for us to do the right thing. the -- the repeated requests for community control and oversight in the form of a cac or what's the proper acronym for this particular equity, i think would be an extremely important. the eastern neighborhoods show how all that matters and show how it keeps an institutional memory alive and awake as a plan moves through many years of i evmplementation. the flower mart is a separate issue, but i think it is important for us to keep -- stay aware of because we have heard the flower market story independent before this evening started, and i think we need to have a certain stewardship by

which we realize how this story continues, but also that the flower mart will be a viable continued entity when it moves to its final building, which means the interim has to be, as least from what the public tell me, has to be a viable solution. many people have different solutions. today, i don't have a horse in this race at the moment, but i would like to have more guidance and more clarity on that as we move forward. environmental concerns, the healthy neighborhood issue along the freeway corridor is something that is not new to the discussion about buildings in this particular part of town. that actually comes through rincon and comes now into central soma, western soma, and i think we need to stay on top of that as was presented through the comments. i would strongly encourage that we do not shove that under the

carpet. the question that is not the first time that i voice and i am a little bit concerned about is that we continue to find to maximize the balance between live-work. that is the housing-work balance, i think is important. we cannot kick the issue down to other projects. 40,000 jobs and 7,000 housing units, i think, laefshs a leavo worry about, because current trends continue, we have failed to have a proper work-housing balance in san francisco for a very long time. i'm not trying to say that this particular project can solve it all, but i think the tilt between 40,000 and seven is still a very extreme one, and whatever we can do to find

strategies to increase housing, even at the slight shaving of the 40,000, that would be very comfortable to me. one of the issues that i am hoping i can get an answer to is a phasing strategy. you talked about metering what comes on-line when in order to do the many things which comes from the smorgasbord amenity package. when comes on-line, in other words, when does affordable housing and in what quantities come on-line, because that is one of the most urgent housing, and why we won't be getting our 33% in the first phase. how quickly can we accelerate the benefit of housing and how long do we have to wait if app office building which contributes x, y, and z dollars

to our housing benefit package, how is it utilizing and realizing itself in the community. i'm using rincon hill. now that it's shaping up after many, many years, but we know -- i'm going to be careful of what word i was going to use. -- was a place which lacked context. i want going to say wasteland, but that's a terrible word to use. it was a place where we couldn't create the context commensurate with the buildings that we're building because the critical amounts of money weren't there. i would like to see that not to happen here. this is a slightly different situation, but in -- in the -- in the end, the new will always look quite different from the old, and i think we need to find a way to harmoniously knit the community together. we have good parts in soma.

we need to connect them to the newer parts by bringing the street amenities, etcetera, on-line as quickly as possible, including the inclusion of open spaces and everything that comes with it. >> flipping back to page 22 and 23 of the presentation, obviously, as we know from affordable housing, the best way to get units in a timely fashion are the on-site and off-site options. we have -- obviously, we expect a lot of projects to do on-site, especially if they're going to benefit from the state density bonus, or if we do ab-73, they both require on-site units to my knowledge. also, the biggest plan in the area is proposing on-site developments, so we would get those at the same time as the

residential units. as you know in the city, there's not a terrible backlog of affordable housing money in the city, because we spent it. in terms of transit, obviously, transit money comes from a million different sources, not just the plan. the benefit of this plan is we've already prebilled the $2 billion investment in the central subway. we forget to talk about that sometimes, but that's a preinvestment in the area that(d) indicates the proposal here, and as tim already said we're working on the samples for b.a.r.t. and for second transbay two. caltrain he electricrification is underway. for pdr, all the development will happen -- they'll be built as part of the project, right, so there's no lag in the pdr. for parks and recreation, some of the things like gene friends, we're contributing money to match a bond being proposed by rec park.

some of other amenities, like the new one acre park will be built in kind, so it will be open at the same time as the new developments. the other new park in the plan would also be built in kind. the rec center is being proposed as a gift. we'll see how that goes, but potentially, it's an in kind. in terms of complete streets, we're already under instruction on second street, we have socked away some money for folsom and howard, they are planned to be shovel ready, so by the time this work is done, we are ready for construction documents. money for the streets would be billed as part of the complete streets improvements. the living rooms will be built at the same time as the buildings. in emergency room its of child care, obviously, that's funding that gets socked away, but we want to encourage people to build child care centers.

