Necessary and desirable. It is on balance and consistent with objectives and policies of the general plan and all applicable requirements of the planning code. It will maximize the use of an underutilized lot and will provide two additional dwelling units to Housing Stock with potential to develop the vacant lot. The project will provide a use compatible with the rh1 zoning district. The proposed project will not displace any existing tenants or remove rent controlled or Affordable Housing units from the Housing Stock. This concludes staffs presentation. Im available for any questions. Thank you. We will now hear from the project sponsor. You have five minutes this time. Put it over here. That goes to the planner. The posting goes to the planner. You got five minutes. You want is to tart your presentation . I got to set up. Okay. Good evening. My name is joe. Ive been brought onto help him present his views and changes to the project that were requested by planning at our last meeting. At our last meeting, the commissioners had requested us to explore the idea of a. D. U. Units, also issues with regard to the height and frontage of the buildings with regard to the neighborhood. In that regard, we conducted a study of the neighborhood and prepared an appendix thats been provided to you. Its about 200 houses in the neighborhood that i went around and took pictures of from across the street so you can see that they have such a varying structure that it is the bricabrac of San Francisco in that regard. And he is flipping through them right now. I think its not projecting. I dont know if you are seeing what we are flipping . You are. I especially love this one, the sevenstory house thats about a block and a half away. But regardless, we explored what was there. And based upon what we found is the street or the block across the street which transitions from stillings into martha, literally theres one house thats still considered part of nordhoff. It really is in line with the structure and design that toni has put together. If you look at the designs of the houses on martha, which he is about to get to, you will see that the two houses that we are proposes flow with that. The existing house will stay in line with the house thats currently existing on the other side of the property so that it will blend in from martha into nordhoff and go into the neighborhood where theres still quite a varying level of design on nordhoff. Other issues that were raised in the last meeting with regard to the a. D. U. Proposition of either three lots with three a. D. U. S or four lots with four, we explored that with a Civil Engineer with a code inspector that works at labs and fire code safety issues as well as a mold remediation expert. All of them concluded that with regard to the tree that it currently exists that we need to keep by virtue of our agreements with the neighbors and which we have designed around that we would have egress issues, we might have water intrusion issues and mold and livability issues. You have copies of those reports in the brochure that was provided. The neighbors raised issues with regard to parking and traffic. For each unit we are building we are making sure theres one off Street Parking space. I dont think we can do much about the traffic on congo. I personally was almost hit two or three times just trying to take the pictures but i understand thats a fire egress for the city and cannot be addressed. And then i think there was one individual that raised issues of open space. By not having a. D. U. S we have the perception of more open space on the back of the property and all of the houses that we are going to be addressing have a backyard setback as required. Thank you. Okay. Thats it . Yeah. Still have a minute and a half. Thats okay we will now take Public Comment on this item. I have a few speaker cards. Ly call them out. And anybody else who wants to provide Public Comment on this item, and you have not submitted a speaker card, please do so now. So bashir, greg, omar, clark, jennifer and steven. Im at 69 nordhoff street next to the proposed development. And i would like to see further reduction in height and density and clarifications that were brought up earlier. And i think some of the things will be covered by followups that the commissioners would take into account. Im not in the best of my health today. Its been out here for long. And i hope that whatever we decide will be doable for the community at large and the residents. Thank you. Thank you, sir. Next speaker, please. Good evening, everyone. Its been a long day. Thank you for staying. My name is omar. Im a Civil Engineer, former resident of San Francisco, work in San Francisco. I like the unique neighborhoods, very nice, narrow streets. Im responding here to the question of neighborhood character. What i did is i did the comparative analysis comparison, meaning i looked at the statistical data provided by the assessors data looking at the homes in the neighborhood and comparing the characteristics of those homes to the characteristics of the new planned properties. So i looked at 31 homes, up to 150 feet around the corner of nordhoff and stillings avenue. 15 homes on nordhoff, 12 homes on three homes on martha, one home, the closest ones to the property. So based on if i can have the overhead, please. What i did is i looked at the main characteristics. When we talk about neighborhood character, what do we mean . From my standpoint, we are looking at how does the neighborhood look . What are the sizes of the homes in terms of how big they are, what is the green space, what is the height of the homes and so on. So what you see in this plot what you see in this plot is characteristics, the number of stories, also area the buildable area, the size of the footprint in the lot compared to the size of the lot and what is the size of the back and front yard together. So if you look at the 31 homes i looked at, the existing neighborhoods, the characteristics number of stories is 1. 3 stories. The parcel area 3,262 square feet, the percentage of buildable area is 40 percent, the back and front is 2,096. The number of new lots they have instead 3. 