>> second. >> the revised motion. i'll accept that. >> there go. >> commissioner moore. >> i command staff effort it's one of the most difficult things to do in the profession to do guidelines and there are many aspects about the guidelines and the subtle tee of adding the special area guidelines and the attempt to work with the residential guidelines as a strong foundation for expanding on guidelines and dealing with them in a manner that they have already partially been partially codified. they are all great ideas. the urban design guidelines themselves are something which i will not support today. there's a reason for that.

i believe that they are become complicated over the year-and-a-half that you all have been working on it that they have lost their ability to be standing guiding a planning commission, truly guiding architect from in town or town, including those situations which are ultimate low have the right interpretation and applicable and i believe the guidelines are too generalized. their lack shouldn't amount to specificity and the way they are stated and again we all have different expectations. all the tools we work with and it was appreciation and respect for what you do but for this part of your effort i will not support the guidelines.

>> commissioner richards. >> this is looking for a minute ago and how how they can be made better. when they say they lack specificity can you give us an example of how that will be? >> staff asked me to get into the details of the many tabs which i accumulated reviewing them. however, many of the comments that were made by the specific neighborhoods and particular individuals who have been in the business of understanding and guiding and planning and design in the city and i believe nothing i will say will add more clarity but i believe the public formally denounced about. so at this moment, i will refrain from getting into to any details in my answers. >> thank you. if there's nothing further, in the second to adopt the

resolution on that motion. commission johnson, moore, richards and commissioner chair mel guard. >> the motion basses 4-1 with commissioner moore voting against. we received a request for continue hans from the projects sponsors of 114 lion street shall we take up that matter now. >> let's call that up next and see how the commission feels about that. >> it's the reason for the request so items 18a and 18b for case 2016-at 114 lion street. there's a request for continuance for one week to march 29th. do we have a staff? >> it's just a request for

continuance. >> we should request. >> is there anybody here from the public on the lions street project? who wants to speak. commissioner richards had -- >> i move to continue one week. >> i had a question, there are no drawings attached so this is basically words with nothing to look at or comment on the. >> i think the motion on the floor is that we continue it a week. >> oh is that it. >> well the reason actually is because the project representative is ill. >> ok. >> very good. there's a motion that has been seconds to continue items 18a to

march 29th on that motion commissioner johnson. >> aye. >> moore aye. >> richards and melgar i. >> that motion passes unanimously 5-0 and the acting zone of the administrator could act. also continue the variance one week to march 29th. >> very good. i have items 14a, b and c. [ please stand by for captioner change ]

. >> as within two project areas, the office of community infra -- investment and infrastructure is the lead agency on this. five point, who is the master developer, are now proposing to make some refinements to these changes. on the candlestick side of those changes, the changes are fairly minor. however on the hunters point shipyard, with the removal of the possibility of the stadium, they are looking to -- to really rethink the urban design of this project. they've engaged architect david aje. the court has put out a new vision for the shipyard, and they've also engaged ginsler architects to turn that vision into development requirements. ginsler has been working with the staff at ocii and planning to revise the design for development document. for this commission to make these changes, there will be

several actions that'll be required of you. that will be revising the two redevelopment plans. that'll require findings of skin see with the general plan. there will be revising the design for developments, which will also be before this commissi commission. and then, when we -- when this project was approved eight years ago, we also created special use districts under the planning code and the area plan, sort of a general plan, just to make sure that the planning code and general plan and the redevelopment plans all aligned with each other. thus, you'll be making some refinements to those, as well. we will be asking you to initiate those changes -- those amendments today. but first, we're going to have an informational hearing provided to you from five point and -- and ginsler architects, and i will be back to walk you through the actual amendments that are before you, but i'm going to turn it over to

theree brecken and perne pernell ginsler to make the presentation. i should also mention that jose campos is here from ocii in case you have questions have ocii staff. thank you. >> good afternoon, commissioners, and thank you so much for having us here today. it's been a couple years since i last presented before are the planning commission, and so for that reason, i'm going to take a little bit of time to give you a broad overview of where we are today, what's happened since the last time that we met. at that time, we were doing some updates to the candlestick point design for development. and as matt indicated to you, we are going to be presenting

