i did measure the distance is to the dr requestor's home is here. these are intake valves in the exhaust system events here. so this is 30 feet. so this i am taking from -- that is west. from the east of the roof. this is taken from standing in front of the dr requestor's window. this is an average distance, 30 feet. and the front of the property at folsom looking back. this is from the back of the property at brush place looking for. commissioner sugaya: thank you. i am thinking that i am not enamored with this point is, by the way. i think it is a real position. there are enough residential developments around at that you can call an excuse, but i do not think that bmw fans anything exterior, does it? >> i believe they do. i did consult them as i was walking the neighborhood to see if a spray booth exists that does not bend externally, and it does not. >> bmw vents externally with a similar situation? >> yes. i believe so. it did not come up here but there is a huge roof and closed mechanical venting system. >> if there were two event -- to vent i

commissioner sugaya: the dr requestor ticket to the board of appeals? >> it was a little complicated. there was a permit which we found from the 1970's at that time. they may have exceeded the scope of their 1970's permit and that is what went before the board of appeals who then ruled that what was existing as of today. was legally existing. >> thank you. for the project architect. this has not got anything to do with planning but i am curious. on the plans i have before me, on the lower floor, the first floor. is this the floor that the grandparents will be occupying? >> yes. the bathroom only has a toilet and sink. i am curious. >> good question. the entire bathroom is a shower. the floor/ slopes to a drain. there is access to a shower. >> thank you. president olague: commissioner moore? vice president miguel: -- commissioner moore: large homes are suitable to be subdivided. i strongly am in support and this is an innovative model. contrary to the project we heard a few minutes ago where to retired people wanted to build 2000 square feet for themselv

requestor? please come to the microphone at this time. >> i live directly across the street from the proposed development. i am a senior and contributor. i requested that the height to be modified to 54 so that it stepped down the slopes like everyone else and all of the other houses. the broad -- which is the same grade driveway. he has put a turntable that works if you have only two sub- compact cars, otherwise it does not work. they promised us at the last meeting, that he would take care of lighting at the site. in winter, it becomes a dark hole. i have a handout for the board. can you pass that out? he had agreed to provide this lighting based on the model lighting ordinance, a national lighting ordnance created by the international dark skies, so that the lights are not dependent on someone coming home, they turn on when there is insufficient daylight. they suggested that actor -- after a four hours of light, they done with motion sensors. the also request alike to be 60 degrees, actually

requestor? >> some speaker cards here. >> thank you. just start, i'll get them. >> good afternoon, commissioners. my name is bob, my partner and i own the property at hampshire streak. can we have the overhead, please? commissioners, and this is not about me verses them. the vernal heights neighborhood block club, some members are here today. there was a thousand dollar d.r. request. not me. insuring one ever does get built is consistent with the neighborhood character, and most importantly, to ensure development does not cause additional hazards in the neighborhood. with knowledge that the project sponsor has made major modifications in the right direction, but we are unable to resolve all the issues. the issues yet to be resolved are the nonconforming second story over the broad, the practicality, usability, and the safety of the parking arrangements, and the potential hazards associated with the sidewalk and the proposed downhill curvb cut. commissioners, we regretfully but strong fully disag

requestor? >> good evening. i am the requestor. i live next door.ctured on the photograph, i live here. the project sponsor's current plan will dramatically alter the visual character of our streetscape and the overall neighborhood context by requiring the removal of a significant juniper tree to tree. the landscape on the street is very special in terms of himens. it is one of a grove of four. an alternate proposal for the location of the door has been collaborated between the architects and he arborists. preventing construction whoa not disrupt the neighborhood landscape. issues contrary to what has been represented, and of the of the proposal offers greater pedestrian safety by clustering the existing front stairs which are an encroachment whiff of the driveway, though it eliminates an additional wall that appears on one side of the proposed driveway because you were nesting the two together. the planning commission of the neighborhood association in a letter of september 19 has asked the planning commission to determine if there is an alternate