open space is the hardest thing to sort out because the state's regulations are so suburbanly oriented, 75 square feet perkid is extremely hard to come by. the next proposed school is in mission bay, which is extremely proximable to this area. [ inaudible ] -- or the rights without even waiting for redevelopment to happen so they could have something ready. for the community services, that's an impact fee, and so that money would come -- would need to occur over time as development occurs, and finally in this tbd bucket, if it's all

for community development and things like that, that only kicks in when the projects are built and then they're reassessed by the -- [ inaudible ] so that money is not going to come in for a few years, but he we know soma stablization has a few more years worth of money in its kitty, and this is meant to not continuity strategy so the money can keep rolling through for the next few years. because the cid is 99 years long, just kind of in perpetuity a cultural preservation. >> would you do me a favor? you answer any question, and i know you are thoughtful and go to the bottom of it. the only thing i don't hear is that those people who are asking us those questions have really heard you, and that's where i think the art is here

of making the plan a little bit more of where the recipients are. >> the plan as read does include a timing section to it, so it's in there. we talked about this several times. i don't mean to be -- well, i do mean to be that way, but i mean it's out there, and i'm happy to write another memo, which will be a smash hit. it's out there, and we definitely thought about this because one of your major critiques of eastern neighborhoods was the lag time, and i took that to heart because we don't want that to be the case here. >> well, the eastern neighborhoods lacked a significant amount of detail. this plan has the possibility of being more resilient, but i do encourage you to spend a little more time not just writing memos, but explaining some of the finer points here, that would be good. >> if you'd like me to do that the next time we have a packed

house, i'd be happy to do that, as well. >> commissioner johnson? >> i just want to thank the planning staff for their incredible hard work, thank the community for coming out to share their opinions, and thank my colleagues for their thoughtful responses, and just want to echo some things that were said. the first is i am also excited about this opportunity, but we do walk a thin line here, in that the details in this second act are where the rubber meets the road. i hear community members repeatedly asking for us to make sure that this planning and development doesn't happen in a vacuum, making sure that the narrative of this plan really relates to or describes how it will work with other developments to make sure that we are addressing the larger housing crisis that we do have. the second thing i want to say is that i echo what a lot of folks have said on the commission about making sure that we're proactive about some

of the potential impacts on the community, so echoing, making sure we know where rent controlled apartments are and that we're protecting that type of housing, making sure that we're acquiring soft sites and doing everything we can to protect and support the community that's there, including making sure that the cac's have power and a seat at the table. and then, finally, that we are setting a precedent for -- and a tone for how we support labor and job creation, so i look forward to the second act. thank you. >> thanks. commissioner koppel? >> yeah. once again, great comments from up here and from the crowd. i do think that we should stay within the eir study announced currently, and that this -- the plan deserves to move forward. i do see another commissioner on the cue, but i would like to make a motion now to initiate the plan and schedule a hearing for march 29th.

>> and just, can you give us clarification on what -- 'cause there was this interim stuff where the supervisor and marry introduced legislation, so do we need to -- >> only the commission can initiate the general plan amendments. i got a nod from the state attorney's office, and so you have to do that. that's three pieces to the legislative package plus implementation plan, so you would be initiating the legislation plan around the general plan amendments. >> so that's 9(a), 9(b), and 9(c) around the board. >> the only portions of 9 a, b, and c is scheduling the hearings. >> and before you -- i guess you'd need a separate process altogether. >> yeah, your motion would be to have a hearing no sooner than march 29. does that work, jonas?

>> yes. >> all you're determining with the scheduling is basically the action item on or after march 29th, which gives you a lot of flexiblity. all right. so i understand the question. >> to clarify the motion, it needs a second. did you second? >> just to be clear, that motion that is putting emphasis on the second act. >> what? >> i'm sorry. what was that? >> how do we technically put 'em if emphasis that the second act is discussed and moved forward? >> we've been referring to it like a whole nother plan? >> overlay. >> certainly, that can't be done as part of this. maybe i'd caution around a ceqa issue around that before you -- >> that certification. >> can we -- >> okay. [ inaudible ] >> well, i think there's two things. one is recommendations on how to increase housing within the

