I thought it was that funny.

I doubt it was that funny.

Okay.

Good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, May 7th, 2026.

When an item is called that you would like to submit testimony for, we ask that you line up on the screen side of the room or to your right.

Each speaker will be allowed up to three minutes.

And when you have 30 seconds remaining, you will hear a chime indicating your time is almost up.

When your allotted time is reached, there is a second chime, and I will announce that your time is up and take the next person cute to speak.

There is a very convenient timer on the podium where you can see how much time you have left and watch your time tick down.

Please speak clearly and slowly.

And if you care to state your name for the record, I ask that we silence any mobile devices that may sound off during these proceedings.

And finally, I will remind members of the public that the commission does not tolerate any disruption or outbursts of any kind.

At this time, I'd like to take roll.

Commissioner President Campbell.

Commission Vice President Moore.

Commissioner Braun.

Commissioner Imperial.

Commissioner McGarry.

And Commissioner Williams.

Thank you, Commissioners.

We expect Commissioner Seo to be absent today.

First, on your agenda, Commissioners is consideration of items proposed for continuance, the time of issuance and to date.

There are no items proposed for continuance, placing us under your consent calendar.

And the matter listed here under constitutes a consent calendar, is considered to be routine by the planning commission and may be acted upon by a single roll call vote.

There will be no separate discussion of this item unless a member of the commission, the public or staff so requests.

In which event the matter shall be removed from the consent calendar and considered as a separate item at this or a future hearing.

Item one.

Seeing none, public comment is closed and your consent calendar is now before you, Commissioners.

Commissioner Braun.

Move to approve item one as proposed.

Second.

Thank you, Commissioners.

On that motion to approve item one with conditions.

Commissioner McGarry.

Commissioner Williams.

Aye.

Commissioner Braun.

Aye.

Commissioner Imperial.

Aye.

Commissioner Moore.

Aye.

And Commissioner President Campbell.

Aye.

So move Commissioners.

That motion passes unanimously six to zero, placing us under commission matters for item two, the land acknowledgement.

The Commission acknowledges that we are on the unceded ancestral homeland of the Ramatushalone, who are the original inhabitants of the San Francisco Peninsula.

As the indigenous stewards of this land and in accordance with their traditions, the Ramatushaloni have never ceded, lost, nor forgotten their responsibilities as the caretakers of this place, as well as for all peoples who reside in their traditional territory.

As guests, we recognize that we benefit from living and working on their traditional homeland.

We wish to pay our respects by acknowledging the ancestors, elders, and relatives of the Ramatush Aloney community and by affirming their sovereign rights as first peoples.

Thank you.

Item three, consideration of adoption draft minutes for April 16th and April 23rd, 2026.

Members of the public, this is your opportunity to address the commission on their minutes.

I have a couple questions about the minutes on the 23rd.

That's not a question about the minutes.

Yes, it is.

Anyway, that's my question.

My other question is uh I just discovered this morning that um the building eye has a new name.

I signed up for building eye for Noe Valley.

It's called uh agency counter.

Maybe this Miss Wadi was here, she would know.

But is my building eye request for Noe Valley?

Notification, going to transfer over to this thing called agency counter.

Is that part of the new website?

That's not a question about the minutes.

Yeah, it is because she talked about it.

Just because it's referenced in the minutes doesn't make it relevant to the minutes.

There are many things referenced in the minutes.

You mean I'm not I'm I mean my only these are general questions.

Well that's a general question.

Okay, let's wait for general public comment.

Are there any comments about the minutes?

Yeah, my comments are are those things gonna happen, and also my other comment about the minutes.

If I'll just try to sneak it in, is the 40,000 units.

Is there any information about the tenure of those?

That's what I'll stop now.

Thank you.

Thank you, Miss Shudish.

Last call for public comment on the minutes.

Seeing none, public comment is closed, and your minutes are now before you, Commissioners.

The only uh addition I will make is that for April 16th, we found a spelling error that we corrected for someone's name.

So, Commissioner Imperial.

Move to approve the minutes April 16 and 23rd.

Second.

Thank you, Commissioners.

On that motion to adopt your minutes.

Commissioner McGarry.

Hi.

Commissioner Williams.

Aye.

Commissioner Braun.

Aye.

Commissioner Imperial.

Aye.

Commissioner Moore.

Aye.

And Commissioner President Campbell.

Aye.

So move Commissioners that motion passes unanimously six to zero, placing us under item four for Commission comments and questions.

Commissioner Imperio.

Thank you.

I have served in the last six years in the planning commission, and I have it's been truly an honor to be in this commission and to work with commissioners and the directors and with the staff with the important um plans that the planning department have worked on.

Um so I just like to inform that.

Um and I believe I'll return it as a more of a public per um June 25.

I thought goodbye.

I will send my formal goodbye to everyone.

Um but before that, also before I end my speech, um, I'd like since this is my last day in the commission, and I know in the future calendar that there will be a discussion about the impact fees in the inclusionary um amendments.

So I'd like to um for the commissioners and the department to also look into the butt to the budget and legislative analysis um that was published, I believe that was yesterday, the BLA around the impact fees.

And there are actually good recommendations, policy options on how to go about the changes in the impact fees and what can be the recommendations to go if there are change when there are going through changes on the impact fees on the inclusionary um and how to um track this, track the progress and the effect of it uh when it comes to housing production.

So I hopefully that can be part of a discussion in the um, you know, on that day of.

I know I will not be here but at time, but I just like to inform the staff and the commission as well.

Thank you.

Commissioner Braun.

I just want to say to Commissioner Imperial, it's uh been a privilege serving with you on this commission.

You I've always admired your preparation and the depth of your um exploration and your questions about items that come before us.

I feel like I'm going to have more work to do because half the time you ask most of my questions if you go first.

Uh and so I just want to wish you the best uh in everything that you do and say thank you for all your service, Commissioner Williams.

Um so first are are you coming back to to say goodbye, or is this it?

Just to say to say goodbye, and this is it.

Oh, this is it.

Okay.

Well, then I have to I have to let it out then.

Um, Commissioner Imperio, you you've been a um a role model, you know, uh for a lot of folks.

Um, including myself, and um you're you're someone that not only people in in the commission, but you know, from the South of Market to the mission, to a lot of neighborhoods uh have looked to you for uh for guidance, for uh to be an advocate.

Um and I really really appreciate that in you.

Uh you have um you've been you've been a you've been a voice for a lot of folks that don't have a voice in it.

And so I think anyone who who takes on that role is a hero to me.

So um I'm gonna miss you.

Uh I know I'll I'll I'll be able to call you.

Um but uh thank you for all the support that that you've that you've given me uh you know uh coming on to the commission myself.

You've you've really helped uh in a lot of different areas.

Um you made yourself available.

But but more most importantly, when I think about you, I think about someone who's a community leader who's who's uh an asset to San Francisco, uh not only to the Filipino community, but to a lot of different communities, and and so I just really really want to appreciate you and all the work you've done on this commission.

Um it's not easy.

Um it's a lot of hard work, and you've you've you've served with honor and dignity.

Uh and I really really just really respect you for that.

Thank you.

Commissioner McGarry.

I want to wish you well.

You know, it's an honor to know you.

You truly are a steward of the community as a as a whole, uh, not just your own community, but basically the city and county of San Francisco.

It's an honor to see that.

It's inspirational to see that.

And we're gonna miss you, and I wish you well on everything you do and come back and see us.

You know, stay in touch.

Thanks.

Vice President Moore.

I actually wanted to say goodbye to you uh on the 25th.

Uh but I will thank you for your courage, for your tenacity, for your depth of knowledge, sharing your real life experience, which is indeed what matters here at this commission.

And in the end, I think I want to thank you for being a commissioner with the heart.

Thank you.

I'd like to pile on here too, um, echoing everything the commission has commented on.

Thank you for your service.

You've been on this commission six six years, every Thursday for six years, with the exception of the August recess and the occasional trip back to the Philippines.

Um I what I love about the commission is that um we we don't always have to agree, and that we all bring a very different perspective, and um I really valued your voice in this conversation.

Um you're a fighter, and I think uh, you know, we are all collectively gonna miss that that perspective that you brought every Thursday to this conversation, and so will the community.

You um you always had the community front of mind, and I know affordable housing is also something that you're always thinking about first and foremost, and I know that your endeavors after this are going to continue to fight for that and find a way to bring that to the city, and I wish you all the luck and thank you in advance for for continuing the fight.

Before we move on, I'll I will add on as well, Commissioner Imperial.

When you said six years, I couldn't believe it.

I had to look it up.

And indeed, your appointment date was February 12th, 2020.

I can't believe it's been 20, I mean, 26 years.

Um it's it's been a pleasure working with you and having you on the commission, so thank you.

And the public speak or no, or uh the we don't take public comment on this, but you can add on under general public comment.

Ms.

Please.

Please, Miss Shootish.

Department Matters Item 5, Director's Announcements.

So I will um good afternoon, Commissioners.

I will start my comments in the same place.

Oh, sorry, Commissioner Williams.

I saw you were there.

I didn't know if that was I'm sorry, Director Phillips.

I I did have some other microphone.

I did have another comment if everyone is.

I was taken off guard by by Teresa's uh announcement today.

But um I wanted to let the commission know that I know everyone has been aware that we've been receiving several letters uh from St.

Thomas Moore School, the SF golf course uh project that was before us about a year ago or so.

And uh I took the opportunity last Thursday that there wasn't a meeting uh to visit it myself to put my eyes on on the site and try to understand what um the concerns were there uh at the site, and um I want to report back that uh I I was I was actually surprised that what I saw uh what I saw was um acres of just dirt, heavy machinery, um, and that went all the way that the machinery and all the construction went all the way to the property line, the zero property line, and the building was literally 10 feet away.

And that that isn't when I re what I recall when when it when this uh when it came before us, I recalled some setbacks and some other things.

I know that it I know it it went through here and it got appealed to the Board of Supervisors, and so there was some changes, but anyway.

Um noticeably uh there was a lot of dust in the air.

The windows for the school on that side uh on the side that I looked at, are closed that they because uh of the uh the particulate in the air.

Um and they showed me other evidence of noise pollution at 92 decibels, a big um earth, um, a breaker that uh broke a slab that was like right next to the school, and they recorded it.

There's some really concerning things going on there.

Um and I could see uh why all these letters are coming in.

I know this commission uh can't doesn't have any recourse to address that, but I I wanted to make it public uh and speak on it because I think um it's something that we we need to pay attention to.

But more than that, unfortunately, there was another school, Marshall Elementary, that is right next to a construction site as well on 16th and CAP.

They're complaining about the same issues that St.

Thomas More at the same exact time.

It's the big affordable housing uh development there on 16th.

And they're they're complaining about the same issues, and so you know, and they've been they've been complaining to all the the proper channels to the building department to to the health department, and apparently they're they can't get relief for what's happening there.

So, I think in my mind, uh the controls that are in place, the standardized controls to mitigate dust, to mitigate noise, and that condition right next to an elementary school where there's small children playing, um, isn't enough.

It's obvious to me that it's not enough.

And so, you know, my question is um how do we rectify this, right?

I know it I know that that it's an isolated incident that that these two schools, these two elementary schools with small children right next to construction sites, don't happen all the time.

But at the same time, I think because they haven't gotten any recourse and because for whatever reason the system seems it's failing them that it should be highlighted, and there should be uh maybe a change in the in the building code uh there's or or s or something we need to address uh we need to address it.

Um and so I just wanted to say that publicly.

Um I I had a brief conversation with the city attorney, and um well, I mentioned it.

Um and so I'm I'm going to uh write some ideas down, and if anybody in the commission um is feels any kind of way about it, um maybe we could um through through the proper channels, um see if we can do something about this.

Again, you know, I when I went into the St.

Thomas School on the ground level, 10 feet away from these huge earth movers and everything, are pre preschool kids, and you know, unfortunately they're on the ground floor, right next to the construction site.

It's literally 10 feet away.

I didn't have my tape measure out, but as a carpenter, I I I can assess how many feet it is.

And so, you know, um they're breathing in all this dust and all this other stuff.

God knows what what's being done there, but obviously it's it's not there, it's it's impacting the school.

I don't know what what else to say other than um it's an issue I think that deserves some um some attention and hopefully um by me bringing it up, it'll get some more attention.

So, thank you.

There should be dust and noise controls.

Uh I'm wondering if they're being enforced.

Um there is there is water that basically should be sprayed down at a certain time for any and all construction.

Uh it would appear that there may not be adequate um supervision of that.

So I would suggest I don't know who the general contractor is, but we could reach out to the general contractor and ensure that or the client, the golf course, and see that there is wall for being uh sprayed.

Certainly if there's any machinery, there should be uh these there should be a water truck.

If it's if the site is truly acres, then basically there should be uh in motion water discharge, I think is the term.

Um, but there should be there should be rules on that.

There is standards and there's specs that should have been should be adhered to.

So, okay.

All right, commissioners.

If there's nothing further, we can move on to department matters for item five directors announcements.

Good afternoon.

Um first off, uh a couple of things happening in the planning world this evening, so for the public and the commission.

Um we have uh our Fillmore Community Action Plan, which has been underway for several months, um has a workshop tonight focused on housing.

We've been focusing on topic areas of economic development, streetscape.

Tonight is housing.

So we're looking forward to that session.

Um overall, the Fillmore Community Action Plan work has been um a really amazing way to connect with a community that has seen a lot of harm and a lot of change.

Um, and I think while there are always bumps in in working with the community, especially our um, you know, we have a committee of advisors there as well.

We're learning from the community and adjusting as we go.

So it's been a really great process, I think learning in both directions.

Both of those start at 5 p.m.

Secondly, I wanted to update you all on our budget.

You helped uh endorse our budget so it could move forward in the process in February.

The mayor released his proposed budget for all departments, including ours on Friday.

Um, and what that resulted in was um probably about a 20 million dollar increase from the budget that you saw in February, a much larger budget.

And the primary reason for that is the continued merger of planning and DBI integration into one department.

Um we'll be seeing another 40 to 50 employees coming over from DBI, primarily their administration legislation, um comms, and um disaster oversight groups coming to planning and a corresponding work order from DBI to pay for those employees, resulting in the increased budget.

So just wanted to let you know that, particularly you see that budget, and you're like, huh, that looks almost 20% larger than what we saw in February.

That's the primary reason for that change.

Um we had an opportunity to go over those changes with our staff in our all-staff meeting last week.

So I think folks are feeling on board, but anyone that has any specific questions can feel free to reach out to me or the leadership team.

Um I'll just note here, Ms.

Shutish, we'll reach out to you on your questions about the land use database.

We did we when we spoke at commission a couple weeks ago about changes to the website.

It was primarily just an update to our land use database, not to the website overall.

Um, and I'm not aware of anything changing on building I, but we'll find out and we'll get back to you individually.

Um and then finally, it was do I start with this?

Do I end with this?

Um I wanted to offer Commissioner Imperial a thank you from our entire staff.

Um it's uh they've had the honor of working with you longer than I have, and I know it's rippled and felt across the department.

Um it's a big loss, particularly for our community planning and community equity teams, where I who I know you've worked with very closely on so many initiatives over the years.

Um, some words that uh I think our team has expressed about you in the past, your inquisitiveness, your thoughtfulness, your thoughtful prodding, and your listening.

Um, and that's often an unheralded skill, but really a huge skill have been a huge benefit to all of us.

So we've learned from you from that process as well.

Um your exit came up too fast.

I think, like many of your fellow commissioners, I was from unprepared for your announcement today, even though I knew it was coming.