requestor? seeing none, project sponsor. >> in the afternoon, members of the commission. first of all, i would like to apologize for being here. i would like to let you know that my firm, we have been doing design and engineering development in this town for the last 30 years. i am a partner for the last 15 years, and you rarely see me before you. if you do see me here, is for conditional use permits for some technicality. the reason is that i have a san franciscan, i love to briefs and francisco air, i love the people. i always try to work out my issues with the neighbors. this is no different. months and months, before we submitted to the permit, we met with the neighborhood association and with the neighbors. we used the math of the building going from property line to property line, produced in on both lots. with regards to excavation and how it was going to go off, let's be sensitive about it and we raised the level of the garage to 4 feet below the sidewalk level. and during the last planning commission hearing, we heard from you and from the neighborhood associatio

and are there additional speakers in support of the dr requestor? >> only in rebuttal. president olague: seeing none, project sponsor. >> madam chairman, members of the commission, i represent the people wanting to build the house here. we have a well thought out, sensitively designed project, in character with the alley. it needs planning requirements, goes well beyond presidential guidelines, and has support of the planning department. it is lower, narrower, and less deep than zoning permits, with yard space consistent with surrounding buildings. we have considered the requests of surrounding neighbors, as stated in their memorandum which supported demolishing the existing building. their biggest concern was height, related to shuttling, when dynamics, and the -- shadowing, wind dynamics, and the height. we have the same size as the no. 2 on the street, and it skillet the neighbors. we do not show the windows -- shadow the windows to the north of us. we do not shadow windows in buildings across the street until late in the day. our next-door neighbor to the north requ

the dwelling of the requestor is also higher than the project height itself. it compares favorably with the existing building. the city-wide action plan for housing guidelines for streets and alleys states the front wall of a building should not be taller than 1.25 times the width of the alley at the street wall. that would allow the building of 25 feet 6 inches at the st., on mccormick speak. the project is 18 feet on the street, and is only 7 feet 10 inches taller at the roofline. the dr requestor has concerns. he is concerned about the construction limiting driveway access. this is under the jurisdiction of the departments of parking and traffic and public works. these departments must approve any plan to stage construction from this project on the public right of way. there is no parking lot on mccormick street. the preliminary indication is staging would have to occur elsewhere. the department recommends the commission not take discretionary review of either permit and approve the demolition and new construction as submitted. the old building is not a his

requestor, you have two minutes. >> commissioners, he did approach me and we had a good conversation. what i said to him was that if there are no -- everything is conforming, but there are no issues to be addressed and no safety issues, we will probably have a pretty good project. that is not what we found. there are still issues, maybe they can explain them with the safety of the parking situation and increase the drainage. i just want to point out high additional document - -m0- my additional document. >> [inaudible] >> all the hpagepages here confm to the building heights. let's have consistency. the stepping down. that is not what we have. we have a third loevel, a second floor over the garage. that is not uniform for the neighborhood. i can understand why, it is a beautiful option, but it is not conforming as far as we are concerned. president olague: thank you. project sponsor, you have two minutes. >> commissioners, as far as the d.r. requestor stated, there is not sufficient data on the survey map that shows how height has been calculated. however, this is not a construction s

requestor you , you have two minutews for rebuttal. >> i think the neighborhood association is well respected and has people that have the concern of the community at heart. they strongly recommended that we explore options for saving what they deem to be a significant landscape, if the trees were removed, a serious error. the report attached to the packet is a very extensive. he specified that the amount of room to fall that was required to save the juniper and he felt that it was perfectly adequate and specified that in conjunction. and also, the 12 inch increase is not unreasonable if it allows the saving of both the juniper and the street tree and retains the landscape intact rather than a very small or replacement of 3 immediately adjacent to the front of the house. i would request that you do what is possible to change the driveway to accommodate these existing trees. president olague: project sponsor, you have two minutes. >> there was a discussion in a previous hearing about the facts and opinions. i wanted to share 4 fax with you. this is from the executive director of the san franci

requestor? >> some speaker cards here. >> thank you. just start, i'll get them. >> good afternoon, commissioners. my name is bob, my partner