plan, which you can do, but for the next hearing. the second thing is looking at where we are looking at new housing proposals and new potential for additional housing outside of the plan area. >> yeah. >> i think that's what you're asking, and we call it second act. >> we're within the plan area. >> my preference is within the plan area. >> with an overlay eir, even if it takes three years. >> okay. we can talk about the implications of that. >> a recommendation to explore that. >> and one way to do this is maybe the next hearing we have, because i think the anticipation is that we have at least one other additional information hearing before the adoption hearing, and commissioner moore points out that she's not in town on the 29th, but that we'll make sure when we discuss scheduling that we'll not have that on the 29th. >> let's make sure we have one -- at least one additional

information hearing and that's fo focused on kind of digging even deeper, and i know we've had this discussion many times, housing, the issue of jobs versus affordable housing, and issues around gentrification and small sites, and maybe mo comes to that hearing, so we can get their priorities on affordable housing, and get their opinion that -- a lot of it rent controlled and how this plan preserves that. it's kind of a housing -- >> sure, absolutely. and i feel, like, there's some decisions. i've offered some proposals on the table that we make to amend. i guess i could use -- >> yeah, that hearing, if you

come back with your recommendation on kind of how we maximize to get to that kind of maximum eir housing numbers, how do your recommendation-- >> sure, and make write -- [ inaudible ] public benefits, the # 0 million. i know there's a lot of consternation because we're kind of working with the community on a proposal. i think if we knew 5 million on the training and 2 million to bessie carmichael, we could give people something concrete to react to. >> okay. commissioner richards? >> so i guess one last thought. we all talked about, you know, the residential, the housing component, and one thing i think none of us mentioned, to

the best of my knowledge is the arts and pdr. so my question is over the current amount of parcels, we have a certain amount of pdr and arts used, do we know what that is? >> sure, in the area currently zoned area and sli, there's 37,000 square feet. >> do we know what the breakdown of vacancy of art versus pdr. >> the vacancy rate is extremely low for pdr, and for arts, within those areas, a couple years ago there was only one arts locatioorganization, not sure they're still at that location. we could maybe talk to john because he's in charge of mapping that stuff. >> and then, we're going to go from 900,000 feet. >> yeah, we're going to keep

that same. there's no loss of pdr. >> it comes down to a loss of pdr. what are we talking about affordable pdr space, affordable art space. i know there's buildings that have been built in the 2 000's that i still drive by that are still empty because the rent is too high. >> there's no legal commercial rent control in the state of california or else we'd probably be looking at different laws in the city. basically, if you use carrots, you don't have sticks. so if you provide below rate pdr, then, you can use less pdr, which frees up more space for more economically viable uses. peryour question about vacancy, that's -- that's a way bigger

issue than central soma and prioritizing way bigger strategies citywide that are applicable. >> but my concern would be that we move forward with this plan, we'd have displacement of some of these organizations and businesses. we did a perfect thing with the flower mart. they're going to be relocated to the pier, marin avenue, wherever they're going to go, and they're going to come back, but these other businesses and organizations won't have that kind of protection. >> and i do not believe that there's a way to legally mandate relocation. we've talked about this for a long time. our goal is through this and other parts of the city is to, just to create enough space, and part of that's building new space, and part of that is enforcing and protecting nonexisting spaces. >> and i think for maybe discussion the next time is projects that do offer that kind of flower mart solution, we should look more highly upon

because it actually is furthering some of the plan goals, the criteria for approval. >> any additional comment? thank you, mr. wertheim, thank you for the members of the public who came out and shared their thoughts with us. this has been very informative, and we look forward to another informational hearing before we move into april. sorry. there is not all informational, so we're taking a vote on the general plan initialation. >> there is a plan that has been seconded. shall i call that? there is a motion to schedule and initiate scheduled plans and hearings on march 29, 2018 for the zoning map and planning code and administrative code amendments. on that motion. [ roll call. ]

>> so moved, commissioners, that motion passes unanimously 6-0. >> i will remind members of the public that the commission doesn't tolerate outburstses silence your mobile devices. if you care to, state your name for the record. we left off under your regular calendar item 10 has already been continued which places us on item 11. 4230 18th street. >> good evening. planning department staff presenting a request for conditional use authorization at 4230 18th street. item before you seeks conditional use authorization pursuant to 121.2 303 to establish a tourist hotel which exceeds the permitted use size

limit of 1,999 square feet. a restaurant use and bone a identified eating place and to allow the hotel use to exceed the principally permitted hours of operation within the castro street neighborhood commercial district. the project is located on the north side of 18th street on the lot 1875 square feet in size. the property was developed with a two story mezzanine commercial building. originally constructed in 1900 with a storefront added in 1906. building permits indicate that the residential use at the property ended some time before 1963. historic resource evaluation determined the existing structure is not a resource. the project is located in an area of mixed use character, and on a corridor composed of ground

