state request counter being this loss close to the windows in someone else's home is a demeaning experience the variance requests are clearly built on the largest structure would there be difficulty or extreme hardship in telling the developers in the height and bulk was to be reduced in the recent past through high school in a building that also has 3 bedrooms less than 2000 plus gross square feet and no garage it it truly a necessity to include 3 thousand 8 hundred gross square feet please consider modifications to the development that will provide a

more satisfactory rep with the surrounding neighborhood thank you very much. >> thank you. >> next speaker, please. >> good evening i'd like to speak about is the terrace historically on alladin the traffic with occasional with no fwrargz and no through traffic in 2005 a two car garage was evacuations and 2008 a 3 car garage was turned into a 6 car garage from alladin it is has an adverse impacts are ross's are not a justifications for further intrusion that increases the vehicle count by three percent and eroding the alley and

eliminating 50 percent of room on alladin this is retaining wall is a hefty articulating the typography of russian hill at the adjacent property that may not be a historical structure but part of network of streetscape design not replaced by a a garage door we must discover treasures we at least expect to find them another garage is another privatization for the sake of personal vena neighborhood has a walk score of 97 and severed by two buses allegiance within 3 blocks and a transit score of 93 the better neighborhood program has sustained parking it degrades the urban places and takes up

generous space and die we're zion places for parking the result in a city that is more about garages and cars at the preapplication meeting the developer said most of construction will be from union street that is the limited space this strategy should be applied to parking ♪ project the union street garage provides an test for a single point when an existing traffic corridor rather than adding a garage think alladin if it means x have a seat the space they say easily adjusted to suit the circumstances this is my home turf and my family's gather that

will be a sad day when the garage door replaces a alley and cases can't play or ride a bicycle because of cars on the street thank you >> thank you. >> next speaker, please. >> good evening commissioners i'm john i've lived in russian hill since 19989 the benefits of impacts of parking are worn tops the the subject property a through lot and offerings choices for off-street parking other than adding a parking we propose consolidate the building and parking with within 870 union providing convenience to the owners and reducing the negative impacts during the

members of the committee the sponsors dismissed this as don't costly with the difficulty of evacuation we were hoping for a different outcome those plan images compare the proposal in an alternative proposal the union street garage is the 23 car tandem removing the cars from space 3 requires the bulk of the other cars to move that doesn't comply more than bone car needs to be rechldz to assess one space in contrast the alternative plan provides 4 spaces by side to side vertical lifts and meanwhile the one by one parking ratio to replenish that some judgements will be made one exterior assess to the west side for the center stair

and two in storage is placed blow the stair and there bike storage is placed it the upper level and four to provide a clear ceiling heights of 12 and a half feet of a the lifts it will be load by the 9 and a half inches and the second floor lowered instead of of the 20 inches inform need to sx elevate it is less than $30,000 comparing to the 200 and 50 thousands cost by the sponsors and further savings as a evacuation think alladin be deleted and the owners attorney presented a letter the 3 story three bedrooms can't offset that and that serves the 3 units

nothing will stop the assessing from union street and no impede to convenient pedestrian access to and from that garage 51 the shared exit corridor in fact, the project firm enjoys a similar position they maintain a 6 parking garage for 3 units they own at the east side of alladin only the project sponsor wants to build what we want to build please don't allow this thank you. >> good evening commissioners my name is jim i've the on alladin without a garage for over 12 years since actually 14 years since

2002 i have copies for you to look at due to circumstances of topography existing development and established neighborhood character we're confident the entire outlet of our concerns qualities as exceptional or extraordinary defined in cautiously against the common place application of standards to a project that didn't enhance or sxheefr neighborhoods character or balance the right with impacts think nearby properties or occupant the project will review in negative impacts to the alladin and adjacent properties not in the best interest of the neighborhood in particular and the city in general we respectfully request the planning commission to take discretionary review of the project and improve a scope of construction as noted below a inquire compliance with the

planning code for a rear yard dwelling unit emperors and endorse to sky for common outdoor space and modify the project to provide all the vehicular entrance from the unions side and not permit a entry from alladin and respect the retaining wall stabilize and preserve the project and c articulate the facade of south side this by setting back the four floor with the 45 degree angle of exposure and require the fire assembly so the parapet can be in keeping with the existing building and probable cause any future addition of a deck other than the it up floor

