Transcripts For SFGTV Planning Commission 72116 20160723 : v

SFGTV Planning Commission 72116 July 23, 2016

Square feet but given the testimony in the 5 or 6 or 7 not gigantic all the issues of parking the other one in my neighborhood a couple of blocks from where i live steep slopes and museums on the way i dont know if you saw the j k article those been bernal youve created a humane wall the fact those homes are fronting pal hat even is take advantage of the what that appears a giant monster home and lets not forget on Bernal Heights boulevard a 60 for the wall by the property frovnt it and the property behind it awhile i appreciate the amount of 2 homes frovnt the other two on prohat even if it wasnt a triangle last year lot well have 6 homes instead of 4 but locating the odd shape unique sterilized circumstances, which is why were here i think there is still that impact of a wall of fact of the houses that are significantly higher the ones on pro hat even. I i get it you can go level with the street and have a 40 foot wall; right . No matter what youll have a wall that is grounded somewhere in the dirt i look at the buildings next door i see that i think theyve loaded the i dont get much of the differences. Let me go back to the parking i didnt like the code or the guidelines the neighbors and i are trying to interpret the guidelines as it relate to this project i cant comment arent parking but follow the guidelines like guidelines need to be followed and things like that. Let me ask we have other commissioners on the cow. The front yard am the shoe box houses is concrete driveways. In part. Pretty much it is sitting there i think what will they window a setback a few feet or 25 foot setback one i in any neighborhood people park their cars an setbacks. That was raised by the planner. Im trying to figure out where to go a lot of the arguments are ended up kind of in deadends. Im not going to prescribe whether someone will live in a 12 it is not necessarily right to suggest that anyone have a front setback will use it as a garage. This is a code compliant home. But it is not compliant it relates to the adjacent setback and not consistent with the homes that are adjacent the homes adjacent are setback 25 feet and so are 13 out of 18 homes on pro hat even half so typically the homes are setback. As i look at the aerial again, i see homes in the next block above bernal i dont know what street but on the sidewalk as well i am not im i i get it those homes are setback 25 feet but you look around it is mix. What street are you looking at. Im a dr requester i got off work and teach. Off bernal they look like front end. Id like to address this question about the setbacks i think that what the group is reilly landmarking for or me anyway some variety in the front of homes so that the garage itself is at least setback for safety and other reasons but to give dimensions to the house the wall yeah, that many homes but not all pretty much flush up against the sidewalk there can be you know should maybe the garage recessed but the stairs go up a lot of ways to make it look nor interesting and look for compatible with the neighborhood and not like the homes that are next door sure. With the sir before i pass the mike to someone were close you have number one and said something going on and two entrances off carve vera street and do elements and different were talking about the roof decks that are open on but moving the interesting around the way they sits on the lots how much can we do there. In terms of how it meets the street. Yeah. One gets setback 3 feet i dont want to redesign the building but weve moved everything over one foot. We have cut ended but work with the staff continuing to differentiate and make that yeah. I see the pardon going a huge leap forward i dont know what they did green before but willing to do if the staff will directions them what the brerts is asking im still open on the roof deck. Commissioner johnson. Thank you other than the change that was brought up by commissioner Vice President richards to move the Properties Around in the lots and get the 4 point sobriety ive supportive of the project and here are my reasons why i look at the bernal east Bernal Heights guidelines there are a few things this project does he know this focus on front setback ill get to that in a minute there are other ways to solve the problem but i look at many of the other design aspects of the building their marshall you know we talk about the roof deck im smotd not supportive because the Bernal Heights calls for roof decks it says if we dont have a 3i67d roof your roof must be flat and designed if it is a blank roof they have documents that call for usable open space and the other thing people have talked you know some statement in the letter about the entrances not only being uniform but calling them hole in the walls for the hallways all the preferred sxhoefks and different types of entryways involve establishes not theyre not necessarily for the typography of those lots on the switch back and make the argument if youre trying to build new families and multi family generations dont want to walk up steps to get to our front door what those guidelines with calling a hole in the wall i call a front door if you look at the side setback with the stairway that stairway that was add im not going to go i dont know whether that was put in as an actual compromise i dont know ill not do that back story but part of project it is making the 3 feet setback i can see moving things around make that important the only other thing how things are laid out another part of the guidelines say private open space has to be assessable from prime living areas we think the way the buildings are situated on the hill actually allows you from the first story out to the backyard and out to the front and again that front setback with the tap grateful youre talking about potentially having stairs and get up to the front door that eliminates that opportunity that is laid out in the guidelines for a lot of reasons i think this project fits with people in bernal were looking at and quite a bit of uniform between the homes and potentially there are other ways to do that other than pushing one building 24 and another 15 and none was suggesting that. Great then great there is lots of things to work on like the articulation