floor commercial exam retail uses with residential on the upper floors. the project proposed the demolition of existing two story plus mezzanine 3,111 commercial building and the construction of a new four story 40 foot tall 5,625 square foot commercial building. the new building will contain a tourist hotel with 12 guest rooms on the upper three floors with a roof deck and 1800 square foot restaurant use on the ground floor. no off street parking or loading will be provided. the project will provide five bicycle parking spaces. a strong market did he new englanmarket for hotel use.thert and therefore, it will not result in a concentration of eating places in the district. at the time of the case report,

the department had department received 6 letters in support from the community and local businesses. including letters from the castro upper market community benefits district and the cost row merchants. the department received two letters in opposition. one of those neighbors has no provided a letter to draw your opposition to the project. staff recommends the approval to establish a hotel with up to 12 guest rooms and allow the hotel the use limit. to replace the existing restaurant and allow the hotel to exceed the permitted hours of operation in the district. with that said, staff recommends approval because the project proposes a hotel use in smaller scale hotel uses and tourist uses. it does not remove any housing. it provides the hotel use in the city and region of a high market demand for hotel uses. the project incorporates site

design that is consistent with the surrounding context. the project is located in a transit rich area of the city and service by light rail and bus lines. the project meets all applicable requirements of the planning code and the project desirable for and compatible with the surrounding neighborhood. this concludes staff's recommendation. i'm happy to answer any questions. thank you. >> thank you. project sponsor, welcome. >> ten minutes. >> uh-huh. >> you have ten minutes if you need it: thank you. >> good evening. i'm a building owner. i'm also a small business owner in san francisco. i wanted to start by thanking the commission for the opportunity to propose the project. our plan is to deliver the castro a micro boutique hotel over restaurant. the hotel will feel more like an inn as it's only 12 rooms. we focused on small rooms with a

goal of achieving a balance between luxury and affordability. the current building is occupied by a sandwich shop. the current operator struggles due to the multi-level format and dated space. the proposed property will have dining on one level with less than 50 seats. we plan to partner with a local operator and invest in delivery in the neighborhood and the hotel a full-service cafe and restaurant serving breakfast, lunch, and dinner. i wanted to take a moment just to review a couple of the project benefits. number one, this project adds much needed hotel supply to the castro district. the castro district remains one of the major tourist destinations yet it has less than 100 hotel rooms. as you know, there's been a large supply of hotels either proposed or delivered in the last few years.

most of this has been concentrated in the mid market or south of market corridor. as a matter of fact, the castro has had no new supply in the last several decades, and this project would help address the lack of supply. we believe the project is good for the neighborhood and from our feedback, it appears the neighborhood does, too. for the last several months, we've performed extensive outreach having met with neighborhood groups, merchants, and local residents. we've had meeting with over 40 individuals comprised of local residents and businesses. the overwhelming majority are in favor of this project because they like the idea of a new hotel option, a hotel directly supports retail business in the neighborhood, and it helps address relatively high retail vacancy in the area. we've received written support from the association. the castro business district,

local take, the bistro, spark art, and verbal support from the lgbt museum, hot cookie just to make a few. the only outspoken opposition came from a neighbor who lives across the street. after multiple meetings and listening to her concerns, we were able to address her worries and she withdrew her opposition of the project. i provided you a copy of the e-mail exchange. a little bit about the operation. so due to its small scale, this project will run more like a small inn or bed and breakfast. we'll have an on site innkeeper which will run the da day to day and units act with our guests. we partnered with a property management company. they have years of experience managing hotels and rentals. they will manage the back of the house, cleaning, maintenance,

and bookings. we will provide a 24-7 hotline for guests and neighbors. i will oversee all operations. my office is located 15 minutes away. we've also retained security patrol service 7 days a week. in closing, we believe a new small scale hotel will provide the castro a hotel offering in a market that needs it. it will architecturally revitalize the street. it will bring benefit to the local business and economy. for these reasons, we respectfully ask for your support of our project. thank you. >> hi. i'm the architect. i'm going to use up the rest of the ten minutes. >> okay. can i -- is this one line? >> we can make it bigger. it's on the overhead. you're ready to go. >> okay. thank you.