to you not only kind of a revamped, reimagined shipyard plan but also then a design for development document that will affect this vision that we have made together with ocii and the planning staff. so orientation, the shipyard is in the southeast quadrant of san francisco. you can see from the map there's a phase one, which is approximately 75 acres, which is now under construction, and then, the shipyard phase two is the subject of the redevelopment plan amendments that will be before you and the design for development document and dda and other such documents. on the -- you can see rebrieve briefly the candlestick point side, and i think everyone is

familiar with the location of the previous stadium for the 49ers. so this has been -- this is a -- project has really been an act of faith and persistence. it's really been going on for a number of years for the residents and for many people who are in this room today. we had gbegun the first phase f development in 2005, but preceding that there were other development plans and years and years and years of planning by representatives from the communi community ever since the base was closed in 1974. so we feel good about where we are today after countless community meetings, as well as presentations before various bodies and community advisory

committees and such. so today, i'll do this brief overview, and then, i'm going to turn it over to ben turnell, principal architect of ginsler architects who will talk specifically about our vision and the design for development. so the first question you might ask is okay, tell me about this reimagining of the shipyard and why are you doing that? at the time we secured approvals in 2010, there was an approval under the redevelopment plan as studied three ceqa and the eir for the potential of 5 million square feet of rnd. what we've done now is we'd like to reduce the amount of research and development on that site in order to do other things that we think are going to create a much more integrated mixed-use community. and ong those things are the provision of opportunity sites for educational facilities, the

opportunity for maker spaces, more parks and open spaces, and a real diversity of uses that had not westboubeen contemplat 2010. we are also pleased to find that there are more opportunities for the retention and adaptive reuse of buildings. we need to do some studies of these, of course, and everything is going to be dependant upon things such as instruct we structural integrity and all of these things, but we are very much excited and very much want to use the history of this site, which is unique in san francisco. it's unlike anywhere else, so we want to base our planning, base our design off of that maritime history, embrace it, celebrate it, and make it

something special here in san francisco. the other thing we're doing here is we're doing some interesting recycleability measures one that's going to allow to 400 to 450,000 gallons of water perday. saving domestic water is very important. we're also doing a large array of pv panels. what that's going to do is it's going to reduce energy demand by about 35, 45%, and we're also looking at district heating and cooling through a geothermal plant also on-site. now, let me also note what remains the same. so those are some of the the kind of exciting things that we are very thrilled about. some of the things that remain the same are the things that we have always been committed to, such as the 32% affordable

housing. what i wanted you to know is that that commitment has been so strong as to allow us to create and construct over the course of the past several years the -- the approximately 675 homes, which 54% are affordable. so what we have been doing with our investments is advancing the ability to create affordable housing on-site ahead of much of the market rate, and that includes about 306 units at alice griffith. we are also proposing a new senior housing project over at candlestick point which will be available to those with incomes at about 60% of the average -- or the area median income.

we are excited about a new plan also because what it's going to do for the revenues generated for the city. one of the things that we'll do is it'll increase the amount of revenues almost three-fold to the general fund, so what our analysis is demonstrating to us to date is that approximately 47 million net surplus revenues will go into the city coffers as a result of this reconceived development program for the shipyard. we are also creating more opportunities for more permanent jobs, about 50% more than was originally thought in 2010, so we're looking at about 15,500 jobs, and we're also looking at more construction jobs, about 49% more construction jobs, totaling approximately 8,000 construction jobs.

