Will remind you that in addition to considering the project the inkind agreement regardless of whether or not it gets approved or otherwise needs to be continued. And we would propose december 12. Ill accept the motion for the inkind agreement going to december 12. We can handle that with other you dont have to take that up separately. We can combine that with the project. Theres no other speakers here. I just wanted to be sure to what pushed me over the edge on this one was the prioritizing of the spanish emerging childcare. I witnessed two speakers up here with translators speaking as employees in favor of this project. I also heard some of the opposition saying that this group was displaced. So that kind of put me over the edge on this one. Commissioner fung. Starting perhaps with the things that are in my mind a little easier, there were a few points brought up regarding the design, regarding conforming to codes and i didnt see anything in there in looking at that reflects a challenge to the overall project. In terms of how this project responds to planning in terms of articulation, things like that, i think the project as constituted does quite well. Its quite responsible to those tenants of the planning. The big issue of course, is what everybody is asking for is that this be 100 percent affordable. And im assuming that what most people want is the level of affordability that is most difficult to provide in our city. I understand that its a very real concern the issue of gentrification is also very real. Its happened in other sectors neighborhoods of our city. For me, the decision, however is not whether i would for this project be 100 percent affordable. The two options are, one to reject it and therefore have nothing or to have a project that whether you accept it or not is 41 percent two and three bedroom units and 25 percent affordable, of course we run into the range of affordability. I choose to accept what i think is a fairly significant contribution to bmr units of 25 percent, given the situation on other projects that weve seen and the fact that i think its a fairly welldesigned project. And i will throw in as compared to what i saw as i planned for balboa reservoir. Commissioner moore. The size is wellsuited for high density housing. I think the Community Still is going through a learning experience exactly how to accept highdensity housing and how to swing it together, because the plan that is outlined is an idea, still requires further development and community buyin. That said, this particular project i think still lacks a certain site sensitivity. And i think it falls short of some of the promises that 1915 cayuga project developed. The thing im more concerned about is that the quality of units provides too many nested bedrooms and multibedroom units. And i find that detracting from what livability should deliver for the site. The project makes compromises based on home sf that i find questionable when i look at the second floor where units 207 and 208 come in at an angle. I think theres an exposure issue that under normal code provision wouldnt even be possible, because there is a jamming of units where theres hardly any privacy. I believe that in this project has my support, it will need to do a little more tweaking on unit quality and exposure. I believe thats the percentage of nested bedrooms is too high. And then that becomes a question of proportionality. Are you seeing that where there are two units sitting on top of each other. I have cautioned that the diagram about where the childcare facility is is not fully thought through, jamming two units on to the edges on the backside of the childcare facility, i think its quite detrimental because for my expectation a Childcare Preschool facility should have light and air on all four sides that this particular facility will not have. In addition to that, there are two ground floor units between which the facility is jammed into where the units are being accessed over a common open space which is very uncomfortable for people to use as unit entries. Those are minor tweaks that could be addressed if the architect would spend a little more time on looking at doing the quality. On the other hand, i think contrary to what commissioner fung said the size of the unit is very massive. Its color and material differentiation is not varied enough to make the building overall look for like multiple pieces. It looks too solid from my perspective. Those are architectural comments. But in the end what im concerned about is unit quality and livability which i think this project does not fully address. Commissioner richards. So i guess question. The gentleman from poe day charlie poder charlie is he here in the audience . Overflow room . I had a question for him. One of the what kept getting brought up over and over and over was people in the neighborhood cant afford i see him coming through the window. Is that him . No . Oh, it is. Okay. I have a question for you. So when we talked yesterday probably a little longer than i needed too i was late for my medical appointment, we stood at the site for like an hour and a half i think we talked about the neighborhood ami and we went over numbers median numbers. Do you have any information on more information on what the stratification of those numbers are . Because we had a lot of claims here today around nine of the 48 units to be afforded by the family of four that makes the 76,000 which puts you into that 60 percent ami which gives you the nine familysized units. I was looking for stratification on what the units are. Because the neighborhood is big. Do you have that data . I dont have the neighborhood ami Data Available but thats data we could easily look up. Whats clear is that the neighborhood amis are significantly lower than other parts of the city. We know that we have a household a family amis that are in the low 70s. We know that we have individual amis in the 30s. And given that, the majority of the units in this particular development will be far out of reach for those amis that are in the local neighborhood. One of the questions i had was in my neighborhood, theres a lot of doubling up, a person x works for somebody and maybe theyre in a profession that only pays 40 or 50, person y is in the same kind of spot, but together they are able to each