and d reduce the side of the oopgs through the the project to mitigate the privacy concerns and provide a solid to glazing with the vertical proportion of the neighborhoods buildings as directed by the rdt not a one time event certain in fill projects can be lightened to a freight train and ultimately luxury gentrification it is threatening the city add this is to the list of projects on union and alladin one small fabric to the open space yet components combine and contribute that our planning policies have been to protect and preserve to have a maximum build out is necessary somewhere

in this debate a path leading it a balance of opportunities to build reasonable consideration of neighborhood context and character thank you for your time. >> i'm here to support the dr i am tracey and live in north beach especially union street i know our profess spectacular had evicted people and taken the buildings off the market 3 unit misrepresent story buildings and so we are losing so much of the character and our rent controls obviously this serial evictor family operated in oakland and evicted and he wanted to be here had to leaving boo 5 and the

tenant union couldn't be here we're worried about any serial evictor coming into the neighborhood there is a person buying up a number of building one the taylor union and alladin a business plan that usually i consists whoever is there. i don't know how those building were vacated and became condos those are people we need tobacco watchful of and obviously they are only conditioner is greed how they can make the most money and not the neighborhood i live very close to this wonderful alley is what we call it and that's part of charm of that neighborhood is going through the various alleys you never get tired feel like you're in the

same city there is a lot of alleys with blew off blooming flowers we want to support the people please don't let let this happen. >> any other speakers in support of dr requester. >> okay. next please. >> good evening john reuben, junius & rose jackie and danny those guys are proposing a new

vertical addition on union street with the development on the block we'll get both that later i want to jackie and danny to come up and speak their goals to the project. >> good evening commissioners i'm jackie and muran are the project sponsors a little bit about us we are born in san francisco and was raised in the city and our families live in the area i moved to russian hill a decade ago when i met danny he happened it live 2 blocks away on union this neighborhood is special because where we've made your home he built our community the only property we've owned in san francisco and never evicted anyone we decided this is where we want to raise our family we are proposing to build a 3 three bedrooms home not only to have our children grew up in the home but provide a comfortable

environment for my parents to live in as they get old we have an opportunity to take care of them as the chinese-american immigrants i want to provide to a opportunity with this goal in mind we began in 2014 we knew the project will impact you are neighbors it is important to give them from the beginning in the past two years we've had dozens of meetings on the union and alladin street side and made numerous changes to specifically address their concerns those changes include eliminating the evacuation on the entry side and setting back the top floor on the alladin by 15 feet and changing and reducing the windows size to be more comparable with the surrounds as a result we've gained the

support of two neighbors that immediately adjoin our new this on alladin our tenants and other neighbors on the block some are here to voice their support unfortunately, we've not been able to accommodate everyone the request to remove the garage door requested by the alladin neighbors we didn't find no reasonable alternatives my husband and i work for long standing businesses and each need a car to commute to work i'm a civil engineer and 70 percent is in affordable housing and many of the projects are in san francisco we work throughout the bay area so a car for me is essential for work and looked places on union street given young children and parents evolving we'll have to derive

down the alleys we'll not have a space to pull the cars into we found this process has really been a push and pull between interests that are sometimes hard to strike a balance we truly feel the proposed projects before you is a thoughtful negotiated response to all of the feedback we've been given by the various neighbors and this is reasonable in scale and weighs the concerns we've never been of the mindset to ram a project down anyone's throat we intend to live here a really long time it is in our best interests to be good neighbors and to be honest we're grateful. the process it has given us the opportunity to meet and know our neighbors otherwise we wouldn't have had the opportunity we

transmittal building with their input a good intervene it is fte with the existing fabric and character of the neighborhood we hope you'll august >> thank you, commissioners so the less get into the details can i have the monitor the project is not in a lot between union street there is an existing - we're proposing a fourth floor addition with the rear on top of the area for a deck area and the alladin a vacant we're proposing a 4 story this for jack i didn't and danny and segment from the alladin if you hired an architect and said design something that is consistent with the existing development on the block that is

what you'll come up with innovates pushing beyond anything on the block be as you can see the thorough lots are split lots those split lots are narrow 55 feet somewhere around that building that are shallow because of the formation of those lots but you'll see the mid block open space is a line in each direction on either side none comply with the 45 percent rear yard requirement by the way, what we are proposing will be consist with what is under already that's the union street building this is the mid block open space and this the the alladin building the union street building isct