so all of that is very exciting part of this brand-new plan that we're putting out. i also just wanted to give you a couple of facts about, again, some of the work that's been done to date. as we all know, there's been construction in the first phase of development, and that has created over 8,500 jobs. and as i've learned here today, approximately 25% of the workforce hours have been contributed by local san francisco residents, and that equates to about 2.2 million hours of labor, so we're very happy about those kinds of results. what i'd like to do now is to take a moment and introduce ben tu r turnell who's really taken the lead that was developed by

david aje and transformed is into guidelines that we help with clarity can help allow for the kind of development that we want to see at the shipyard. >> thank you, therese. good evening, commissioners. mu name is ben turnell. i'm a principal are ginsler. it's my pleasure to be here tonight to shipyard with

these two original dry docks on here, and on the image on the right, you can see the skeleton framing of building 231, and i'll show you some other images of this. fishing camps that were here, and all of those are called out in the design as we go forward. this is a site of many historic firsts. many -- you know, it's a storied site, and the scale of it is incredible.

the dry dock there -- and i'll show you other images. there are images of aircraft carriers in that dry dock, so you can land an airplane in the scale of this site. and it really has this heroic quality to think about the history, that what's been achieved here. and some of our ideas have to do with being inspired by that history and drawing that out. in a sense, we're very lucky to work on a site that has an authenticity because of those layers of history, and the challenge is how do you preserve that authenticity and continue it forward into the new designs? there's also a social aspect to the history here. this is a place that created a lot of jobs historically, and one of our aspirations is to make this site an economic engine again for the bayview-hunters point neighborhoods directly next to it. so you see the present

condition of the site, with a number of seed buildings as david ajay refers to them. there are historic buildings that are landmark buildings and you see those identified up on the top right of this slide. there are other buildings that we felt are important to preserve and keep for adaptive reuse, and i'll talk more about that in detail. what the -- the idea of the master plan here is to keep the original street grid so that we can preserve some of those buildings. you have the opportunity to keep those buildings. and this is a sketch from david ajay early on in the process that had to do with a few key principles that we developed. one is integrated uses that are in different districts, and tieing those uses together with open space along the waterfront. there are a couple key focal points in the plan. one is identified as a green room, and to the right of it is

the original dry dock that i was just showing a photo of, and that is identified in the future development as the water room. and that relationship to the shoreline and the open space and those integrated uses are really the if you want amount tall principles under lying the layout of the master plan. this is the shipyard as it exists today. it is a phenomenal site in emergency room its of the scale of it, and the opportunity it offers us in terms of city making at that scale, this is a chance to draw out the unadulterated authenticity of this site and apply the principles of good city planning at a scale that can have a meaningful impact on some of the pressing issues of the bay area right now. we're looking at the opportunity for district scale sustainability as was mentioned, and we see that as continuing the legacy of human

engi engi ingenuity at this site, and also you see these very large buildings, that building is building 231, the one i showed you being framed early. so there are the opportunity to create some large scale buildings and preserve some large scale buildings that will make this unique. so the vision for the project as we developed it over the course of the committee and the multiple groups was to craft and balance these two big ideas, one being embracing the history and legacy of the shipyard, and the second to create and perpetuate some of the great aspects of san francisco's distinct neighborhoods. all of san francisco's neighborhoods have certain commonalities that make them san francisco, and this is part of san francisco, but it will also be special because of the

history with the shipyard. so this is that dry dock as it exists today, and you can see looking out, get a sense of the scale of the place. and i'd like to walk you through some of the elements of the project that we brought into the vision. this is showing a couple of the existing buildings. we want to draw cues from the scale on craft of the shipyard building, some of those existing buildings. we'd like to -- there's a unique maritime he kolg here. in a city that's known for its topography, you get the sense of structures floating in the flat land. you see from the north district, looking back to the city, the connection to the bayview-hunters point neighborhood and some of that topeegraphy. as was mentioned before, the

2010 d 4 d was written around providing the stadium for the 49ers, and what that did was it gave the site an anchor tenant, if you will, but it lost the original street grid, and so it lost the opportunity to preserve some of those historic buildings, and this is the plan that shows you what that was like. in the interests of time, i'm trying to speed up a bit. this is the culmination of our work, this plan, which shows you some of the these key features, the green room, the water room, the pedestrian outlay as you move across them, as you move through that outlay, you sense a variety of spaces, you sense where you are and where you're going. there's views out to the water, connection up from the dry dock to the highlltop park, open spe along the water.