my name is smith. i'm an architect in san francisco for about 25 years i've been doing all kinds of projects, urban andest are rants and residences. this is about the scale we usually work at. as you can see, let me get used to this. this is the site. you guys are probably familiar with it. this is the mid block. it's in the middle. this is the neighborhood. okay. a little more overhead of the existing. the existing building is about 82% deep of the property. it's multi-level. we're ending up at 75%, which is per the current code. this is some of the neighborhood. this is looking from one of the corners. that is the site right there on the upper right. the character of the neighborhood, it's generally commercial. the buildings range in scale and style like many of the commercial neighborhoods in san francisco. the scale of them, some are very

tall, flat roofed. others have pitched roof. it's mixed, as you know. the commercial buildings tend to be linear with a specific ground level at the street and the other buildings are a little more residential in character. here are other views. you can see in the lower left the scale of that building and the shape. this is existing site that i showed you before, existing floor plans. existing facade. then here's the proposed building that we're doing. so you can see it's currently 40 feet high. the code allows 45 feet. if we had a higher first floor, ground floor. we're keeping it to 40. we're a little bit below. the design of it, the way i'm explaining it, is the lower floor, which is the cafe and the hotel entry is pushed back a little bit. then that creates kind of the

floating upper 3 floors. then for character, to keep it, you know, as intricate as a lot of the other buildings, instead of coming out with bay windows or balconies, we've done it in the reverse. they're reset and then you can see they're lined with wood. this provides privacy for the guests and we think it provides the same kind of scale and detail as some of the other buildings. we're doing it in a more contemporary way. this is another view of it. the materials are painted metal above, plaster, steel details here and there and the wood that i mentioned. the bays themselves, as you can see, are varying widths and heights. the proportion changes from one to the other. the inside corners of them -- it's small scale -- they're all radiused. so it's square on the outside and curved on the inside.

it's trying to make special places. the left side is the ground floor of the cafe. it's hard to see the front because of the text writing over it. anyhow, the cafe is 1300 square feet. there's a kitchen in the back and the entry at the front. the hotel basically has two doors, one at the right is the entry and the one over on the left is the exit, which comes down from the floors above. the plan on the right shows the typical floor. they're all a little bit different, but they're pretty similar. this is the second floor in this case. two of the units are the guest rooms face the street, which is the lower part. you can see the varying balconies and sizes. the upper two face the rear yard of the block. the size of these guest rooms range from 160 to about 220. the average is 192, a little below 200men00.

they're pretty small. the setback is 25%. we're going up to the first floor there which is the kitchen. it's partially buried. that's not even a full story at the back. these are the upper floors. then when you get to the upper part of the building to the roof, we're proposing 520 square foot roof deck on the left. you can see it set back from the building walls on all sides by 3 feet 6 inches. there's two areas. there's a little area in the front and a little area in the back. this is planned to be an amenity to the guests. this is not for anybody walking in on the street. this is for them to go up there in the morning or afternoon and hang out and look around a little bit. [ stand by ]

commissioners. my name is steven adams, and i'm here representing myself and a neighbor and a small business advocate. i support this project 110%.

like the previous speaker said, in the castro, we serve the neighborhood, and the icing on the tacake is the tourist. the castro is a tourist destination. i'm not going to kid ourselves. that goes right there. we have not had any new hotels in the area since beck's motolodge opened in the 1960's. people want to stay in the neighborhood. they want to shop, drink, seat in the castro, and this would just help the small businesses in the castro, and as a neighbor, i totally support this project. thank you. >> all right. thank you, mr. adams. next speaker, please. >> hi. my name is richard mccree, and

i lived in the home of the castro since the early 1970's, and i first came to planning commission to propose on behalf of the eureka valley neighborhood to propose plans. eureka valley, i'm a proud resident, and i'm proud that eureka valley has been a safe and supportive home for the day community, but i would like to see this city call it by its real historic name which includes straight and day, but my point here is i like this project. i think it's a good project, and i'm willing to let go of the old building, which is hard, because that was where the singer, faye carol had her start. i remember hearing her and other good musicians in the

building. but okay. we'll let the building go, and i believe the idea of a hotel is good, and i believe the developer will do a good job with it. the drawings look good. the only problem i have is i support this project 95%. i can't go 110% because i really believe in the community as a whole, not just the tourist value of it. tourist value is certainly there, and it's so important that the city do that, but this commission has a say on how this city is going to look at feel. i'm a retired architect and an educator, and when i was an architect, i'm very proud that we worked closely with the neighbors with the idea of creating a building that was masked to harmonize the other buildings in the area, and that was levi's terrace. my wife would be here tonight,