get one bedroom in a two bedroom place. Im looking at kind of how many more people in the neighborhood could actually afford some of these units rather than just at the average. Thats the a question that i have. And i really do believe i second commissioner johnson, i believe commissioner moore and commissioner koppel said it, we really need to take a look at neighborhood amis and how we can incent projects to more closely stratify the neighborhood amis. Its going to require a subsidy. I get it it costs money to make those units affordable. But i really wish i could understand that more because i laid in bed last night thinking about this, doubling up, how many people can do this, whats the impact of this project going to be. And that was one of the issues that i had. You had mentioned that information would be in the project application 900page document, which we looked through and did not find that level of detail. It was on the i believe where i saw it was on the beginning of the drawing pages that described the project. Three percent was going to be 60 to whatever. I can glance at that. I met with the sponsor just before i came out there so it was fresh in my head that it was presented. The stratification of the 25 percent is very clear. We could go over what that is but i wanted to try to key it into where the neighborhood was in terms of its distribution of income. Since we are only talking about averages. Like can other people in the neighborhood still afford more than just nine units if they doubled up or whatever. So that was my issue. And i think and i talked to the supervisor this morning supervisor safai, i said supervisor safai, we really need to look at this neighborhood ami stuff. I remember when calvin welch, i dont know if cory smith, we were here until 12 something on that Density Bonus Program and mr. Welch brought up they were building these buildings for people that cant afford to live in them. And i was like what do i mean. And i looked this up on the Federal Reserve county by county analysis. There are neighborhoods where nobody in the neighborhood is going to be able to afford it like we had last week when the china bay people came out. Okay. Thank you. I would only add that even without that data, when the project sponsor came to the Committee Action team meeting and presented the 45 below market rate units, there was a lot of conversation about are those below market rate units actually affordable to the communities that live in this neighborhood. And thats where the conclusion came that its really only nine of those below market rate units. Its the average. That are family sized and at amis that are affordable. To the average. Right. Okay. Thanks. You know, i think doubling down on that neighborhood ami point, i know we had a fight about the neighborhood preference legislation, do we even do it, at what point do we draw the line, we came up with 40 percent that worked for hud. There was a lot of resistance probably within this building and other organizations but i really think we need to take a look at that and determine if we need to Fund Additional neighborhood ami units we need to have a Funding Source perhaps we can come up with that through some other means but i really want to do that and the supervisor said he was committed to taking a look at that. I also believe as commissioner johnson she stole a lot of my thunder we do need to codify a plan for the neighborhood. This is kind of like the mission 2012 2010. Theres a lot more coming. You look at mission street, and Outer Mission street, 65 height limit and then i looked at the number of Single Family hopes and you have the three bills that passed on adu the triple number of units on any lot, i think we need to look at all this in the context of where we are today and the number of potential Additional Units that are going to be coming into the neighborhood, because they are coming. They are going to come. People are getting squeezed out of neighborhoods to the north are continually moving to the south. And you are now kind of at that waters edge. The other thing is theres a couple of 100 percent affordable projects, those are great projects. This is the 25 percent. I kind of did the calculation. When you take those projects into consideration with this one you kind of get an average affordability percent around 65 to 70, which is not bad. That digs us out of the hole in terms of what we need to produce in terms of below market rate unit. Because for every market rate unit we need 30 percent of an affordable unit. So i look at these in context to the neighborhood. So that was another issue that i did. On the community strategy, i mean, i actually pulled it out on my file. When it came before us i remember it was neighborhood commercial supposed to be focused but the housing section, it was like almost districtwide, so i really think that housing plan for the entire neighborhood is needed. Another question i had and i know this project as we were standing in front of the sign and they said this is being rushed through, and i said to the community lets look at the first four digits of the planning code application, the planning application number, sorry. It was 2016. So its been in the pipeline for quite some time. But we just went through Racial Equity program and a class this commission did. And i started to think how does this project work if we had to put it through that lens and one of the things we came up with in that class is we would like for projects in the future to have that lens applied somehow however it is, so we can get extensive is it causing harm, is it bringing things more equity to people that have not had equity . And that was a question i had here. A couple of other things. And again commissioner johnson read my mind. I told this to the folks in the neighborhood, we are getting a better deal with this project than any other alternative that is out there. So i said to the community, we are getting a little, but we are getting a lot more than we could if we used the state Density Bonus Program where we are giving more away and getting less in return. And i talked to the community about if we have true displacement issues we need to start having conversations at the state level around forming hawkins meeting with senator assemblymembers, our representatives