Undesirable onsite. Its partially below grade, theres really no visiblity from the street and lacks a lot of window. The only at grade portion of the site with street frontage is being maintained as a small retail use. With that, ill introduce larry breaux whos the project sponsor to give you some more details. Larry breaux from black creek group in denver, colorado. Thank you for hearing our matter. Can i get the computer pulled up onto the screen. Hopefully you can see it like the last fellows apologies for it being washed out. Just so everybody gets the orientation, top side is washington street, right is montgomery street. The part thats shaded gray or white, thats the entrance to the residential tower. Which own the commercial portion which is the balance of the commercial store. Its three office suites, and the balance of the retail thats outlined in red and thats the subject space and really were focusing today on the proposed change of use, the area in blue. I think commissioner richards, you had mentioned longstanding retail storefront, im guilty of one of those. March 31st, its going to be five years the space is going to i vacant. We bought the building in 2013. At that time, the space was vacant. There was a paul business on the east side that was going through struggles and changes, and ultimately failed. We really had a vision of not just elevating the retail tenancy of the project to what it once was but also tieing in the outside and the inside both from a design, from an aesthetic to really make it a cohesive feel. Just to flip through a few pictures of the subject space, so this is the frontage of the merchant side. This is whats going to remain as the retail space, so thats the entrance immediately adjacent to the commercial lobby, and then, go ahead and go to the next one. And these are pictures inside the space. Right away, you can see some of the structural challenges that we have with being below the garage for the building. Our garage is actually right above this space, and this is looking towards the west. Thats the backside of the hilton, so it doesnt exactly get a ton of sun light. This is looking north to montgomery street, and its about a 4 feet grade change between grade and the floor, and so really, this is the back portion of the space that weve had two different leasing brokers brokerage firms, excuse me, seven different agents and outreach tours to over 200 prospective different tenants over the last five years. It was first, lets find a restaurant, and we started to broaden the net, looking at fitness type uses, Convenience Store uses, furniture stores, art galleries, any type of use. Zero interesting in leasing the entire space. Every sing of one of them said i cant make money on the back portion of the space. Thats a very big contrast to the success that we had in the other retail spaces. This is from the corner of month good morning rea montgomery and washington. Again, sorry for the washed out pictures, with you nice name brands, good quality structure that are offered to the public. Good tenants in the building and really whats happened is theres life on the east side and northeast side of the building. My Southeast Side of the building, theres still a little bit of death, and thats why were here to talk about the notion of aligning the large retail space where theres been proven demand because weve had folks that said hey, you know what . I can do something with a smaller portion, but i cant take the whole thing. If youre talking a bigger food service thats venting, thats cooking onsite, the numbers just dont work, so its a no brainer to position a space in the size where theres going to be demand in the market. And then, the natural question is what do we do with the balance . Well, the first thing we saw is right now, we need to put rest rooms here. They have to go to the bathroom, tenants have to go into the elevator, up to the lobby, into the office tower to go to the rest rooms. The Office Tenants are getting more about having their site secure, so putting these rest rooms on the ground floor, you know, one, its service to the customers of the retail tenancy. Two, frankly, its easier for the employees of the retailers to have the rest rooms right there, and what do we do with the balance of the space, the back portion of the space. Thats the blue area, and this is the motinotion in the lowert of the blue area, that would be the Building Management office. So right now, its up in the tower. Its not very visible. This is to elevate the presence of the management office. The darker blue portion of the space, call it lounge, tenant amenity space, whatever, the notion of a shared amenity space, thats been a repeated comment in our Tenant Satisfaction surveys that we do. Its a place where the employees of proper food and belange and the other retail, theyre not robots. Theyre outside, standing up against a column on their breaks. This would be a place to go. This is something its not just my building, this is not just my funds building, this is more going towards a hospitality situation where youre trying to Foster Community in the building, and its fore things like buildings have long been the ice cream socials and the holiday parties, but its a whole lot easier to do a whole lot of things, like blood drives, like toy drives, like e cycling, where tenants can bring down, its a place where the building staff can host the frequent trainings that were doing for the floor wardens, for fire evacuations, you know, so on and so forth, and its really just something that takes advantage of a space that going on five years, and im the second asset manager thats given a go at this. I think the most telling thing was when we were interviewing the leasing brokers, i had one, and after walking the space, she looked me in the eye and she said larry, the combination of very low probability of success, the time im going to have to spend on this, the difficulty, im going to pass on bidding for this listing. Leasing brokers are notorious eternal optimists. Are you kidding . Ive never had a broker pass on an assignment. Oh, yeah, i can do what you didnt do kind of thing. So i appreciated her candor, but also, very disappointing to hear. Ive finished my prepared remarks. Im happy to answer any commissioner moore on the street, used to buy chocolatecovered raisins in one of the small chocolate stores, which was in that building many, many years ago, probably before you actually were involved with the project. And the project is in a location where this particular space doesnt work. It never did. Except for a restaurant that used to be there in the past and some of us knew when it was there. And i believe that every attempt has been made to figure out what to do with it and it is indeed a good solution in support of successful retail, which is essential to keep and foster because that area is a little bit dead when it comes to moving down montgomery street, moving up clay, or washington into chinatown. This particular block has always been a little bit in the shadow. Its the best way to say it. Im in support and commend mr. Perry for telling us the incredible, complicated moves here and there. Thank you for explaining it. Im in full support and mick a motion to approve. Second. Commissioner koppel i was just going to add that five years is long enough to wait. With that motion and second. [roll call] so moved. Passes 50. I will close the public hearing with the variance. Thank you, commissioners. With that, well move on to item 15 for 2016004524cua at 900 clement street or request for conditional use authorizization. Good afternoon. Chris may, planning staff. You have before you a request to convert 2,273 of vacant ground floor retail space to a dental office and onecar garage. Remodel the office on the second floor. Construct a third floor vertical addition and excavate 373 cubic yards below the building for storage and mechanical purposes. The dental units will be separate with ground floor being accessed at the corner of clement and 10th. And the upper space, secondary entrance, further along the 10th avenue facade. Because the proposed project proposes nonresidential uses in excess of 2,500 and retail use, conditional use authorization is required. No exceptions or variances are requested the project proposes a third floor addition for 1,300 residential dwelling unit, containing 2 bedrooms and 2 baths. The proposed onecar garage would be for exclusive use of the residential unit and 10footwide curb cut on the 10th avenue facade. Private, usable open space will be provided on two separate roof decks. One 568 square feet above the existing second story and one measuring 494 square feet and above the third floor. It proposes six bicycle parking spaces. Since the publication of the staff support, the department has received one email in support. I have that here for the record. The department recommend that the Planning Commission approve the project on the basis that the project will complement the mix of goods and service and contributed aing a dwelling unit. This concludes my presentation and im available for further questions. Thank you. Thank you. Well hear from the project sponsor, please. Hi. Im alan. Good afternoon, commissioners. And were the Design Architect for this project and i would like to give you a presentation of the project. In recent times, weve had a number of projects that went through the Planning Commission hearing and some of them are being reviewed at the moment. And were also we have experience in commercial interior projects and also residential. Based on the program of this project, were very excited to take on this Dental Clinic, as well as residential addition on the third floor. And the project is located at the corner of 10th avenue and clement. In a previous time, it used to be one monolithic, 120footlong building, which was sub divided into four individual buildings, so our client purchased this corner lot with the existing threestory building. A fact about the site, the lot is 75 feet in depth. And the zoning is n ncdcommercial. The building was built in 1979. So we looked at what are some of the possible implications from Historical Preservation and we seem to be all clear on that. Id like to talk about the history of the building. This building has been a twostory establishment with a 7eleven on the ground floor established back in 95. And upstairs on the second floor, this is where it gets interesting. Theres actually three small Dental Clinics up on the second floor with about two stations each. However, when we first got the project, we couldnt find any permit records for the dental establishment on the second floor. Then from digging into the dental association, we did find evidence that official Dental Clinics were established on the second floor. These are just comparison slides between the existing and the proposed. And the third floor is going to be residential for our property owner. There is no interest in renting that out. The second floor, were hoping to legalize a nonconforming Dental Clinic into a clinic occupying the entire floor. Ground floor, also a Dental Clinic. And then the basement, will have to do a lot of excavating to facilitate equipment. With the two issues triggering the conditional use, which is the commercial space nonresidential space must be under 2,500. And the permitted medical use needs to go through conditional use permit. So we do recognize that were way over when we combine the nonresidential use. Were over by 1,800 square feet. But then i think the reality is that since day one, the client always had a vision of having two separate clinics. One on the ground floor and the other on the second floor. And once you minus all the subtract out the parking garage and the building, stairway and elevator, were looking at 1,800 square feet on the second floor and 1,500 square feet on the ground floor of the Dental Clinic. And so in respect to the rationale behind keeping everything under 2,500, when we look at the actual square footage, were over 760 square feet. So were hoping for some reasoning there. And, lastly, why this