Approvements also and were happy to be part of that. Thank you and we look forward to more discussion. Commissioners, that will place us at 17. 2009159, ika, oak plaza. Impact fee waiver for 1554 Market Street. Good afternoon, commissioners. The case before you today is a proposal by build inc. , sponsor of the residential project, to enter into an inkind agreement to provide a public plaza in exchange for a fee waiver in the amount of 2,180,093. The project was heard and approved by the commission on june 15, 2017. The decision before you today is the approval of the fee waiver. Further Detailed Design refinement and maintenance and programming obligations will be done with public works. In essence, the in improvements would create a plaza at oak and venice. The proposed plaza would improve an improved oak street, designed to be shared bill cars, pedestrians and bicycles. Improvements to the north side of oak street. Six new landscaped planters or trees. Four new streetlights. Four new publicly owned market retail kiosks. And electric power to support performances on oak plaza. The inkind fee waiver would only cover improvements on north oak street sidewalks and roadway. The sponsor would not receive inkind credit for any of the improvements, existing sidewalks, and any portion of the sidewalk thats part of the requirements of the residential buildings. The sponsor intends to program the plaza with arts and music events. The four retail kiosks will help to further activate the space. In addition, a retail space at the ground floor of one oak building would open out on to the plaza. The site is located within the hub and is within the area plan. Theres been a strong desire to see improvements in the area. Sponsor has indicated that they will be responsible for maintenance and liability of the proposed improvements. Proposed improvements would consist of public works standard materials and maintenance covenant outlined as part of the encroachment permit and specific work will be established. The city is exploring a Community Facilities district to provide maintenance operations. The exact terms are being developed. If a cfd is established, funding could be generated by an annual tax agreed upon by all properties. The sponsor has committed to participating in a cfd to provide additional funding for maintenance and improvements in oak plaza the planning department, department of public works, department 7 real of real estate and City Attorneys Office has reviewed it and weve provided rounds of feedback. Placement of trees on the north sidewalk, improving loading and passenger dropoff has been improved. The plaza has been reviewed at discussed at numerous public meetings. In may of this year, cac passed a resolution supporting the impact fee waiver and any eligible administrative and project management costs as to be determined. The proposed plaza has been reviewed by the arts commission, who approve the Concept Design in november, 2015, and schematic design. The sponsor is presented the plaza to numerous organizations and agencies. Its received 37 letters in support of the plaza. We receive 17 additional letters and i have copies of those with me today. Theres been no comments in opposition. Staff finds that the plaza is in line with the citys objectives and Eligibility Criteria specified in the commissions policy on inkind agreements. Its been envisioned high density, public ground and improvement to support transit and walking and biking. It sites underutilized streets and rightofway to create new public parks and plazas. Oak plaza is identified in the hub plan. Per the criteria from the planning commissions 2010 policy, the plaza would qualify as a complete streets project, which is an eligible category for improvements. Its not yet been exhausted. The project presents opportunities for Community Improvements and would be timed to coincide with one oak. And would utilize designers and construction, crews already working on site. Given that oak plaza is consistent with the citys priorities, undergone outreach and generated positive responses, we recommend the approval of the fee waiver. I would like to read into the record a clerical error. The law girl is gibson dunn. I will turn the presentation over to the sponsor, who will present in more detail and i will be available for more questions following the presentation. Thank you. Project sponsor, welcome. You have 5 minutes. Thank you. Good afternoon, commissioners. Im jared press, Program Manager at build public. Were an independent 501c3 nonprofit. Our mission is to create great public spaces for all through creative publicprivate partnerships, just such as this, and were excited about a number of projects coming down the pipeline. We hope to be back here soon. Before we talk about the design, we believe that great public open spaces require an informed communityinformed design process. And this has been nothing if not that. Outreach has been incredibly extensive and were thrilled by the opportunity to create a front porch for the hayes valley and Civic Center Cultural arts district. Let me pass it off to discuss design. Commissioners, michael yarny, build and build public. Great to be here today. I will speak fast so we get through this. Our design is a public living room, as jared mentioned. We hope its a front porch for the city center, hayes valley arts district. Our goal is to take one is probably the least attractive corner in the city and make it an inviting place that you want to spend time in. There are some constraints. I want to talk about them. Our design tried to enclose. Its 20 feet wide. That was the negotiation with the fire department. We have a great building to our north that the entire ground floor is leased for 20 years to an organization that doesnt want to have active retail. One of our designs was activating that northern edge. We had a lot of utilities and sub sidewalk vaults. So where we place trees and planters has been worked over for about two years. And, finally, we had to respect we proposed originally the lovely muni elevator be moved, but that will not happen immediately, so we redesigned housing around that elevator and made it into something attractive. Our neighbor just to the west, where that red triangle is, we worked closely with them to preserve their dropoff zone. So there were some constraints on the site, but i feel like our design worked we develop. I want to talk a tiny bit about activation and eyes on the plaza. One of the things is the four micro kiosks. It cannot be activated itself any time soon. So we turned it into an opportunity. We were inspired by these on the level are micro kiosks on trinity place. This is at bush and montgomery. Its a lovely alley. Pikes place market. Why is that there . This is a little mini public market. We want to attract retail that is local and special. Bose flowers, which is a legacy business, she will be moving her floral business into one of these micro kiosks. Theres a coffee vendor and talk about having a ticket vendor. Heres an image of what they look like. Theyre a modern, removable addition. And what we went up with the combination of the kiosks, but the lobbies, you have a lot of eyes on the plaza. You have a highly activated, safe place with lots of users. As jared alluded to, weve worked with organizations and the plaza is designed to have small events. They want their students to perform out here and have venues for what could be more well organized, including a full closure, where you could temporary close the street and have a largescale performance. These are some renderings of what that future space will look like. The bart and muni metro are here, so we wanted a place that you can arrive at and feel comfortable with. We have the slow street, northern portion of the plaza. You can see the muni elevator where the Market Street brick is and we have two kinetic wind sculptures that will be implemented hopefully when we begin construction on the power. This is a view looking down to the intersection. I think the point is here is the scale. Its a public living room. The micro kiosks on your left and here on your right you can see the sculpture. And wrapping up, this is the end, our beautiful night view. We hope to make this a very well lit, safe place. And that retail space will support eyes on the plaza. Were available for questions thank you for your patients. Ted olson for Public Comment. Welcome, ted. If others would like to speak, line up on the side of the room. President hillis, directors, as you remember, im a thirdgeneration san franciscan, on numerous planning policy committees. As ive mentioned to you before, this is an important civic intersection. And while neighborhood input from the cac, from neighbors themselves, the hub, are important, the importance of the location as well as that of the hub area itself, belongs to all San Francisco citizens, rather like all improvements, along the waterfront today. The director can attest that i say this at every waterfront meeting, the five mega developments belong to the city. Its appropriate to note that while many moved to the neighborhood have benefited from the substantial improvements to the area while visitors and cultural subscribers enjoy them primarily while visiting. I would like to ask you commissioners to meet with your colleagues at the mta to get them to develop that subway entrance at the same time following supervisor digonce policy. I compliment you for the superb outreach in which theyve gone above and beyond almost every developer ive met in the decade working on these committees and i hope you will help them, as the initial developer at this gateway corner to inspire others. I really believe that they can be an example to all future developers because of their outstanding record. They have met, ill note, all hub goals. And, therefore, i think they really qualify as build represents an incredible example for others to follow. Thank you, mr. Olson. Any other public speakers on this item . Seeing none. Well good to commissioner comments. Commissioner any commission comments . Commissioner fong . Commissioner fong i dont really have any comments. Weve been watching this project for a while and this waiver fee seems natural. It seems like its natural that we have a good start for this building. This one hopefully is the capper on it. So im supportive. Motion to approve . Commissioner moore . Commissioner moore we are obviously not at all familiar how numbers are compiled. Im reading the report and im trying to understand the outreach in Public Comment and a number in that report and the total by which you are explaining how the numbers ultimately evolve into a larger number and perhaps you could explain to the public including myself how that works. Sure. Are you referring to the slide here with a tally of our outreach . Commissioner moore yes. Weve had a number of engagement meetings with the city, with planning, with public works, and the arts commission, and m. T. A. Additionally, weve had a total of 87 Community Engagement meetings, meeting with various representatives of the public. Of those meetings, 39 of those, as a subset, were with cultural stake holders, sf jazz, conservatory of music. Of the 87 Community Engagement meetings, we had a total of 342 people attend those meetings. Does that clear up your question . Commissioner moore no. Im trying to figure out how the numbers layer themselves up from 1,952,000 to 2,180,000. Give us an idea in terms of how many years and escalation oh, not the participation numbers. The dollar amounts. Im sorry. We didnt understand. Im happy i think that staff can actually explain that. We also could, but i think its more appropriate that staff does. So as part of the inkind agreement, the requirement is to do two cost estimates. Those are both in the packet. It includes hard costs and soft costs, as well as project management costs and takes into account 5 escalation over three years. Commissioner moore i am generally in strong support that this is being done seamlessly, with the same kind of attention of actual and public disruption costs building these things together. In many cases, we have finished projects and public improvement that lag years and years behind. Its a look at how long it took to find Common Ground and implementation. The only question im asking is, will you see the project through . Theres been comments by yourself or others, and theres gossip in this city, that you may sell the project. And thats where were a little bit uncomfortable because we know what sometimes handing over projects to others means and doesnt mean. Yeah, i think the most important thing is its not our intent to sell the project, but i cannot say categorically that its not a possibility because we have investors. And as a local developer, we have to listen to our investors. That said, its our intent to develop the project ourselves. Also, and i think this is really important and not just our intent, but as i understand it, its a binding obligation. Even if it wasnt us, the fee waiver comes with the obligation to build out the improvements. And in the event that if we were unlikely and lost control of the project, which, again, is not what we expect, the future developer with have to build it out, the improvements, or they would have to forego the waiver and pay the remainder of the fees. Director, you may be able to confirm that. But i think thats the most important part, kathrin, excuse me, commissioner moore, that theres no way to avoid the obligation. Commissioner moore there is obligation where money is concerned and theres an obligation about quality and thats very strong in your company, including the nonprofit, which is the brainchild of your organization. So being on the receiving end of the public, im asking, will the public component stay with the nonprofit or would it be automatically then managed and be sold to somebody else as a monetary obligation. Its a manager and comes from private development. So the nonprofit serves as Development Manager and forprofit the funding source. So the good news, were Building Three of the projects that you recently improvement. 650 indiana. Hopefully all the commissioners have had a chance to see it. Were very proud of the quality and the finish. Were in the process of building 1532 harrison. We will be building 830 eddie as well. Its our intent to build this project. I also know that the level of Design Review the staff have undergone with this project in the unlikely event that we lose control of the project, it would be up to the planning staff to ensure the implementation the plaza that reflects the projects. Commissioner moore it goes back to the discussion that we had earlier. Weve poured our heart into this. We have supported it. And brought the citizenry along to support high quality at a place of transformation and im seriously concerned, and it has nothing to do with my supporting you, but im concerned that we continue to be unable to attach obligation to farreaching obligations that are being approved here today, including a quality building and place making. Mostly, as we all know, when projects get sold, and i will have to use the word flipping, because thats kind of as projects get sold, its very difficult to keep them committed to the high quality, including the exact implementation and time weve all spent on it. What do you suggest . Commissioner, with this particular aspect of the project, which is in the public environment, weve a very high level of control over the quality. Because its in the public rightofway. And our colleagues at the department of public works have been looking over our shoulder every minute of this process. The process of selling entitled projects is going on a lot right now. The market is driving that, as are Construction Costs. And we cant the best we can do, i think, and i dont we cant prevent anyone from selling their project. The challenge is that the Construction Costs are keeping the projects from being built and thats an unfortunate reality of where we are in the market right new. Having said all of that, this particular project, the quality of the plaza, i think, is something we have a high level of control over, no matter who the developer is, because much of it is in the rightofway. And mr. Yarny is right, with this agreement, you approve this today and it allows me to sign the agreement. That gives us a high level of control and its transferrable to any future owner as well. Commissioner fong . Commissioner fong thank you, commissioner moore, those are good questions and ones that i had as well and had a feeling, but wanted to be sure that theyre binding and stay with the project and the land, whoever is the ultimate owner. I will make a motion to approve. Second. Nothing further commissioners, theres a commission seconded to approve the matter. On that motion, commissioner fong . Aye. Johnson . Aye. Commissioner koppel . Aye. Submissioner moore . Aye. And commissioner megar. Aye. It is passes. This is on number 18. 1196 columbus avenue. Conditional use authorization. On september 28, 2017, after hearing and closing Public Comment, the Commission Adopted to disapprove and continue the matter. November 2, after hearing and closing Public Comment, commission continued the matter to november 16. Commissioner melgar, you were absent on the second hearing. You need to acknowledge that you have reviewed the materials. Commissioner melger thank you. The last time we continued this was to have a sevenmember commission. Since commissioner hillis is not in this chair, i will ask to take a 5minute recess, so if we vote we have Seven Members very good. Good evening. Welcome back to the San FranciscoPublic Planning Commission for thursday, november 16, 2017. We left off on item 18. 2014002849cua, 1196 columbus avenue. Im filling in. The item before you is a rick west for conditional use authorizization to establish a hotel use doing business as ac hotel by marriott, 1196 columbus avenue. The project proposes the demolition of a singlestory commercial building and construction a fourstory hotel with 75 rooms. There will be bullouts for pedestrian safety. Its been heard by the commission twice. September 28, it was continued to november 2 with motion of intent to disapprove. Vote was 33. Item was continued to todays hearing for a vote with the full commission. The project sponsor is here. Our recommendation Department Recommendation is for approval with conditions. And the project sponsor is here to make a presentation as well. Thank you. So weve heard this a couple of times. I dont think the facts have changed much, but well take a 2minute presentation from the project sponsor and then Public Comment for 1 minute. 2 minutes . 2 minutes. Good afternoon. Thank you for your time today. Throughout the process, our project has been simple, be a Good Neighbor while executing our plan. Weve addressed issues, particularly the change to a more appropriate hotel brand. Today as i stand before you, im without any certainty for the grounds of denial of the project. Previous comments included land use and design. We fall in the c2 zone. Three months ago, a hotel was approved that was an apartment that burned down. Our project site has never been residential. And that hotel cup was approved, despite no labor Union Support and Significant Community opposition. We have garnered support. Were happy to report that as of yesterday, we reached a formal agreement to create a longlasting partnership with the organization. Its also been said that bay street is a dividing line thats not true. Other commercial uses exist to the south of bay street. I believe that weve done everything we can except to change the use to housing, a use this has never been. Were Hotel Developers that understand the need for housing, but also understand the need to build complete scities that hav hotels and different uses. It will result in 64 Union Construction jobs and 41 hotel labor jobs. Thank you. We may have questions for you. Any Public Comment . Paul webber, cynthia gomez, marla knight. You can approach in any order. Welcome. Good afternoon. My name is paul webber and im from Telegraph Hill dwellers to oppose the construction of a transientoccupancy facility on this site. At a time when the city is recognizing the imperative of housi housing and this proposal effectively is permanent thank you. You have 30 seconds. Oh, sorry. As i was saying, the market is crying for longterm rentals. Thank you very much. Thank you, mr. Webber. Next speaker, please. If you can line up, it makes it easier, but go ahead and speak. I had put my card in and didnt hear you call my name. Im david harlin. I work at powell and california and live at 1050 washington street. Thats about seven blocks from this project. Im in support of the hotel at 1196 columbus because of the guarantee of the good jobs it will create. Having a union really helps workers because it keeps them in San Francisco and contributing to the neighborhoods. So the Hotel Workers are asking you to approve the project based on the quality of the jobs it will create. Thank you. Great. Thank you. Next speaker, please. Good afternoon. Marla knight, north beach tenants committee. We oppose a hotel wedged into north beach place. Residents would be knowing tifrtifr negatively affected. North beach is a small, but Vital Community of residences, which is why were here. Theyre asking to be permitted into our neighborhood. The red line of bay street has not been breached and should not be. I urge you not to allow this hotel against the wishes of residents directly affected in our community as a whole. The quality of life of our most vulnerable residents surely takes precedence over jay street marriott. Better this precious land be used for affordable housing, perhaps for Hotel Workers that cannot afford to live in the city. Thank you. Next speaker, please. Good afternoon, commissioners. I live at north beach place apartments. Jay Street Partners is asking our Residential Community to absorb the burden and hardships of the hotel. Rooftop plan is a nuisance. The noise of elevator mechanics, heating, airconditioning, and 12 exhaust fans venting 76 bathrooms outside of our apartment buildings, some as close as 10 feet. Not only do they fail to provide a single parking space, it eliminates 50 feet of parking on bay street. The hotel would receive 10 to 15 deliveries a week. Where would this happen . Lane traffic would increase elevated pollution concentrations at the site and its a major Health Hazard for seniors and children. Its our health and safety that is at risk with this hotel and we dont have tha by national or International Companies who are not necessarily familiar with our landscape here in San Francisco and how much we value groups like the Hotel Workers in the building trades, just wanted to point that out. So you can realize that is going above and beyond what is normally happens here in the city. I hope thats taken into consideration. I did want to ask the project sponsor up here to answer a couple of questions. I dont think they have been asked to speak a couple of times. Project sponsor, if i can ask a couple of questions. Was there a lot of competition or activity around this site when you purchased it originally . Was there other developers looking at the corner . Well, we bought the site in 2014, at the time it was heavily brokered by a Reputable National level firm. You know, we were competitive in the process and we didnt outbid by any means. I dont know to the extent of the other groups but we had had no reason specifically to be chosen other than the fact that the site doesnt underwrite as well for residential. My guess is it may or may not have traded. Thats probably why the developer sold it. They ended up vacating it. Im not sure of the motivation but i could speculate. One more. If you ask me, it seems like the part of town to have hotels, i dont agree with the fine hard absolute line of seeing there are hotels south of the area, isnt this a neighborhood with a high Hotel Occupancy . I think this place would be a location for a hotel to succeed and how do you see demand for hotel rooms versus what someone may have said, the projected Residential Housing units to be taken up. We did the analysis, listening to the commission. To answer the first part of the question, Fishermans Wharf is among the highest occupancies and San Francisco is among the top three in the country. Sort of by that analysis, you could say its one of the strongest places in the area for hotels. Our lenders tend to agree with that as well. Regarding the residential component, we did run the numbers and im not a residential developer, so i dont have that inherent skill set, but looking at it from a high level perspective, where the Construction Costs are, this project doesnt underwrite as residential use. Its like asking a plumber to hang dry wall. I dont know what to do. I dont have investors, its my project. I saved money, sold other assets to buy this project years ago to bring something new to Fishermans Wharf. