Exciting and inspiring process area i think it was actually said, this is a large piece of a larger equity displacement strategy. Its going to be an ongoing effort. Really grateful that we have made the progress that we have made, and really excited to see, and be involved in what is ahead. I also want to thank mr. Francis for including an equity assessment at the end of the presentation and bringing the work that is being done back to our land lens. I appreciate it. One of the Community Comment discuss homogenous architecture. What was discussed at that poi point . Did they define what they meant by that . Yeah, you know, actually on the slide come on that page, you know, a couple of comments wer were an architecture that is exclusive, like there is a lot of discussion about very glassy facades. Those are some of the comments we were hearing, during the community workshop. We didnt get into an end up discussion because we were not proposing anything at the time. From an architectural viewpoint, 24th street is quite diverse architecturally. This has come up with a lot of the guideline projects we have done. There is some worries that guidelines are going to make things more the same, theyre going to make them a little bit more generic. It dumbs down the architecture to looking more alike in some way. The intentions, with these guidelines is to enhance our differences. Enhance the qualities of the neighborhood. The guidelines are really meant to be not prescriptive but more performance around the qualities of the place is a big list already. Making the variation be like the neighborhood already is it. Is that more comments to not make it homogenous . It could be to make it consistent with contacts or looking like the generic city. Understood. This is great work for you to think is fantastic. There are other sections that might consider adopting this from a cultural point of view. An awful lot of work has been done on this. I think it will help stabilize yet another piece of Stabilization Strategy we have for the community. As mr. Papadopoulos said, sb330 is written, i would override this. I would urge you to call senator skinner, senator weiner, and tell them to yank that portion out of the current legislation. I would hate to see all of this go to waste. Tagging on to commissioner richard, this work, not just the guidelines themselves the is Strong Enough to send a message to sacramento that the city has a lot of neighborhood voice. I would support your recommendation to send a note to sacramento to be aware of that. The other comment i would like to make is, followup, it is the buildings that we had to grou group approve on valencia street that had big battles, which created the reaction to architecture. You may sometimes want to look back, commissioner fung and those modern buildings we fought tooth and nail about. They were truly destroying the character of the street. The street is struggling to heal itself with better approaches with these guidelines. There were specific buildings that were absolutely i want to be careful and i think we can learn from that. One last thing. These Design Guidelines are not intended to make projects less viable financially which is potentially what i believe senator skinner is intending to. We are dealing with paint colors and Different Things area even if 330 passes i would urge us to consider the process regardless. Thank you. I want to give kudos to staff, and also to you, director, for your leadership. I think seeing the outcome that we have before us, it is clear that the process, and the relationship between the Planning Department and the community function well. I think that is a really big difference. 1015 years ago. I think we are seeing the outcome of having articulated racial and social justice policies. There is a an intentionality there that it has borne fruit. I really appreciate that. Good job, you guys. Thank you. We still have a long way to go. We are on our way. I just wanted to thank the, and the community, for working together on this. We will see the results in a few month. Im really excited to see the actual sub sense of the guidelines coming before you. A comment about three and 30. It did have a lot of changes made. If you recall, the original version would have disallowed even any change in impact fees that were put forward after january 1 of last year. For example it would have nullified all of the impact fees that we just approved and centro soma. It did retain this prohibition, if i can use that word, on guidelines that were adopted after that date as well. Im not sure why . But that remains. For the record, number one, i would strongly suggest to adopt these anyway. Number two, we are talking amongst ourselves about how to implement them anyway. I fully intended that we implement these guidelines and any possible way that we can. Even if that provision is not struck from the state law. This is not an action item. It is just information. Thank you. Places a us on items eight a. [reading notes] this is for a large project authorization and Office Development authorization. Good afternoon commissioners. Planning department staff. The project before you is a large project authorization for Office Development authorization for the project at 2300 harrison. I am distributing some updated draft motions which reflect the correction to the hearing date, as well as to some of the findings yet the proposed project and lose the demolition of an existing surface parking lots, and the construction of a six story over basement garage. 75foot tall, 77365 squarefoot vertical and horizontal addition to an existing three story, 40foot tall, 68,538 squarefoot Office Building. The addition will result in a mixed use building within 24 dwelling units. 2,483 ground floor retail. 1,117 square feet of arts and activities retail space we had 31 additional class one bicycle Parking Spaces, eight class 2 bicycle Parking Spaces and a total of 41 offstreet Parking Spaces area in total, the project will result in 95,005 and a 55 squarefoot of office use on the project site. The project includes 4876 square feet of usable open space. Pursuant to california Government Code Sections 65915 65915six 5918 the project answer has elected to utilize the state density bonus law. To date, that apartment has received comments via email expressing concerns about gentrification, height of the building, loss of offstreet parking as well as Environmental Concerns related to site excavation. The sponsor held a Community Meeting on november 28, 2017 and has been working with united to save the mission, and southern pacific growing to discuss and address community concerns. The project consists of 24 dwelling units with 77,365 gross square feet of which 29 to 34 gross where feet would be residential. Under the state density bonus all the project is requesting three processions including rear yard, ground floor height, acts of uses. Under the state density bonus law the project is requesting three waivers and development standards, including height, narrow street, and mass reduction. The project at 2300 harrison street, the base density would permit a residential project that would include approximately 23,057 residential gross square feet. 79 of the project is equal to 19 dwelling units. The onsite inclusionary rate would be applied to 19 units only. The onsite inclusionary rate for this project is 16. 6 which would result three below market rate units. They will be provided up 50 of ami. In addition to the three units, the project sponsor has volunteered to contribute one additional unit to the inclusionary Affordable Housing program. As based on the conversation for the Community Members. The project includes an addition of approximately 27,017 squarefoot of office. Office uses within the umu Zoning District are subject to the vertical controls of her office uses which is not allowed office uses on the ground floor and limits the number of stories permitted based on the number of stories of the building. Based on this, the project is allowed a maximum of one floor of designated office base in the existing three story building. The existing building has three floors of office base including the ground floor. As of october 2018 there is approximately nine and a 4,000 gross square feet of it small cab Office Development space. Planning codes action 803. 9f allows building with 57 ways to have two floors of office, the project is permitted to floors of additional office. Staff recommends approval of this project based on the following. The project will provide 24 new dwelling unit to the citys Housing Stock including 14 onebedroom and ten twobedroom units designating 16. 6 of the total number of the base proje project, dwelling units is part of the inclusionary Affordable Housing program. Will replace an existing surface working lot. Currently the project site does not possess any housing. Therefore no tenants will be displaced the project also expands and office use which will provide new employees and workers to the neighborhood. That concludes my presentation, and the project sponsor is here and also has a presentation for you as well. Thank you. Good afternoon. From day one our intent was to see if we could do something with the underutilized surface parking lot portion of the site, eliminating the parking use and creating a mix used project. This is not a luxury project, it is 24 units of rental housing with a bmi units on three floors with an average unit size of 830 square feet. It is also not a tech office project. We are proposing a modest amount of office on two floors, about 27,000 square feet. The reason for including some office is both physical and financial. Physically the lot is about 245 feet in with but only 56 feet in debt against the existing Office Building with no separation. This is an important part of making the project viable. The existing office use with 6800 square feet has existed here for 20 years. A decade before easter neighborhoods on a decade after. We are not changing the existing office we are just proposing an addition. We have ground floor retail space and Community Serving arts activity space. The project does not include any pdr. The last time this site had any pdr was before loma. The site was rezoned a decade ago with the eastern natives and to umu which is intended for a vibrant ask of uses. The purpose of umu is to be a buffer between residential and pdr district which is what the cases here. The Density Bonus Program allows us to add about 7 feet in height adding that six floor and the additional six unit which gets us to a total unit count of 24. Because of that, the required pmr units would be on site and they will be affordable at 50 ami. The project answer themselves have a long history, in San Francisco, with many contributions. They are committed to making this a good project. That is one of the reasons why they had been at the table talking to the community for over a year now. Our first meeting with the united save the mission was february 2018. To put this in perspective, this is a relatively small project. We realize this project alone is not going to fix the housing crisis. We also believe it is not going to be one that will dramatically change the neighborhood. We see this as an opportunity to eliminate a less desirable surface parking lot use and replace it with a mix of uses. Ive handed you two sheets. The first sheet has the n person meetings we have had with usm which is a total of nine meetings the second sheet is a summary of Community Benefits. Ideally we would have signed an mou with usm. We dont have that, but we do have a benefit patchett package. Some of the items you see on the list came out directly from our discussions from usm. We