Um hopefully we have some planners coming up with some planning department swag so we can get to you before you go and you can't forget us.

Um, but it's been a real honor, so thank you very much.

And those are my announcements.

Okay, seeing no questions for the director, we can move on to item six review of past events of the board of supervisors.

I don't have a report from the Board of Appeals, but the Historic Preservation Commission did meet yesterday.

Last week, the land use and transportation committee heard an informational item on the transportation and economic development on Market Street, and the full board adopted 13 landmark designation initiations within district three.

Uh the one-o coordinates passed on second read and the SB 79 passed on its first read.

This week there were no planning department items at the land use and transportation committee.

However, the full board uh passed SB 79 in its second read.

Um the historic preservation commission did meet yesterday and two items may be of interest to the Planning commission.

The first being that the architectural review committee considered the one through 25 Montgomery Street property uh the landmark building for exterior and interior renovations.

Um they did uh they were shorthanded at the ARC and requested that it come back uh for additional comments in review by uh the AS the ARC before it went through the full uh historic preservation commission.

At the historic preservation commission hearing yesterday, they adopted a recommendation to amend the landmark designation of landmark number 61, known as the Sylvester House, to essentially rename the landmark as the Black or Sylvester House, recognizing the award winning restoration and stewardship by the former owner, Linda Blacketer.

If there are no questions, Commissioners, we can move on to general public comment.

At this time, members of the public may address the commission on items of interest to the public that are within the subject matter jurisdiction of the commission except agenda items with respect to agenda items.

Your opportunity to address the commission will be afforded when the item is reached in the meeting.

When the number of speakers exceed the 15-minute limit, general public comment may be moved to the end of the agenda.

Thank you, Commissioner Imperial, for everything you've done, and I wish you everything wonderful in going forward for you.

So thanks for everything.

Um comments now.

Perhaps it's silly to keep talking about the demo calcs now that the definition has been revised and the commission has lost the legislative authority to adjust them further.

I will concede that the revision is an improvement, but I still believe that the value should have been set at removal of 40% or more of the elements.

That definition would be better for preserving existing sound housing.

This has been reinforced by the three examples in the email sent on May 4th, three projects that should have been reviewed as demolitions just like so many others.

Also, there was a May 1st article in the SF standard that caught my attention about the single family home on Monterey Boulevard, the site of an unspeakable tragedy that nevertheless sold for $500,000 above the asking price.

In the article, some of the authors' concerns were that what should be a family starter home was too expensive for most families, that the city is too protective of older housing stock, and that the planning process takes too long.

So in the context of the author's concerns, as well as the three examples sent in the email, as well as all the other Noe Valley projects, here is the following.

And major alterations that should have been reviewed as demolitions happened shows that the city wasn't and still isn't, quote, too protective of older housing stock.

And the approval process can take years, but more often than not, due to developers submitting incorrect information or not complying with the rules or sitting on permit applications for years.

But here is my constructive criticism.

Going forward with the state mandates and the rezoning, please review project applications with rigorous scrutiny and the mindset of a preemptive enforcement.

Preserve flats, protect rental units and tenants, make sure that there were no UDUs, and put code section 317.2 or the TPO into action.

Thank you very much.

Here's my 150 words for the minutes.

And thank you again, Commissioner Imperial.

I wish you everything good and thank you for all your service.

You've been really inspirational to so many people.

So thank you.

Last call for general public comment for items not on today's agenda.

Seeing none, general public comment is closed, and we can move on to your regular calendar commissioners for items 7A and B.

Case numbers 2018, hyphen 007 883 PCA hyphen 0 2 and PHA-02.

Amendment to Balboa Reservoir Special Use District Planning Code Amendment and 4 Property 11 Free to Kale Way for the Balboa Reservoir Development Block C and D approval of a major modification.

Thank you, Joanna.

I would like to first uh introduce Supervisor Melgar who would like to make some comments about the project before we start our presentation.

Hi, Planning Commission.

First, I want to say uh my utmost thanks and gratitude to both Commissioners Moore and Imperial for the service.

Of course, Commissioner Moore and I served on this commission together for many, many years, and I think very fondly of our time as colleagues.

We had some really good conversations and memories.

Uh and uh Commissioner Imperial, thanks for taking over my seat.

I was so grateful that you did because you have been a stellar commissioner as uh Director Phillips said, inquisitive, curious, um, and kind.

So I am so grateful that you uh gave all of this time and effort to the city and county of San Francisco and to this um issue specifically.

So thank you.

With that, um I am here in support of this item.

As you know, the Balboa Reservoir is the largest uh development that has happened in District 7 in decades.

Um they are right now working on the infrastructure.

If you go by Ocean Avenue, you see the cranes, all of this is happening.

Um, just the construction alone has uh had a tremendous positive influence on the businesses on Ocean Avenue, all the small businesses are seeing an uptick in foot traffic on that block for construction workers and people who are there.

Um, it'll uh be a really good addition to the neighborhood when we work out all of the infrastructure stuff, including Muni and everything that goes with it.

Um I have supported uh the development team uh and OEWD in the work that needs to happen to make this actually work.

Um, so some of what is being involved is in front of you is a rejiggering of the timing of when things uh are going to happen.

When we initially entitled this project, the market rate, housing was gonna happen first, and then the affordable housing.

We ended up turning it around, doing what we could.

I am extremely grateful to the team uh for being nimble on their feet and creative and collaborative, uh, always communicative with the neighborhood.

They have had multiple sessions on Unity Plaza with the greater neighborhood so that people could stay informed as to any design changes and also the timing of the uh project.

So I um I'm hoping that I can cut a ribbon before I'm out of office.

And Nora tells me that that's gonna happen.

Uh, and I'm actually really grateful.

So we have uh renamed streets, we have made streets, uh, we are ready to go on this project, and it'll be a very, very welcome addition to the neighborhood to have new neighbors who uh can support the business corridor, take Muni, be good neighbors to uh city college, and overall add to our housing stock.

I'm particularly grateful for the addition of educator housing, which we sorely need.

Um so I'm just here to put in a good word and I encourage you to approve this project so that we can get it done by the time that I'm out of office.

So thank you so much.

Again, thank you, Supervisor Belgar.

Uh good afternoon, Commission.

Uh, or President Campbell, fellow commission commissioners, Jeff Horn, Planning Department staff.

Sorry.

The I'm before you today is uh there's two items before you today.

Uh request for a planning code amendment to modify the Balboa Reservoir special use district, and for major modifications from design standards of the Balboa Reservoir DSGs and SUD for the vertical development application of blocks C and D.

The Planning commission approved the Balboa Reservoir design standards and guidelines, establish the Balboa Balboa Reservoir SUD, and approved the overall Balboa Reservoir project on May 28th, 2020.

The project entails an approximately 17.6 acre site located north of Ocean Avenue Commercial District, uh, west of the City College of San Francisco's ocean campus, east of Westwood Park neighborhood, and south of Archbishop Reardon High School.

The site is also known as Balboa Reservoir.

The primary project elements for the overall project include 1,100 residential units, of which 50% would be affordable, community serving uses, including a community room and child care facility, publicly accessible public open space, including Central Park, approximately two acres in size, and new pedestrian and bicycle connections adjacent to or two adjacent neighborhoods.

The Balboa reservoir project began construction in late 2025 with overall site grading and installation of the sitewide infrastructure and public streets in progress.

Vertical construction is underway with construction started in March of this year on building E, the project's first 100% affordable building, and construction is anticipated to begin later this month on building A, the second 100% affordable building on the site.

Pursuant to about the SUD, the Planning Commission's action is required to review and approve vertical design improvement application design review applications that seek one or more major modifications, which is partially why we are before you today.

The project proposes a approximately 250,000 square foot, 243 dwelling unit residential building located on a single parcel.

This parcel consists of both blocks C and D within the project.

The 243 units would consist of approximately or of 18.5% studios, 35% one bedroom units, 44% two bedroom units, and 2% three bedroom units.

On block C, the building would be six stories tall at a height of 65 feet.

And on block D, the building would be five stories tall at a height of 54 feet and six inches.

Block C consists of lobby and mailroom, co-working space, garage with 24 parking spaces and 138 class one bicycle parking spaces, building services and duan units on the upper floor.

Block D consists of residential units, building services, an at-grade courtyard at the ground floor level with residential units above.

And block C and D would be connected at floors three, four, and five by a bridge element containing residential units.

This would be over the Brighton Paseo open space.

It's compliant with the Balboa Reservoir DSG document and most of the building standards and requirements listed within.

The project deviates by up to or more than 10% from the dimensional standards in the SUD and DSG pertaining to these specific standards, permitted uses, minimum setbacks, stepbacks at the upper floors, opening to interior courtyards, entries to the ground floor units and location and spacing of stoops, required materials and the off-street loading requirement within the SUD.

The project also requests minor modifications in regards to the required amount of op required amount of open space, height of the ground floor at common areas, service areas, materials and building base zone, and the location of the garage.

The planning code amendment would allow for the development of the building connection over the over space connecting blocks C and D.

The amendments to the code would include adding language to figure 24 9.9 or 0.90 1 to allow for uses above this public open space.

Currently they're only permitted below per the original design intent of the SUD.

Also amend table 24 or 249.90 1 to permit residential uses within block J, one of the open space blocks, and to figure 20 or 249.90 2 to establish a height within block J, where currently no height exists.

The requested modifications meet the intent of the planning code, section 24.90, and the DSG requirements on balance, and further the development of a 243 residential uh residential unit building with public open spaces.

The project will develop an underdeveloped site with a well resource within a well-resourced portion of the city with a desirable residential development that would provide housing units and publicly accessible recreational amenities.

The department also finds the product to be necessary and desirable and compatible with the surrounding neighborhood and not be detrimental to persons or persons adjacent or adjacent properties within the vicinity.

No public comments have been received on the project.

Therefore, staff recommends the commission adopt a recommendation of approval of the planning code amendment and approve the request for modifications for the development application for block C and D.

This concludes staff's presentation.

I'm available for any questions.

Also joined today by Jonathan Cherry, manages uh implementation of the Balboa reservoir project for OEWD.

Thank you very much.

Project sponsor, you have 10 minutes.

Thank you, Commissioners, for having us here today, and truly thank you to Jeff, Jonathan, Supervisor Melgar and her staff, and your continued support in getting us here.

It's truly been a group effort and a real partnership with the city.

And we're really grateful to be under construction and moving this project along.