7 stories, 1,837 parcel, 62 percent buildable area and 706 square foot for the back and front. The basement, i count the basement as a story. If you have a full basement going all the way through and its habitable, which is the case for the new development. So overall, my comments are that is enough tensity. We have a smaller clustered homes thank you. Your time is up. Thank you, sir. Next speaker, please. Good evening. I live on congo street around the corner from the proposed development. Ive been there for 31 years, raised kids there. So now i only have one kid living at home. And like many people, i got involved in this project several years ago in an effort to save the redwood tree. And that seems to be successful, at least for now. But along the way, it was clear that this project was going to be a scale that would not really be in keeping with the neighborhood. I think the point that omar was trying to make which differs from what the developer is saying, is that the houses in glen park are one and twostory houses. There are some exceptions, especially some of the very newest construction that are way out of character with the neighborhood but are just, they are exceptions. My house is two tories. And my neighbors are stories. And the project as is currently proposed has four story houses. And so the issues of parking really shouldnt be overlooked. If you dont live in the neighborhood, you really dont know. They are providing one off Street Parking place. And in doing so, they are taking away an on Street Parking place. So theres no advantage on that. So i wish they would look again at what they could do to still make a profit off this project. I also hope that you have mechanism for looking at the 24 letters of support that supposedly have come in that none of us have seen. Hopefully some of those are people who actually live in the neighborhood and are not of the developers or contractors or friends of the developer. Thanks. Thank you. Next speaker, please. Im jennifer. I live directly one over across the street at 66 nordhoff street. We have lived there for 18 years. When we are here in april last time before the commission, this project was to we requested the developer to reduce the size of the unit, to keep them to three story units or if they were going to keep them as four story units to only have two or three lots that were developed and leave that back one as green space. It doesnt appear to me that either have been done. Its funny the images. I did scroll through images. And the three homes, including my own that are directly across the street, actually four homes, are all two and three story homes, and they were not shown. Several of the images that show bigger homes are actually taken from bosworth so they are taken from not street level. They are taken from the street below so it makes them look like they are bigger than they are. This submission and Planning Commission is not in compliance with urban design elements. They have not been met. The total effect is not characteristic of the district. There are really only two and three story homes on in order holly, stillings and mangel on nordhoff, stillings and mangels. It overburdens the parking and traffic. Several times ive emailed the commissioners videos of dangerous traffic on this corner. With cars parked on both sides of the street on stillings and nordhoff, they become one lane streets. When we first moved to the neighborhood we had a street assessment and traffic has only become worse. Cars are regularly hit on this street and trucks constantly block traffic and have to be backed up, which can be like 20minute processes. And already addressed the part about only adding one parking space for each one thats taken away. It is important to fact check the developers. I appreciate that in one of your previous i think number 18, you asked for more clarity. I believe that the statements references and application do need to be checked for facts. Currently this project is not compatible with density or scale. Thank you. Thank you. Next speaker, please. Good evening, commissioners. What a long day. You guys started at 1 30 . My name is tom christian. I live at 88 martha, which is a house and one across the street from the property at 95 nordhoff. Ive been there since 1994, 25 years. The city is in a housing crisis. I think we all know that. You guys particularly are seeing every day. We are in a housing crisis for the foreseeable future. Im not sure when it is going to end. But this is not the night to end it on our block. Its taking a block with housing that are separated with one to twostory houses over a garage and then forcing in something thats side by side three and four stories over a garage would be the wrong move in my opinion. I think that future generations look back on this neighborhood and say what happened here . Everything else is in scale and this project is completely out of scale. And they go who approved this, project sponsors posed this . And this is the night where we can stop this madness from happening and send this project back to be a more scaleable design. My request to you is please consider sending this back for a scaleable design. Thank you. Thank you. Next speaker, please. Im steve, im the neighbor to the west of the property up the hill. And first i want to start off by thanking the developer for accepting saving the tree and saving the historic home. The home on the property was owned by the stilling family, which is the name of the street. And this was a big organized group about five times larger than this one when they tried to tear down the house and tree. And i want to congratulate them on saving both of those. The reason im here today is to the west address two things. One is the a. D. U. Issue, looking at the earlier conversation about the units within the block that were going to be built, the same condition will exist here if cottages are required to be put behind these house, there will be no fire access, not even a pedestrian pathway. These