so each space will have an open feel, and they're stitched together through the open space. the standards just to give you some examples of how they're applied, flor example the heigt of the buildings is higher to give you an open feel. those ground floors are much more active in the way the standards are written, and there's a tapering down in the height as you go to the periphery. you can see the townhomes where it engages with the open space, so those are some examples of how the standards are applied. and then, the historic buildings would be the legacy buildings, and there are a number of buildings that identify for adaptive reuse, as well. this has been done elsewhere very successfully. it's interesting because these buildings are large enough that they bring together and integrate uses even within the building, not just the districts. so we're drawing cues on how that can be done from some of these other buildings that have

an interior. >> okay. for informational presentation, the commission usually provides about 20 minutes, and we gave you an extra two, so if we have any questions -- >> after public comments. >> so do i have two minutes now? >> no, we gave you an extra two minutes. >> oh, okay. thanks. >> thank you. so we will now take public comment on this item -- oh, i'm sorry. are you -- >> i'm going to watch you through the actualme actions. before you -- so you'll -- we're going to be asking you to initiate amendments both to the planning code maps and to the general plan. as i mentioned before, on the candlestick site, this is on the bayview-hunters point area redevelopment plan, that is divided into zone one in which

ocii has jurisdiction, and phase two, where the plans department has jurisdiction. there was one thing that was originally included as part of the candlestick project. we referred to it as a jamestown parcel. it is a parcel that is slightly dislocated immediately west in elevation above the rest of the candlestick point project. it is owned by the san francisco 49ers. by mutual agreement, the planning department, ocii, five point and the property owner believe that that parcel is now better implemented or developed under the planning code and under the planning department's jurisdiction. we are therefore looking to take that parcel out of zone one, put it into zone two, and to make everything consistent, we'll be asking you to change -- we're going to ask you to change the boundaries of the s.u.d. to be consistent with that, so it would go from this shape -- this just taking

it out. similar ly, boundaries overlooking candlestick, we're going to amend to take that out, and we're going to update the shipyard by taking out references to the stadium. as part of the motion we're asking you to schedule a hearing for april 26th or after for all of these actions. okay. thank you. >> thank you. with that, we will now take public comment. if any members of the public want to comment on this item, please come up. looks like there is none, so public comment is closed. commission commission commissioner koppel. >> thank you, commissioner melgar. >> if you haven't had a chance to go down to this area of town, you need to do so. it is mind boggling how much

room there is down there. i remember in 2008 or 2009 when they first started getting going with phase one. this area provided just endless jobs, opportunities for -- for new people, san francisco residents to have the careers in the construction industry, encouraging residents to apply to city build, apply to the trades and their apprenticeship programs and coincidentally, the city built main kind of campuses down near evans in this part of town, any way. so a great, great opportunity site for development, great chance to get san francisco residents working on a san francisco development. a lot of history in the area. i wasn't around in the workforce back then, but i know many, many people made their living down in the shipyards,

and back then that's where the work down in this part of town. i don't think it gets credit for what it has done in the past, and then am completely impressed with what was done with phase one. the buildings are amazing looking, the views are outstanding, and can't speak more highly of what was done in phase one, and i'm really looking forward to phase two. >> commissioner moore? >> commissioner moore: the planning commission has been on this project for a very extended period of time, very extended. more than a decade, i think. and if i may ask mr. snyder to give us just, like, a few moments of what was, what is, because we had a good introduction of the background, but kind of the essence of what is proposed to replace the stadium and the changes, could you just briefly summarize them and point to a drawing to do that. >> could i ask the architect to