I'm Nora Collins, the Vice President of Development at Avalon Bay.

And along with Bridge Housing and Pia Talk, we've been working on this project since 2016.

As some of you remember, we completed our entitlements here in 2020.

And since then, we've been working diligently on infrastructure design and most recently with bridge housing finally breaking ground on their first affordable building.

Over the last six years, uh Avalon Bay has been continuing to look for a path forward for our buildings and are excited to share that plan today.

We'll mostly be presenting on the C D block, but our plan is to build buildings C, D, G, and the park, and are looking to start construction next year.

With that, I'll pass it along to Peter, who can talk a little bit more about our buildings.

Great.

Thank you, Nora.

Thank you, Commissioners.

I'm Peter Waller with Pyatalk Architects.

Are you seeing our slideshow on your screen?

So I might need a little help with that.

There we go.

Now we can.

Now you can.

Okay.

And I don't think I have it on presentation mode.

Is it large enough?

We do.

Don't want to miss any details.

And then I'm going to assume I just advanced the slides from right here.

Or Nora will actually be.

So good.

Okay, great.

Thank you.

So I'm going to make sure I know which slide we're on.

This will be very brief.

I'm going to run through a version of a essentially what was in our entitlement package, and then glad to answer questions about the specifics.

Thank you very much for Jeff for his good staff report and summary on this.

So we're going to focus really.

You've gotten kind of an overview of this site from Nora, and we're really going to focus on blocks C and D, which are obviously before everyone today.

So we go to next one, Nora.

Next slide as well.

Great, thank you.

And so I think everyone knows the basic location of this site.

The whole design process, the community process has been a great collaboration with the neighborhoods, the stakeholders, City College, Ocean Avenue, and the outcome of this project is really a result of that.

And if we go to the next slide.

So and I think the this slide shows the uh some of the companion projects are going along at the same time.

Um the affordable projects, wonderful, they've been able to go first at block E that has been in front of you and block A, both those under construction, and then, of course, city colleges advancing these really important projects, including the Diego Rivera Theater.

Next slide.

And this is all under construction.

If folks have been by this site, it is amazing to see the backbone infrastructure, the roads, construction starting on uh blocks E and and A.

Next slide.

And then we had a chance to get back in front of the neighbors.

We've had a long productive conversation.

Uh they are generally very happy to see this moving forward.

Glad to talk about more detail of that.

And then briefly on the design, this is the ground floor of C and D, basically following the original concept design.

They flank this paseo that leads into the park, lined with the community uses, the amenity spaces, with a small garage behind that.

Each block has a courtyard.

And the courtyard on D has this nice aspect that it really opens up to the park.

The other thing that we've been able to do here is relocate the garage.

Previously there was a garage underneath both blocks, went all the way under the paseo.

That was allowed in the DSG.

We found a better way to do that, concentrating most of the parking in block G.

So just a small garage here.

So this project really sits closer to the ground, more related to the park in a nice way.

Next slide.

And then at the upper floors, you see the blocks together.

You see that sort of serpentine floor plate that really opens to the park, produces a lot of great corner units, so people are connected.

And then one of the major modifications we're requesting that Jeff outlined was this connecting bridge between the two blocks.

Does two important things for us.

One, we get a few units out of that, nine units.

And we were down a few units because we took a whole story off these buildings to make them more cost effective.

So getting a few units back is critical.

But then also allowing the building internally for residents on the D block to be able to get to the elevators and the services and so on on the other side.

And then we think we're also, if we go to the next slide, able to make this into a really kind of lovely gateway, completely open, completely public, but frames that passageway.

And you see here looking back from the park at the site, you see how those two buildings open up to the park.

You see that three-story element framing it in the background there, the active uses along the way.

And then if you go to the next slide, you see it from the other side.

Where if you're coming in from Wisteria, ultimately from Ocean Avenue through Brighton Paseo, you get this framed element uh linking the two buildings on either side.

Next slide.

Just looking at some of the corners, the prominent corner at Wisteria and Mayor Edwin Lee Avenue, just a sculpted straightforward form, a very fine-grained material, shingles, and then this strong landscape planting at the base.

Next slide.

And then at the opposite side, where we're closer to the townhomes, Westwood Park, the buildings step down and scale.

We have that strong brick base raising wrapping around, and then this canted roof kind of mansard style that we have come up with as a way to soften the character of these buildings.

Next slide.

We have just a couple more here.

The materials, I think you've gotten a sense as we go around.

We really emphasize the strong base, all brick clad.

Use some uh metal siding in uh key areas, and then the shingles, cement board shingles, where we want a little extra texture, and then a good quality stucco, recessed windows, pretty straightforward palette, but all very good quality.

Next slide.

And then uh briefly on the height conversation, just to remind everybody, we're a full story lower than what is allowable on both blocks.

Uh, but you can see the buildings still maintain that stepping quality from the city college side down towards the neighborhoods.

Next slide.

Briefly on block G, which is not in front of the commission today, but is going through an administrative review and approval, just some minor modifications.

Uh, we designed these blocks together.

And so block G is important for the park because it's kind of the headboard, it's across the street, but it visually it really creates the you know, the end point for that park, frames it.

Um we wanted it to have a campus-like quality uh to emphasize this as a public park so that whole facade is brick clad where it faces the park.