would be interior houses with no fire controls, no sprinklers or anything that would be built in the backyards. So as far as that is concerned, i want to voice very strong concern and opposition to creating those a. D. U. S. The second thing which has been mentioned before is the height of the buildings. Although there are a couple houses that are fourstory far away from this within this neighborhood, the three blocks around it, there arent any buildings that are four stories at all. So while the houses should be built, and we support building in San Francisco, the scale is just out of the norm for our neighborhood. Thank you. Thank you. Next speaker, please. Hi. The Developers Application is not compliant and should not be approved. Its not consistent with the policies of the general plan nor does it meet come ability with the surrounding neighborhood ane surrounding neighborhood and adjacent properties. Conditional use findings, planning code section establishes criteria for the commission to consider. This project does not comply with said criteria. The proposed new uses and location will not provide a development that is compatible with the neighborhood or community. The proposed project does have features that will be detrimental to the persons residing in the vicinity in that one, nature of proposed site including its size and shape and arrangement of structures, two the accessibility of traffic patterns, the type of such traffic and inadequacy of Street Parking. Urban design element, recognize that buildings when seen together produce a total effect that characterizes the city and its districts. The scale of density is not reflective of the neighborhood. South of market yes, glen park no. Objective two, conservation of resources which provide a sense of nature and freedom from overcrowding. Traffic will impede our streets and parking which is already causing collisions and limited parking. The planning code states specifically conditions of approval, compliance monitoring and reporting, number five, conformity with current law. No application shall be approved unless it complies with all applicable provisions of city codes in effect of time of approval. This application isnt in compliance and shouldnt be approved. Please do not grant allowance to this development as it stands. It will set a precedent for destroying a neighborhood for profits. When developed it could add an additional four story four bedroom house making the scope crammed and noncompliant with the requirements. The developer submitted letters in evidence to cut down the tree. Googling confirmed they were contractors that didnt live in the neighborhood. He also brought people to the meetings to support tearing down the tree. This current application is submitted as evidence. Letters of support. 90 percent are Real Estate Agents like himself, Mortgage Brokers or contractors who dont live in the neighborhood but would benefit from the building. This is clearly a conflict of interest ask not being honest. Be skeptical. The neighborhood is not antidevelopment. Theres incentive to back a developer if he will listen. I tried to explain to him today but he told me he wasnt interested in meeting or listening to the neighborhood residents at all. We want to see a balance struck in the character. Thank you, sir, your time is up. Thank you very much. Next speaker, please. Good evening, commissioners. My name is adele. I want to thank you for taking the time to serve our community as you do. I was on a Planning Commission for nine years. I know what it takes, but nothing on the scale of what you are dealing with in San Francisco. You have my resume that the developer submitted with the project. Ive served on board of design Planning Commission, city council, mayor, Transportation Authority and regional and local planning. Been there. I was asked to conduct an analysis of this project putting all my experience into it. I conducted an analysis of the property at 95 nordhoff street. Given the current design characteristics and feasibility of including accessory dwelling units on the property. My examination focused on review of the proposed four lot split with architectural plans to modify the existing home and adding two new Single Family homes on nordhoff street while leaving im sorry to interrupt you. Have you been hired by the project sponsor excuse me . Were you hired to conduct the studies . He asked me to review the project and make any suggestions, which i did. If you are part of the team then your opportunity to speak was under their presentation. Well yeah. So as i remember, the project sponsor had submitted but you left on the table that would have been your time to speak. But you didnt. But i will let you finish as long as you keep it under a minute and a half. Okay. Just about Affordable Housing. People today are renting spaces in the apartments and in homes just to have a home to live in. Theres a lot of people that work, graduated from school, need a place to live. And people can rent rooms outiesier at less money than out and easier at less money than accessory dwelling unit. This proposal provides housing for more people. You have families with nannies, inlaws, children that come home to live. It is a little bit addressing the Affordable Housing issue that we are all faced with all over the region. Okay. Thank you. Any other Public Comment on this item . Okay. Public comment is closed. Commissioner moore. I believe that this project has some very interesting things on a oversized lot, presuming the existing building and finding a creative way of subdivision is something im very interested in, because it speaks to our charge to look for denseification density in context. I do not find them in contrast with what is. They are a corner lot. And for that reason, i believe that they create a composition which is compatible to where they are. They are fit well. And i am inclined to support the approval of this project. Is that a motion . Commissioner . Yes, its a motion. Second. Okay. Commissioner diamond has a question. I couldnt tell. Do they or do they not include