walk you through that? >> commissioner moore: yeah, if it can be represented in a very fast manner because we have spent -- we have heard a lot of presentation of the background. right now, we don't have much time, so if you could find -- if you want to do that, i'd appreciate -- >> the mechanics of what's being proposed. >> commissioner moore: exactly. what are we changing from where to what. >> i would just do the substance of what's being proposed. i think that's what they're asking for. so -- [ inaudible ] >> i want to make sure i answer your question succinctly. is the plan and what's being proposed there -- >> the rest of the commission hcommission -- presentation has not spent a lot of time on this plan, so if you could summarize for us and the public, where are

where, where are we going, and what is the most basic use, and that is open space, land use, mapping, transportation. just support the changes that we're asked to make on the general plan. [ inaudible ] >> before and after and such. so in 2010, there were three projects that were envisioned as potential development for the site on the shipyard. one included, of course, the stadium. they've gone to santa clara. the other, of course, included some -- some mixed use of about 3 million square foot of r yand yand -- r and d and largely some housing. as you can see this was largely formed as a campus, and it really did not bear any relationship to the historic

site. what is new, exciting, authentic and real is we are embracing what was there. the original street grid as established by the navy. go -- adhering to that allows us the potential to retain buildings that we had not contemplated retaining before. and so if i were to say one thing, commissioner moor, about what makes this special, what makes this different is we are grounding this land use plan in urban form in the history of the site. >> commissioner moore: switch forward a little bit if i may ask so we can look forward to what you were doing. this is the past and things you were contemplating doing then and doing now. can you just slow up the proposed land use plan, and then, like, a rendering or three -- like you had at the

beginning but it was never on the screen. >> okay. okay. so i realize time was clipping by, and perhaps i overlooked something i should not have overlooked, but the land use plan. so what i want you to note is that there is a -- kind of a very strong grid system, particularly in hunters point -- what is known as hunters point shipyard south, which is an area just south of crisp road, and you'll see a big square green room, which is large civic space in the center of the development. that is book ended by two buildings: building 813 which some of you may be familiar with. it's an ocii building. and then, on the opposite side of it is a large volumeetric building called 411. and both of those buildings

then frame this large civic space. it's going to have a lot of variety of activity and such, but it is really and truly the civic heart of the community. what ben was pointing out, too, is that we have connections now that we had not had in the past. we have connections that are going to go across the site, across dry dock four and into the shipyard as you move north. i'm a little bit tempted to walk over and point. i'm a little bit tempted -- >> can i take a pen. >> no, it's not -- you have the microphone. >> we need you at the microphone. >> okay. i need someone who can help me. >> okay. i can use the cursor -- >> i need someone who can point out things. >> commissioner moore: point to it. >> okay. john's here. this is a trade. so what john can do -- john costello with five point.

john can point out to you, here's our development program. i briefly went over the other -- earlier this afternoon, just briefly ago, so the millions of -- 4 million square feet of r and d and institutional spaces. the institutional spaces have been now created by reducing the amount of research and development available on this site, so we had never contemplated that there would be schools as a part of a development program on the shipyard. we are now providing for schools. we are providing for maker -- what are called maker spaces, the opd and r kind of spaces: production, distribution, and repair but we are doing it with a modern kind of forward thinking way, and we're integrating that along with all the other retail which is going to be wrapping around the green room and then moving up this year in the direction of the artist's building. i also want you to know for

those of you that have been following the artist's building, we are breaking ground on the artist's building april 1st, so that's exciting for us to be able to do. so we'll be having maker's space which is a real space way of collecting artisans, workers, in a similar kind of space. the other buildings that are vintage world war ii type buildings are out on the point, and they are four buildings that are presumed that we will retain unless we can demonstrate that it's financially infeasible to do so. they include a bomb shelter, the big 253, which is also known as the green glass building, and a couple of other large spaces. so we are paying particular attention to these spaces and designing the streets and the bike ways and all the transit

to work together with this new grid. we've worked closely with mta on this. in fact, they were instrumental in determining where our new transit center would go, where we would have a -- the bike routes, the cycle track that's going to be cutting across this large pedestrian alley and going up north. and so we've had very fortunate kind of experience with this. and the other key along with this search for authenticity is our sustainable development, and i think that is important that we are pursuing innovative strategies. >> commissioner moore: thank you. i think it was a great description. did you all kind of understand it better? i do. thank you so much. >> thank you. commissioner richards? >> vice president richards: yeah. this is my -- i believe this is my first time hearing this

since i'm on the commission. i'm in my fourth year already, so amazing. very, very exciting. it's going to be an incredible project, and i actually want to make it a point to go down there. somebody asked me to go, and i'm going to go. one of my questions i do have is, you know, i've been kind of reading in the news several months ago, there was some issues around measurements of soils and things. when i look at page 12, and i'm tieing what i'm going to say into when we started this meeting, and tide into a train of thought is bringing these projects on-line as fast as we can, and we keep saying how many units are entitled, and we need to get them going. with the recent issue around the soils testing, are these construction times asffected b that? can you comment on that? >> of course i will be. >> sure. >> inevitably, they will be. you'll note the first major phase of development -- we've

identified six major phases of development in the figure you're referring to. in the first one, it indicates 2018. that's to identify the fact that we are starting and breaking ground on the artist's building, but of course they will be affected by the navy. all of -- all of our actions are affected by the navy, the city. >> vice president richards: sure. and when i read the articles, are all six of these areas affected by that or is it just concentrated in one or two or three? i'm just trying to understand how -- i mean, when this is all going to come on-line. >> i don't feel i'm qualified to speak to what areas specifically are affected by the need to do some retesting. >> vice president richards: okay. we'd hoped that you could get things going as fast as you can, given the way things have been going. >> we do, too. >> vice president richards: thank you. >> oh, amy, amy bernal who is qualified. >> vice president richards:

okay. welcome. >> commissioners, amy bernal with the san francisco health department. i'm an environmental engineer. i've been working on this project -- july 6th, it'll be 25 years, and this is my subject. the areas -- the hill top, the current development areas are not at all affected. there is no problem. there have been -- the u.s. environmental protection agency, who's the lead regulatory agency that oversees the project has very carefully relooked and reanalyzed. none of the current areas are affected by the issues that you alluded to. >> vice president richards: so that's one, two, and three. >> i don't have the map in front of me. >> vice president richards: i'm just saying 2018-2019. that's very encouraging. >> no. i'm saying where the new development has already been made, but yes, areas one, two, three. all the areas are affected, but

the effect is the contractor did not do their job correctly. there's not a concern about health and safety, of risk to the current tenant. our crime lab is out there, the artist is out there, that people walk around all the time. i go out there all the time. there are no current health risks. they literally just -- to all of our chagrin they didn't do their job correctly. they falsified data. it's in the news. all of that has to be resolved. the navy is diligently working on it. all of the levels of the navy up to washington are all involved. epa, they're all going to work on how they're making sure that the data that was not done correctly is done correctly and this is all resolved. >> vice president richards: great. >> and the timeline, they're trying to do that so that they can do these next phases

starting in 2019. >> vice president richards: excellent. thank you very much. appreciate it. i move -- i move to approve as stated. >> initiate -- initiate. >> vice president richards: and schedule a public hearing. >> commissioner koppel, did you want to second? >> i was going to move to set a date. >> commissioners, there's a motion that has been seconded to initiate the amendments and schedule a public hearing on or after april 26th, 2018. on that motion -- [ roll call. ] >> clerk: so moved, commissioners. that motion passes unanimously 5-10. >> thank you. >> clerk: commissioners, we've adopted the urban design guidelines and continues 48 sat your honor which places us on items 17 a and b for cases

2018-00759 cua and lvr at 229 ellis street. if those persons leaving and entering the room can do so quietly, we would appreciate that very much. >> good evening, vice president melgar. jonas is handing out a support letter that we received late last night from the continent transgender. the item before you is a request for conditional use authorization to allow one story vertical addition to an existing building that would exceed 50 feet in height within an rc zoning district.