Next slide, and then where it turns the corner, you see these kind of mansard elements reintroduced so that ties back to the original block, or excuse me, a block C and D, so that they're cousins, but they each have their own character.

And you can see there in block G where we tucked that garage in uh between the residential units, what was which was cost-effective and concealed the parking.

So I think we'll pause there, glad to answer questions.

And uh thanks again for hearing us out.

Thank you.

If that concludes sponsored presentation, we should open up public comment.

Members of the public, this is your opportunity to address the commission on this matter.

You need to come forward.

Last call.

Seeing non-public comment is closed, and this matters now before you, Commissioners.

Vice President Moore.

I just have to jump into this because I'm so excited about seeing this project.

We really have the opportunity to see a project to more intense examination of design.

Come back and ask for modification, other than I need to add more storage, I need to add like 100 more units in order for it to pencil out.

This is exactly the opposite.

A real careful look and a real kind of like looking at the essential is creating a project which I think is better than it was before.

One, I think it has the incredible luxury to teach all of us that five stories is the prevailing height of high density housing, mostly all across Europe.

Old buildings, new buildings, and they all use similar tools than what this particular project does, the mansard roof to add variety, to add scale, to break the relentlessness of the five-story block.

It's the ability to do what I think the architect called a serpent building, by which it is not just soldiering buildings next to each other, but creating surprise, discovery, variety.

When you look at it, you can point to a person saying, I live in that building because there's enough ability to orient yourself.

Breaking bulk, breaking scale with variety of materials, window treatments, etc.

So everything, and I and I have to admit I had the uh opportunity to uh have a meeting, a short meeting yesterday with uh um Miss Collins and Miss Mr.

Waller uh, and just the ability to quietly listen to a presentation, understand the project and appreciating it, made me just want to jump in in and share with you the excitement of what's being done here.

Uh I think this project overall is remarkable, and I think the commission has really worked on this hard for a long time, and it was not always like uh a tug of war, but community supervisor, etc., supported something which evolved over time, together with a very wise decision of uh starting with developing the affordable buildings first.

I mean, that for all of us is really the proof of the pudding.

Uh and so I am so excited, I'm not even quite sure how to properly express myself, but I'm in full support with the legislation with the modifications, with all and everything, because I only started to read about the modifications once I understood what this project really has to offer.

Then everything kind of falls in place, saying why not?

Uh the modifications as they're spelled out are only a tool to achieve a good project.

So if with other thoughtfully uh design projects, of which there are quite a few others, uh particularly Payotark has also Schlagerlock still hanging out there somewhere.

Uh there were the architects of their project.

I think we can only win when because I think it's in the maturity of developing good design where all of us ultimately will have something better, uh, and I think everybody should be delighted about that.

So enough said, uh, I am in full support.

Thank you.

Commissioner Braun.

Uh I want to start with just one question before I get into my comments, and that is the addition of sort of the three-floor um space that is above the Paseo that leads into the reservoir park now.

Um I don't really have any concerns with that except for one which is uh in looking at the project.

I'm I wonder or worry if that passageway might read as being more private than is actually the case, and that it will, you know, be very I would like it to be very clear that that is a publicly accessible Paseo and very welcoming and inviting.

And I'm curious, uh, maybe it's a question from Mr.

Waller, but uh, you know, what steps have been taken or could be taken to ensure that the space reads as a public uh space.

Yeah, thank you for the question.

Yeah, it's certainly critical, and that goes right to the original concept for the whole project that we were linking from Ocean Avenue all the way through to the park.

So uh that's been an important aspect of it, and the things that we have done in the plan, and we're glad to have further conversation about it.

Obviously, we kept that still quite wide.

Um, the width is more than 40 feet as it passes through there, and then the columns come down to support that.

Even that's 20 feet wide.

But then the actual passageway that we've worked out, the actual walkway with GLS, who's a landscape architect, is a very wide pedestrian way that it's just makes it very clear that you've got a wide street crossing and a wide passage that goes right through there.

And we really emphasize that with paving to just be like, well, that's the that's clearly the the public way, right straight through to the park, landscaping, lighting, all those elements.

Of course, there's no fencing, there's no gates, there's none of nothing there that would even allow somebody to close it in after hours.

So uh I think we we've gone to a point where it will be very inviting.

I think it's a it is in a way like that the important design challenge here.

So I appreciate the question.

But I think I think the framing and the invitation in some ways will actually make it um it kind of makes it a more intimate passageway.

But um, I think what particularly what GLS has done with that walkway, you know, reinforces the public quality.

Okay, thank you.

I appreciate the response.

Uh and if there's you know, I would just encourage that if the designs are being refined further, that there's consideration given to how to keep thinking about making that a really inviting um uh entry point for pedestrians to the to the park.

Um but that that being said, that was my only question.

Uh I this has my my total support as well.

I'm excited with I'm excited by the fact that affordable housing is going to be moving forward uh first, uh one way or another, that it was in the mix and that now we are moving this forward um uh before the rest of the development.

I hope we can unlock the rest of the development as well if uh conditions change in the near future.

Um, I can see there's a there's a nice balance being struck here of of trying to achieve some sort of cost efficiencies with the building, taking down half of it that's just you know, type five wood frame construction, probably, or um or all wood frame construction either way, and then um you know uh there's some differences in materiality of the of the facades, and yet it to me there's there's been other steps taken that really still make this a very appealing and attractive building.