through color, maybe the corner lot has a pitched roof i like the idea of a roof space that might be one way of differentiating the properties take the largest one instead of that having a large roof deck and across the four lots i think and the only other thing i dont know that is against something we dont need to you know write off right here but landscaping as part of master plan as having the tax and getting rid of of that wall whether three or four feet you see green instead of concrete; right . Get rid of the landscaping part of open space for the homes that gets to some of the concerned the neighborhoods have without cutting off floors and making the building substantially smaller if you think theyre a good size at least for this project for those reasons ill be supportive of this project maybe with that one change with the process around the 4 feet side yard. And the different materials. And articulation well craft that that is those are the changes ill be willing to support. Commissioner moore. Working back wards the commissioners observations are interesting im pickup on residential design theyre the fact their roof deck but the roof deck operate at the edge of the building is a 42 inch grail it makes did buildings look learn the thirty feet rirtdz height in this district so i would very much caution to pull them significantly into the center of the roof not visible at the edge if the building looks to massive as one building rather than an assembly of 4 buildings that is an important point i dont believe we need seven hundred and 50 square feet roof decks when we just yesterday had the board of supervisors put the minimum of affordable units at three hundred and 50 square feet i have to get that point of sar catching in i believe the factors of the building make them look at a single building rather than a collection of small, 4 larger buildings and the suggestion to add four feet in between is a very good one i am kind of looking at the neighborhood the push back on the common stair where the stairs are in San Francisco i like them, however, if theres a stair nearby permanent there is and experiences in the neighborhoods why not a stair and perhaps not right now we might want to consider the pros and cons of that note happening i dont know what to see or is that about ill be interested to see the four buildings as the related group of buildings rather than the same factors advertised cost saved and makes the building cheaper and not singlefamily homes but a distinct sort of of the materials the architectural questions are different i want to see a richer choice of alternative materials with each other and a way of creating a patchwork of building of similar quality and not savings in mass the one point that is a little bit harder to express the way there project is presented to this commission the requirement for a project of this size there is a survey the requirement is that in subdivision we have to look at the mid point of curve to determine the height of the building from that particular demarcation at mid point the reproduction that is a interval part of east slope guidelines mr. Town ive not seen a verified survey and interpretations of height but that could be a health taken in the middle of the lot for me as a Planning Department staff commissioner not enough to say that is properly documented maybe a subtle point i think that the gentleman knows my position on that we had other projects we remember asked to provide that and the project had to be continued because that information is important for us mr. Town have you seen it and why not in my page. Thats the same requirement prior to the packet mailing i apologize if it is not in yours ill ask the architect to provide that i requested that same thank prior to the packet mailing the other things. Can you complete that before we go on i want to see a vifrdz site survey how did the Department Exam the bulk reductions. Theres a unique interpretation of the bernal normally based on the definition and methodologies that the planning code establishes you know we take it from top of curve to the mid point of the building in bernal a specific interpretation that requires we take is this way. Specifically for an up sloping lot so in bernal on an up sloping you take the height parallel to grade the grade definition as you can see the actual upper market most extensive height is a sloping tap grateful that office some kind of confusions this section introduce the mid point of bernal helps clarify the Building Height in relation to the baseline that that is measured in restriction to show the portion of the building that is above grade. You have 3 buildings phasing plans did you take the specific mid point of each the 3 lots. It the taken from the top debris through each of mid point slice. Mid point at curb. Mid point fossils the tap grateful. The way the rules read mid point at the curb thats where the confusion it the mid point to curb. A unique interpretation unique to Bernal Heights ill let any colleague comment further. So what the code required is that the definition of height be taken from the top of the curb to the top of building if it is a flat roof building the top of the roof and a midway point between the crest of the revolver and the east. I think what chris is saying the measurement are different in bernal the different measurement. It is a parallel for the tap grateful different than at the rest the city. If i may. The first one that concern the neighbors Asian Pacific islander hat especially has an existing thirty inch retaining wall the neighbors said that was not the original scale we reduced it in order to measure the building from the back of the curb were not you know were measuring it from the not measuring from oriental technically we have gotten thirty inch. So your clarifying youre doing it correctly could you while you there briefly respond to one of the neighbors indicated there is a vent structure on the property can you speak to that note seeing the survey i dont see a grade or is that something else. The vent pipe that is there they call blow off grades as it sits that had been sitting in the new sidewalk adjacent to any property the water we talked with the Water Department that waterline turns to the left and groups unimproved roman craft so theyll lose the pipe. While you there