the planning code requires approval by the planning commission pursuant to planning code sections 253 and 303. after the commissions deliberations, the zoning administrator in this case will hear a request for reyard modification. this is required for the one story vertical addition in this case, which is the fifth floor. pursuant to sections 235.5 and 139.g., which is required in the projedistrict where the pr is located. as i mentioned, it's also in the north of market residential scd number one. the proposed project would involve the rehabilitation of a vacant mixed use building, interior alterations and a one story vertical addition to the existing four story over

basement building resulting in a five story over basement building. the vacant building previously contained approximately 17,000 square feet of use does including residential uses, which were five dwelling units on the upper floors, unauthorized office uses within the middle floors, and a former bath house, personal service use, doing business first as the burns hamm bath house, and later as the san francisco turk issue baths on the lower -- turkish baths on the lower floors. the project would include 38 class one and four class 2 bicycle spaces with no off street vehicular parking provided.

letters of support generally speak to the project's goal of creating much needed housing in the area and activation of the subject building which has been have a can't for several years now. on the whole, the project has been found to be necessary and/or desirable and compatible in neighborhood for the following reasons. the project would add 52 group housing rooms. the project's one story vertical addition has been carefully design to be compatible in scale and texture to the existing four story over basement building and reads as subordinate in addition to the existing structure. the project meets all applicable requirements of the planning code. if you indulge me commissioners for one quick second, i did

need to add one condition of approval. this is being pulled straight from the historic resource addition, so if you do choose to approve this project tonight, it would need to be added to the record. project sponsor's adding a plaque commemorating the building's 1983 bath house battles. the installation of the plaque or interpreter panel shall occur prior to issuance of the first construction document for the development project, so based on those and the case report the department recommends approval of the project with conditions, and the project sponsor is here for any questions. thank you very much. >> thank you. project sponsor. >> thank you, vice president melgar. good evening, commissioners.

thank you, nicholas, for your support. we've enjoyed working with you over the last year and a half on the project. my name is mohamed, and i'm one of the founders of star city. star city is a developer of middle income housing. today we're ecstatic to present to you or first major interior rehabilitation project in the heart of san francisco's tenderloin, 229 ellis street. now before i dive into the project, i'd like to give you a brief background on star city, how we came to be and what we built. we are a collective of former hospitality workers, teachers, and service industry professionals who over the last decade living in san francisco making 50 to $80,000 a year have either lived in shared environments or have been forced out of our city only to commute back hours to work. and we're not the only ones experiencing this problem. we've talked to many who have suffered the same that we did.

when we started our efforts two years ago, we talked to over 700 san franciscans. all of these people were between the age ranges of 25 to 75, making 40 to $89,000 a year, and we asked them, what would it take to solve your problem with housing? and they each said, you know, over and over again, we want to pay less of our income towards rent, we want to be closer to work, and we want social connections with the people that we live with. and that's what we set out to build. over the last two years, we experimented at three small residential locations, and we've come up with what we call approachable and communal by design housing. now this is a combination of private spaces that are very similar to a large bedroom in a single-family home, connected with large communal spaces that truly foster interaction amongst the residents, their

genuinely warm to live in, and people to date have really enjoyed them. within the communal spaces, there's a lot of intent that goes into how we design these spaces. one of the key elements to making sure that this works is that every single person that lives here actually experiences a sense of ownership and belonging, and the way to do that is, you know, you have to ensure that everybody has enough space for storage, things such as dry and cold storage in kitchens. you always have to ensure that people have enough space to sit as well when we come home in the evening, they're cooking in the kitchens, they're relaxing, and they're cooking dinner. so every time we design a communal space, we actually make sure it works for the amount of residents that are going to need -- support for that space. we reduce the barrier to entry