want to thank them for those discussions. I want to briefly go over that list. First we are providing an additional onsite bmr unit. Second you will see that there are about 1200 square feet of ground floor arts activities raise along mistral. For a term of ten years plus two, five year options area the ideal preference on priority would be for a Mission Based artist or. Third, we are committed to retaining and funding a muralist to develop a mural along two areas along the mistral street facade. Working with usm with respect to artist nominations and design ideas get we would continue to allow carnaval to use the existing parking areas at 19th and Harrison Courtney during their event in late may. Subject to them providing indemnification and insurance as they did this year. We have made a number of design revisions based on usms reque request. Those are in the plans that you have in your packets. There is a small summary of the one that they asked and we incorporated the we are providing, we have agreed to make a 20,000 donation to the San FranciscoHousing Accelerate Fund that could be used for offsite acquisition or other purposes as they see fit. Last but not least, we have had a lengthy ongoing discussion with a nonprofit culinary incubator for their potential use of the 2,003160 Square Footage of groundfloor corners raise. The project architects did a study to see if the space would work for them. We then priced it out with a contractor which we are committed to doing and we have provided this in writing to them as well. We would be leasing not to them with an initial initial rate of 3,000 a month which is 1. 27 per square foot. For a term of ten years plus two, five years option. We would also be willing to pay tenant improvements for the build out of that space in the amount of up to 488,000, that is 200 per square foot and that is on top of the warm shell. It should be absolutely sufficient to get them into that space. We are very excited about that. There is one item that we would like to read last in any motion you may take today. We would like to ask for one modification. We would like to add a condition that in the event they do enter into a Lease Agreement to occupy the round floor space, the exterior area that is immediately adjacent to the space on harrison should be provided with one surface parking spot for their use only. Its an existing space that we would like to retain. I will that the architect not eat. Good afternoon, commissioners area i will be presenting the design at 2300 harrison. The project is located at the corner of harrison street and mistral street. It includes a surface parking lot with an adjacent threestory office living. Concerning the masking for the building we focused on creating a threestory volume with an additional three levels of residential above. By setting the residential back from mistral and harrison street we were able to align the face with the surrounding context. In addition we provided a break in the upper floors to break down the mass and provide outdoor amenity space area as part of our initial architecture development. We want to understand the types of buildings in the neighborho neighborhood. The existing neighborhoods are a mix of commercial and, institutional uses, multifamily housing and residential with the buildings adjacent to the site. The scale and architectural styles very considerably. Large consistent windows, multifamily residential buildings have varying styles and breakdowns. While this mall scale residential has regular proportion. Our design mixes a scaling years with the neighborhood with a lower three levels looking at the surrounding office links for this impulsivity massing. Our apple upper levels more vertical proportions of the all scale residential buildings area our proposed design marries these mix of uses and architectural Architectural Expressions of the neighborhood. The ground floor and whose retail, Community Serving arts bases and the office and residential lobbies as well as widening of the site but sidewalk and the addition of an. We have acted uses along all three reit frontages area this is a long mistral of the residential lobby and Community Serving hours bases as well as upperlevel terraces for the offices and residents. Eight units per floor with a combination of shared and private outdoor base and a shared amenity of the fourth level. The residential have open walkways to access the unit to allow natural ventilation to the kitchens and entries. Only one out of the 24 units will have five bedrooms. We have met with and collaborated with planning to improve the design. Weve had a more detailed to the ground level including canopies, concrete pallets and recessed entries. We lower the camp canopy of the retail to provide appropriate scale, increase the size of window framing to close the [inaudible] more moldings to the Office Windows and change the pattern to a horizontal proportion in keeping with the existing neighborhood buildings. Lastly, weve added two rows of private terraces to create more shadowy details of the top floors area thank you. We will now have Public Comment on this item. I have two speaker cards only, if other folks want to take on this item please come line up on the left side. I have leonard, and victor. Come on up. Good afternoon, commissioners area i wanted to speak to clarify what has been said about the potential Community Benefit of its status where they are very much interested in a proposal with this space. It was given to them last friday with insufficient time for review, revisions and discussions. The idea that the project sponsor who has been actively working with them is misleading. The project sponsor reached out initially to them on february february 192 asked them if it was okay to say they were told by the executive director that this was a nice idea but there were no details