except she's got a broken ankle, but she is totally, totally angry about all the boxes going up, and i tend to agree with her. i think architecture is more than just doing a box that looks nice. i think a building should reflect the neighborhood, and take advantage of the views and the character that surround it. in this case here, the main thing i would suggest is that we just carve away the roof at the corners and allow them to take advantage of the views. >> if you could pull the mic down and speak into it. if you could speak into the microphone. >> pull the mic down? okay. so that's what we have now. >> sir, if you could speak into the microphone, not just pull it down. >> okay. that's what we have now, and it's a very interesting

combination of shapes and scales, but i believe it would be vastly improved for the neighborhood -- >> thank you, sir, your time is up. >> but i'm just talking about those corners so we could see that. >> thank you, sir. >> okay. any additional public comment on this item? seeing none, we'll close public comment. commissioner richards? >> so this is my neighborhood. i was up in there -- there is a write up in the chronic will recently about ryan's, which was there for a long time. >> i'm sorry. speak a little louder. >> it was about ryans. i used to go there. it was during the aids crisis, and it was a place that people used to go to hangout and actually feel welcome. absolutely support this as a land use category. the neighborhood does not have enough hotel or motel rooms. every time somebody comes to visit me and i don't want them to stay, i tell them to call beck's, and they're always full, and then, i tell them to call the parker house and

they're always too expensive. there's absolutely no place else to say, and i absolutely do support it. i have a couple of questions about the project. as i look at page a-01, i see that everybody has a balcony, but then also a roof deck, and there's not a pattern of roof decks in the neighborhood in the photo. can you tell me about the programming on the roof? my worry would be with balconies in the back and a roof deck on top, and the big midblock open space that this building projects into, it might be a bit too much, because i think there's a cottage one or two lots away. >> does this work? yeah. so yeah, there are -- there are small balconies for each -- for each suite. because this is such a small format hotel, there's no lobby, there's no gym, there's no communal area whatsoever.

we felt like the small space, you've got on the back 250 square feet, and on the front would be a nice place for guests to mingle -- go ahead. >> so the boxes in the photo, the boxes in kind of the mock up on a-01, that's an elevator and mechanical equipment? >> yeah. >> i need to get my glasses. >> okay. over here, two stairs are required, as well as ada access. >> one of the things i would recommend changing, and i'll have to wait for the other commissioners, is pulling ttti roof deck in the back and not the front, so that noise doesn't reverberate in the open space at midnight, 1:00, so it doesn't become a source of

irritation for the neighborhood. >> we did talk to a couple neighbors that brought it up, and we did find some common ground. one of the ideas was potentially just utilizing the front side, like you're talking about. >> okay. another question i have, we have had some issues with have a ca a -- vacancies. you have a 50-seat restaurant. i just worry about the economics of being able to stay in business. this is going to help with foot traffic. i completely get it, but given that the neighbor's faced on business relocations and closings and 50-seat restaurant seems like it's -- it's a lot. i hope it succeeds, but what's your plan? >> we think that it's -- well, let me start by seat count. we think the sweet spot is somewhere between 30 and 50,

we're asking you guys approve 50. will it be 50? that's yet to be determined. our plan is to partner with someone from the castro that's already operating a successful business and do a partnership in the case, to an example of a space that we like that serves the neighborhood quite well is fintown. it's 42 seats, i think, last time i counted. >> it's interesting, i like fintown too, if that's what you're emulating. could you keep late hours? there's nowhere to eat after 9:00. it's really a waste land, but i would encourage you to stay open late. >> just want to add a point about the roof deck, so it's really clear. you know, this is a 12-room

hotel. there's keyed access to the hotel itself. there's also keyed access to the roof, and so our thought about the roof deck was that the hours of access would also -- would be limited, and so our -- i think the sponsor's preference would be to -- would be to maintain the roof deck in the configuration that it is with some limitations on hours. >> and the reason is that you know, if you look at the plans, they're basically two sections of 250 square feet each, which is relatively small space, and it gives the hotel guests to have two discreet places with some privacy, rather than one big party space, which is, perhaps, i think the concern. >> so with something like that, i'd love to it. i'll wait to hear what other commissioners say, and welcome to the neighborhood. >> did you propose hours? >> we have not proposed hour, but we're prepared to.