location . Surprisingly, when we looked at the some neighborhood research, theres a high concentration of Dental Clinics along clement and richmond. Clement street alone, theres 10 Dental Clinics. So im pretty sure that the client had that in mind when they purchased the property and thought that the second floor may not be permitted for conditional used by thought its appropriate at the same time. That will conclude my presentation for the project. Let us know if you have any questions. Thank you very much. I have a speaker card for lilly wu. And if anybody else wants to speak to the item, you can come up after ms. Wu. Hi. Im lilly wu. Im the owner of the building next door, 906 clement street. Im not necessarily against converting existing commercial space to Dental Clinics, but i am against the proposed additions. The basement over 1,000 square foot is not necessary and could be reduced in size and accommodate existing space, for storage and mechanical use only. And the third floor, one residential unit addon. I dont see how it will benefit a community on such a busy commercial street. It doesnt necessarily commit to the resolving of housing problems the city is facing these days. And also, my major concern is this addition, the proposed additions. The construction and greatly prolonged construction period, it would be detrimental to the existing businesses operating next door. Right now, that building has a restaurant and a beauty parlor on the ground floor and an art school on the second floor. Ive already heard from tenants that theyre worried about construction noise and disturbance causing so i certainly hope the commissioners will not approve the unnecessary additions, for more antibusiness space, which has been a problem in the city. Thank you. Thank you. Does anybody else want to comment on this project . Okay. Hi, commissioners. Vice president richards i think staffs analysis was good. The basement, you know, it may not be necessary. It will create a lot of construction issues for the neighbors. Adding a housing unit, creating more commercial space for professionals, which you need as the population grows, i dont really have many issues with the project. Any other commissioner comments . Commissioner fong i dont have any problems with it and move to approve. Second. Okay, commissioners. We have a motion commissioner moore . Commissioner moore in this neighborhood and corridor, do we have any restrictions for ground floor medical . In some we do. Do we have that here . Not in this neighborhood commercial district. Commissioner moore no restrictio restrictions . Its a permitted use, yes. We have a motion and a second to approve the matter at 900 clement street. [roll call] so moved. Approved 50. Okay. So at this time, well move on it our discretionary review calendar. The first item on our agenda would be 2015001542drp. At 2514 balboa street. Good evening. David lindsay, department staff. The project at 2514 balboa street consists of a horizontal addition at the rear of the house, twostory vertical creation of second dwelling unit. It would occupy the expanded first and second floors and fourth story set back from front and rear facades by 15 feet and set back from the east side Property Line by 5 feet. A roof deck will be located the a at rear of the fourth story. The project would propose a threebedroom flat and apartment on the third and fourth floors. Its not seeking variances or modifications from the planning code requirements. The property is on the north side of balboa between 26th and 27th avenues in Outer Richmond. The circa 1920 house occupies a slightly downsloping, standard light, 25 by 100. The lot is a key lot with the rear lot lines of four properties fronting 26th abutting its east Property Line. Zoning is rh2. This portion of Outer Richmond has two and threestory singlefamily houses, duplexes and apartment buildings, largely dating from early in the 20th century. Of the sixth properties, the subject is one of two that are two stories in height, with the remaining buildings three stories in height. Immediately west of the subject property is a threestory, fourunit apartment building. The adjacent properties to the east that front on 26th avenue are two stories in height, except for the corner building, which is three stories in height. With respect to Public Comment, 12 neighbors have indicated one opposition, one letter of support from grow the richmond organization, received after the packets went out. And i have a copy of that document here to pass around and enter into the record. D. R. Requester is jack wong, who owns 693 26th avenue. This property the rear yard of his property abutts the east Property Line. Mr. Wongs concerns are as follows. That the projects fourth floor is not compatible with the neighborhood character, that the project will creep eight health and safety hazards with respect to mold, sewage, ventilation and loss of light. That the project could be converted to additional dwelling units and it could block views from adjacent buildings. Following the submittal of the d. R. Request, the Residential Design Advisory Team considered the issues raised and recommended that the project be modified to address neighborhood character with respect to window size and type as well as window size and type, as well as detailing. The Residential Design Advisory Team requested the proposed four story be set back 15 feet in order to address the concerns regarding massing and impact to light and air to adjacent properties the project sponsor submitted revised plans incorporating the design teams comments and the deep finds that as revised the project meets the standards of the guidelines and does not create or contain any exceptional or extraordinary circumstances the Department Recommends that the commission not take d. R. And approve the project as revised. That concludes my presentation. Thank you. D. R. Requester . Who is the d. R. Requester on this . Yes, sir. Please come up. So you will have 5 minutes. Good afternoon. Good evening. My name is jack wong. 693 26th avenue o