here by fully furnishing these units with a bed, a dresser, a closet, a rug and a few other items that make moving in really simple. and you know for a lot of people in the middle income who can't afford to move into a space and furnish it, this is an additional -- additional area where there's less of a blair yes, s barrier to entry. want to talk a little bit about our resident demographics. a few things that we're really proud about to date amongst our several dozen residents is that one, on average, people are paying just slightly under 30% of their incomes towards rent. now, when we set out at the beginning of this project, we interviewed a lot of people who were paying 50, 60% of their incomes towards rent, and we wanted to drive that down, and we're happy that today we're at 29.7%. our goal is to further drive this down over time, down closer to 20 to 25%, which we

think is a really sustainable way of living. our average salary amongst our residents is $72,000, which falls right around 80% of area median income or slightly above that, between 80 to 90%, and this is truly who we're building for. lastly, it's also important to mention that the people that live in star city work in various industries. it's a combination of the service industry, technology, hospitality, education, and nonprofits. this chart here shows the regional housing need that the state of california put out for housing production goals for san francisco by the year 2022, and a couple of things that we can see here are that we've built and planned a lot of housing, over 200% for people making six figures, but for people in the low income bracket and people in the middle income, we have not done enough. clearly in the middle, we haven't done enough.

229 ellis is a 52 group housing unit project. this building was originally built in 1910, served as a turkish bath house until the '80's, and since then has sat vacant. it has sat vacant, and we think that this interior rehab-gsh. >> that was your time. why don't you take another ten seconds and just wrap up. >> absolutely. one thing i want to mention is we've partnered with compton stretch community cultural district, and we're excited about that, we're doing a neighborhood serving retail space with them, and we ask that you lend your favor to this project today. thank you. >> commissioner melgar: thank you. with that, we will take public comment. if any members of the public -- i don't have any speaker cards, but just come up. if anyone else wants to speak, please lineup. >> good evening, commissioners. my name is honey mahogany. i am here to lend my support

for this project. you know, comptons -- i've been here talking about comptons before, but i really -- we organized as a way to really mitigate gentrification in the tenderloin, because we understand development needs to happen, but we don't want to see that erase the culture of san francisco and also to displace all the residents that have called the tenderloin home for so long, so we, you know, always come to bat when there is a new development in town. and so we started conversations with star city, and i was pleasantly surprised that they were very open to working with us. in fact they came before you anded for a continuance so they would have an adequate time to really negotiate. since then they've acted in good faith with the community. they have met all of our requests in terms of mitigations and continuing to support economic empowerment. also the preservation of the culture and acknowledgement of the history as it has been mentioned. 229 ellis is a historical -- is

of historical important to the lgbt community as put forward by the planning department's lgbt commitment. it was a bath house, and i am glad to see that they're so willing to work with us to ensure that our community continues to be supported and to take pride in the district. i really can't say enough how great it's been working with them. i wish every developer interaction was like the one i had with star city, so i hope you will lend your support for this project. thank you. >> commissioner melgar: thank you. next speaker, please. >> hi, commissioners. thanks for having me. my name's jo sign, and we've partnered with star city several times over the past few

years. we bring together busy professionals and early stage nonprofit organizations through an annual grant cycle, a number of community convenientings. we've been in the bay area for about 15 years, and we worked with them in their mission district property, bringing local nonprofits into the property to have a dinner salon, a number of community convenings, and they've showed that they're -- [ inaudible ] we continue to -- to hope that our partnership with fluorish and we will support our other nonprofits with our 120 grantees across the bay area, as well as some of their other neighborhood projects across the bay, so again, giving them a vote of confidence that they have proven over the last year and a half that they really are serious about working with their locate the community

based organizations and have plans to think about this for the long-term. >> commissioner melgar: thank you. any other public comments on this item? okay. with that, public comment is closed. commissioner moore? >> commissioner moore: i'm delighted to hear that this community engagement has occurred at such a successful and convincing level. i think we all agree that adaptation of the proposed building is approved, and i'd just move to approve. >> second. >> commissioner melgar: okay. >> clerk: very good. commissioners, there's a motion and second to approve the motion with conditions. on that motion -- [ roll call. ] >> clerk: so moved, commissioners. that motion passes unanimously, 4-0. commissioners, item 18 has been continued, placing us on item 19 for case number