>> okay. go ahead. >> till 10:00 p.m. >> go ahead, commissioner moore. >> i believe elaines question is excellent. i think any neighborhood you live in can support small hotels, which really supplement for people having visitors not completely crammed in and have people stay in a small hotel like this. i do think that's a great idea. i would -- i had similar questions regarding the roof deck, particularly not because of the roof deck itself. it is, indeed, an unsurprised hotel which means the proper operation of a roof deck a little bit more complicated because you do not have somebody on-site to indeed at 10:00 sharp empty the roof. but i do have a problem with

the number of extrusions that add extra bulk and extra height. it makes the building look a floor taller than it needs to be, and the question i'm asking is why do you have to use the stair coming to a lobby, so to speak, the elevator, not just opening onto the roof and the stair opening onto the roof so that the extra space that you are enclosing would not be necessary? also, you're dedicating a huge amount of space to elevator equipment and mechanical equipment, so there is a lot of stuff up here. and i would definitely ask that that is being reconsidered and placed in a way that it's really hardly perceivable from the street or that it's grouped in line with extrusions on other roofs, although i don't think there are any. most of the roofs to the east are pitched roofs. they're residential roofs, and the roofs to the west are lower

buildings, although some of those are flat roofs. perhaps you have a creative idea of how to resolve that better. >> right. well, we wish we could do one roof. if it was a purely -- i mean, one staircase, sorry. >> no, i understand that. >> because it's a nonresidential use, we have to have the two, and we also have to have the elevator, so that's a, you know, uniform building code thing. the shape of the stair towers could angle somewhat. we haven't studied that. they're flat right now. they could slope a bit to the stairs, but then, they'd be kind of out of character with the rest of the building. >> i'm wondering why you need a lobby that your stair and your elevator basically come into a separate room rather than opening directly onto the roof. i'm also asking why the elevator equipment requires as much space as you're indicating and why the mechanical equipment right next to it cannot be grouped in a manner that there is less volumetric

stuff in the lobby. >> yeah, we might be able to did that. we did that because of the weather and the elevator door, rather than it being totally exposed, but i can check into that. >> since this is a 12-room hotel, i do believe that the considerations of what it is, are more important like this is a 200-room hotel where you step into a small foyer before you stop into the elevator. >> we can work that. and then, as far as the elevator equipment and the mechanical room, that's about the size of the elevator equipment rooms we usually end up with, we don't have an elevator specialized or consultant on board yet, so that may change. as far as the mechanical equipment, it's going to be a little bit of a balance, we have some of it on the top roof of the restaurant kitchen, and then, we have the rest of it on

the top here. we don't -- we haven't done the design of it, so we don't know exactly how much of it or where it's going to be. >> i'm glad you said that, mr. smith. we had a complicated project on 24th street about a year, year and a half ago, and we sent months and months and months sending that project back partially because we had a restaurant that expanded its kitchen into the rear yard, as it does here, and in that particular case, adjoining neighbors were concerned about the noise, the humming noise of the equipment, as well as odors, and while everybody says yes, we have all the right equipment to control that, it is still potentially not only a visual but also an impairment to the residential units to the east. and the -- what we did there is if you recall that, we actually required that the restaurant

was sized that the kitchen did not completely extend into the rear yard but start to bustle into the building itself, and i'm wondering what your thoughts are on this. >> well, one thing -- i mean, i design a lot of restaurants. this is a very small restaurant, small kitchen. the hood length, which drives the cfm, is going to probably be very short. i think the amount of mechanical noise that is the main one on these projects, which is from the grease duct fans, probably pretty small and pretty low here. the only other equipment that i can see making any noise would be condensers for probably going to have a heat pump system. >> refrigeration, huh? >> yeah, and those probably would end up on the top roof. >> i'm just curious what other commissioners have to say. >> i mean, it's a great -- i think it'm supportive of the

project. i think it's great design. maybe we can do a motion -- i can't do a motion where the hours are imt willed. i think you can do some work and punt this to staff on reducing the size of the roof. you've got something covering both the up and the down on the stairs, and if you could just limit that to one side. i mean, i think you get it. they're big for one stair going up. each of those seem big for one stair going up, so i think if you can work with staff to reduce that, for the bus stairs, but i get -- you don't want the -- you don't want the triangular shape -- >> i think if we sit down with staff and sharper own pencils, we can work something smaller out. >> yeah. commissioner richards? >> i have a question for you. in the motion you have, would you place a certain type of mechanical equipment on the roof versus the roof of the kitchen because of the noise and vibration? do you have any preference?