on ways to limit displacement while also increasing housing supply. So they said they wanted to start that conversation too, which is good. So i think state bills we need to look at how we can actually keep communities stable. I think what we brought in this past legislative session, fell short. I do have concerns about the unit quality and unit exposure like commissioner moore. I did ask the materials palette be brought today. Can you show us . I was expecting one of those boards with the actual tile on it. Can we see and feel the materials . Good evening, commissioners. Im the architect. Yes, i have a materials board printout that i can share with you. The materials palette is a relatively straightforward humble palette in my opinion something weve been working with a lot. Cement fiber panels, lab siding. Thank lap siding. I can point to some of the different areas where the materials occur. This is the ocean avenue elevation. Should i turn it . I just want to be sure that no matter where we build a building in a community the community deserves the best and highest of quality finishes. So if you can speak to that, i would really appreciate it. Ive seen some buildings, i walked around the neighborhood yesterday i went and grabbed a drink and i went into the good will store and walked around and got a sense of what was there. And i mean, some of the stuff that was built has not aged well. It really looks i think the neighborhood deserves better. So if you can tell us what the palette is and the quality of it, to commissioner moores point, that would be great. The palette is materials that you find in the neighborhood. They are modern materials. The Fiber Cement Panel is a big part of the project. That makes up the taller element that you see in the foreground here is a lap siding, painted. We like the material because its longlasting, very durable and weve been using it with Great Success on recent projects where its easy to clean and it has a texture to it because of the lap siding creates a shadow effect rather than monolithic materials so this breaks up the scale of the building a little bit. Further as you see the horizontal portion of the building, we start to integrate different materials to both tie the building together, it is one building, and we want to recognize that but we also want to break up the scale. So within there, we have what are called bakelite panels. These are panels that are very high quality. You can see theres not much to see from here but i can hand it around. Thanks. But this is very high quality material. It was actually started from originally it was for printed circuit boards, which have a very, they are nonconductive obviously and it turned out to be a great substraight for the material they put on it. I used this on a project that i think also is working well. Its a new material but it seems to be holding up well and we like them because they are easy to clean and resistant to damage. And then we have an accent thats kind of a this is a chip that goes on the fiber cement. On the panel. So i can pass this around too. This is a wood grain texture that adds a little bit of warmth and also breaks up the building into kind of a smaller portions and adds a little variety to the facade. Its kind of interplayed with the window arrangement if you can see that on the rendering. I dont know if we can pull up the computer. Great. So you can see that with the windows youll see some of the wood grain texture. So this is an idea of taking a bigger building and breaking it up into components and breaking it up further and using a language, we have these forms that continue to break it up and break it up. And you see that further even on the behind walls that we are providing which will be also fiber cement boards that are painted. Those walls might be covered up in the future, obviously we are not building on the corner lot. But its notable that our project is integrated with what we imagine will be the future rear yard of the adjacent property. But nonetheless we are taking our long line walls and accenting them as well to integrate with the vocabulary of the design. Great. Thats great. Thank you. I have more materials too. Theres some natural wood thats going to go in the courtyard. These are samples of the lap siding. You are welcome to pass these around. Theres some metal screening that will also be. Great. Okay. Thank you. We talked with a couple members of the community yesterday, and we did different various paths on what could happen if this project got approved today or didnt get approved today. Do you recall that . And i know there were real issues, you know, this neighborhood is now kind of the next mission if i have to say that. So this is not that project, you know. I have to tell you this is not that project im going to fall on the sword on. I think we we can have much worse projects like i said. When i make the motion to approve the project, im going to ask the commission since we are in the stages of this neighborhood being gentrified, i think he mentioned a study done by the university of minnesota that we include in the conditions because we now have a project like this that we make a goodfaith effort to measure the impacts of the project on rents. And im saying good faith effort. The university of minnesota report. The project sponsor doesnt have to do anything on that. Its just for us to do. And i would like to do that. And thats my motion. Second. Commissioner moore. Commissioner koppel, i want to put for the record that 1515 south is a fully approved project it just has not been built. So it is not because this commission did not support it, to the contrary, it is awe fullyapproved project. The fact there are many other projects standing around where you have empty sites many are approved, just not built. I just want to make sure that that is clear. Commissioner richards. I want the community to know i made that motion because i wanted to get that study done, if i didnt make the motion i may not have gotten that agreed to, so im trying to get something so the neighborhood can understand the impact of these projects coming into their neighborhood. Theres nothing further commissioners theres a motion that has been seconded to approve the home sf project authorization and then continue the inkind agreement to december 12