explain to the commission the parking strategy we have a hard time. My park stream. Yeah. The park for the project is when we looked at this they first one is that you know with the Bernal Heights eastern Neighborhood Group they require a minimum of two cars for anything above 2000 secret we provided that and if you look at the parking on the street theyre going to lose possibly two cars off the streets but gain 7 and 5. With that, explanation and the suggestions made by the Commission Im inclined to make a motion to take dr and modify the project and allow the perimeters weve discussed the separation of building, the treatment and materials, the potential im not sure what to do that that director rahaim perhaps you can help us a larger city planning policy regarding the stairs the opposition duo to be gained or losses something what else would we do with the larger piece another way to create a public garden i dont have any yesterday, i hear the neighbors are concerned for safety reasons and there are reasons it can be negative. Generally would support public assess on to public rightofway this is a public rightofway so i think we would support the staircase i understand the concerns about safety that come up on these situations that is a situation more eyes on the street because of the houses proposed so, i mean we generally error on the side of having public assess on public rightofway. This is an unimproved street can it be improved and a stair close by. Not a street for vehicles advertise it would be unlikely because of the slope i am not we have many streets that are only stairways this is similar to those i guess i would suggest we would support of stairways as a way of public assess through the neighborhood. Well in principle it creates different feelings and looks like a consumed but something compound with the differentiation and the treatment of the building. Right. A second. A second. Did you finish the motion. Unless someone wants to amend it. I have a couple of amendments youve mentions before i begin the roofdecks in could we consider them in as 5 feet in youll dimensions. Not part of site. It has to be definitely concentrated to the center of the room those are large roof surfaces i think they have to come to the center of the roof and hold better late than never back ten or 15 or 20 that feet. Theyre behind a parapet wall. They have is not a parapet ethnic it keeps the buildings lower thats why the roof deck should pull to the center. Can say that 10 feet in all dimensions and gives them some numeral guidance. May make a friendly migrant we have acute angles on the Bernal Heights side i want to roof decks not to follow the acute angle but stay as square or rectangle forms if you put them parallel to the slanted facades their too much of an impact on homeopath. If i could suggest commissioner were completely in favor the massing towards the center of the roof and without getting into more well doesnt the to the 7 foot setback and while also to our intent beyond that new medic but getting it away from the sides and work with staff to more appropriate design it on roof. Can we say from the sidewalk across the street you cant see it. The railings. Lets do that for the based youll allow that amendment. Yes. Okay. One more. Work with staff on the. Minimize the software escaping and different expressions between the buildings and emphasis that the 4 foot separation looks as green and informal as possible and not like 4 feet of a picket fence. Okay. Who would like to recap this motion. I can actually, i have a few notes so the most motion to take dr and include 4 setback and setting back the roof. And from across the street. So theyre not visual from the line of sight. On the sidewalk. So work with staff on the harrowed escape and maximize the articulation. Are they the responsibility of the homes further to the east is there anything else we need in terms of lighting, in terms of you can answer that. Commissioner antonini. Im asking the director. The question whether or not the Department Requires the lighting in the stared are built i think we will make sure that if they were conducted theyre built standard i think the public the department of public works will require that well make sure that theyre built to you know their standards. Which includes surfaces and railing and maintenance etc. , etc. Thats correct. Is only other thing. Commissioner antonini. In terms of differentiation we want to differentiate the grammar doors as much as possible if thats okay with the maker the motion. I dont understand the can you explain. The garage doors i think through of the neighbors the dr requesters brought up i am you may want a uniform door but perhaps alter the colors or perhaps make them different in each one a style not one completely different style but change the styles a little bit so each of them a lot a little bit different. If i may because of the garage doors are a primary facade thats part of the differentiation between the two units. Even if on the rack on to galileo and look at the same garage doors there are 5 versions horizon panels and the vertical panel whatever . Ism applied with the materials. I want to clarify with the two second to the late to build a stairs and differentiation of garage material; is that correct. Garage door material. One other question i guess. They all have to be a wooden rope up with anniversary in that case. Add anything on the roofs. No. Were pulling the roof deck off the streets i like the idea of a visual flat were doing our articulation on the other side. Okay on that motion there is a motion that has been seconded to take dr and approve the project once again 4 foot setbacks and setting back the sidewalks and work with staff on hard escape and maximize the targets and built the city stairs to city commissioner moore. Im concerned about the 7 feet are specifically an instructions i think the visibility is a far more important one sometimes that may not be more than 7 feet we have large flat roof to keep them back from the ends enough creativity and surface 7 feet is two close for comfortable. Eliminate the 7 feet. Thats the most important. And minimize the hard escape. Okay on that motion commissioner antonini commissioner johnson. Commissioner moore commissioner wu commissione

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