i mean, they said, i think the condenser would be on the roof. the fan from the cooking area would be on the top of the kitchen. does that make sense to you? >> is this a probational question. mr. smith will be able to -- you have to have certain stuff nearby. >> it's what you need to have right at the kitchen. >> well, let me just go back. it will be screened, as well. >> because -- >> down here. >> i live in the middle of the block on beaver street, and i can hear the refrigeration at the store on noe street. i mean, it's -- >> yeah. >> you can hear it. it becomes -- these neighborhood people are kind of picky. >> the one that -- yeah. i think moving the refrigeration all the way to the roof top roof is fine. you know, the interest is the same.

there's rooms right on the back of the hotel right there, too. >> right. right. >> they're the closest to that equipment, and nobody wants to disrupt them. it's -- they're closer, so i think the way it would be done is anything air-related would be on the kitchen roof, and anything else is all the way up. >> okay. >> which is condensers and this and that. >> so move to approve with the hours proposed by the developer for the roof deck at 10:00, and also with the condition that the air equipment is in the kitchen and everything else is on top of the roof. >> okay. i call it air handling. >> air handling. >> air what? >> air handling. >> handling. >> and you want to work with staff to minimize. >> work with staff to minimize the projection on the roof. >> right. >> second. >> second. >> commissioners -- i'm sorry to interrupt because i know you were just about to vote. i wanted to ask one quick question. as far as the hours, i think

dan was a little presumptuous by saying 10:00 at night, and with bars in the neighborhood closing at 2:00, midnight might be fair, if that's something the commissioner would consider. >> i know my community, and we're going to carry the party on the roof with the best of them, i think that might be a little late. what do you think? >> are you talking about the roof or the restaurant alone? >> the roof. >> commissioner, just knowing -- knowing how the neighborhood operates, could i make a proposal here that we -- i do know that there are some other bars in the area that have outdoor activity areas. i think -- >> right, but not in this

block. >> -- that have hours that might be a good precedent for us to look at. >> back to haul's parking lot. >> this block tends to be a little sleepy when you get off castro. commissioner moore? >> that also means you can take your wine bottle from the restaurant and up on the roof. i don't think this is quite the same, so i want to be careful of how we take your analog and support that. i believe that generally because it is a more quiet area, 10:30 is kind of like when you have a special kind of allowance. that's basically in a primary residential area, you take people off the roof deck. >> all right. >> 10:30? >> yeah, 10:30. >> i don't know if this commission would want to consider, we had other conditions on other restaurants.

there were days that they had other restrictions. pink saturday, so i would ask the commission to entertain an additional couple of nights of the year where we actually have celebrations going on in the street. >> and but remember, you have an unsurprispervised facility. i'm okay with that, but you're going to be basically prepared to get complaints. >> but you said there was an innkeeper on-site? >> yes, and there's also keyed access to the roof, so after a certain time, the key just doesn't let you up there or let you down. >> what happens if you're up there? >> out of the parking garage, my bedroom was literally across the street, all i heard was pounding on the door at about 1:00 when they realized they couldn't get their car. >> 10:30, 10:45 if it's a leap

year and a full moon? >> so for the motion, i'd give the project sponsor to give three nights of the year where they're open later. you just define what you want till midnight. >> that's great. thank you. >> sure. >> just pick three nights, pride, castro street fair, whatever. >> we can enforce that if we speak with the project sponsor will specific nights that we could note. >> as long as you reserve a table for him on those nights. >> actually, i'm going to go to molly stearns and get a bottle of wine and go up to the roof. >> book a room at the hotel. >> all right. so is that amendment okay with the seconder? commissioner koppel? >> yeah. >> very good. there's been a motion and a second to include the motion with amendments to include the hours limited to 10:00 p.m. and

the project sponsor to pick three nights that they are open until midnight, that external air handling equipment to be minimized and working with project staff to minimize appertanences. on that motion. [ roll call. ] >> so moved, commissioners, that motion passes unanimously, 6-0. commissioners that'll place us on item 12 for case number 2016-1028872 cua, 47928th street, this is a conditional use authorization. >> good evening, commissioners. nancy tran planning department staff. the item before you is a