Um, and I can also see with the deletion of the uh entries and stoops and this.

I appreciated that one had me concerned when I first read that, but then seeing the designs and seeing how they're replaced with a lot of private porches and seeing the decks that are on the rest of the building.

I think it still has good sort of visual access to and from the street, good eyes on the street kind of um perspective and still access to the outdoor and open space.

Um, so that's that's really great to see.

Uh I am I'm very excited about uh seeing the continuation of Brighton right through to this public park.

Um, you know, the the project off of ocean there, just been a dead end for a while, and uh whenever I see it, I always saw that that potential and how exciting it could be, and it's really great to see this coming to fruition now.

So this this has my full support, like I said, and I'm actually just gonna jump the gun a little bit here and make a motion to recommend approval uh for item 7a and to approve item 7B.

Second.

Commissioner McGarry.

I'd agree this one's a long time in the making.

Uh if Ocean Avenue itself for is phase one, this would be like phase two behind it.

Uh 2008, I think, is if I remember.

Um, but it's been an open space for a long time, and it's been a desolate open space, and it just makes the car park and city college look that much worse because for for a long time.

You're creating a village here, it is it it truly is beautiful.

Uh the scale seems to be really, really well done.

Um the entrance in the park, it actually softens it.

I think it'll protect the park as well, it'll take that wind tunnel uh out of it.

Um building E is going first, and A is shortly behind it.

I think it's just phenomenal that like that's out of 1100 units, the first 287 are affordable.

So it's commendable.

It's basically what we should be doing.

We should have one of these going in every district in the city.

Um, and it's a great example of what we should be doing around the around the city and has my full support.

Thank you.

Thank you.

Um Commissioner So could not be here, but she sent along her thoughts that she asked that I share.

Um this project represents the kind of transit-oriented community focused housing our city needs.

I especially want to commend the sponsor Avalon Bay for prioritizing larger housing units for growing families, which are critically needed if we want families to remain in San Francisco.

I also want to recognize Avalon Bay's proven success along the Ocean Avenue corridor and their consistent attentiveness to neighboring communities over time.

In addition, I would like to acknowledge the Pay Talk Architect and Design Team for centering quality community design with careful attention to open space, pedestrian experience, and neighborhood connectivity.

The Balboa Reservoir project is an important opportunity to deliver much needed housing in a transit-rich location, and for those reasons I am proud to support this item modification.

I have a few things to say as well, but Commissioner Williams, you wanna go ahead?

Sure.

Um I can't say I can't top anything that's been said.

Uh there's been some wonderful compliments uh to the project and and rightly so.

I I live in the Excelser, so I was uh been in a part of the community that has been pushing uh that was the original um community uh active folks that pushed for the for the vision of this development, and so it it's really fulfilling to see it come to fruition and so a really beautiful project.

Um I couldn't agree with uh commissioner more um more about the very all the nuances um about the project and so um just wanna thank uh Mr.

Horn, thank uh the developer, but thank thank all the planning department, but thank the community, um, because that would this was their vision.

Um and it it's amazing to see the power of community when when it comes together and pushes for something that they want um and is needed.

And so thank you.

Thank you for and and also uh I want to thank uh Supervisor Melgar uh for seeing this through, uh making sure that everything connects correctly to to this uh development, transit, and all the things that uh are gonna make life um more easy uh for the folks that are gonna inhabit these beautiful uh residences.

So thank you so much as someone who uh lives near there and uh just I just uh very proud moment for all of us.

Thank you.

Thank you.

I was also gonna thank Supervisor Melgar for for coming.

I that always is really um fantastic.

Um appreciate the endorsement.

And I also um like Vice President Moore had an informational call with Ms.

Collins and Mr.

Waller, which was incredibly helpful.

Um and shared sentiment here with my commissioners.

It's um clearly um a very incredibly exciting project for the city and um I think it's very clear, it was clearly spelled out why the modifications and adjustments need to be made, and a lot of thoughtfulness that went into how we're tackling each one.

Um so you know, whether it's the bridge element, removing the stoops, um, the shifted materiality, um, it has my full support, and uh, I think we just can't get it built fast enough.

So thank you for um for tackling this.

And uh with that, oh, and we have Commissioner Imperial.

One last comment.

Thank you.

Yes, one last your last comment.

Um, I'm very happy that my last hearing is the Bulboba Reservoir project.

And um, yeah, it's very meaningful to me.

Before even I was in a planning commission, we've been um, you know, I've been um also looking into this project, and I want to thank um pretty much everyone that's been part of this development.

The staff, the developers, the architects, and the community itself as being part of this.

Again, um there's so much words to say, but I think has been said already.

I really love this development and how it comes about.

So go San Francisco and let's make this kind of development like this.

Um, so thank you.

Yeah, thank you.

So yes.

Okay, commissioners.

If there's nothing further, there is a motion that has been seconded to adopt a recommendation for approval for the planning code amendment and to approve the major modification on that motion, Commissioner McGarry.

Hi.

Commissioner Williams.

Aye, Commissioner Braun, Commissioner Imperial, Commissioner Moore, and Commissioner President Campbell.

I so move commissioners that motion passes unanimously six to zero and concludes your hearing today.

Thank you very much.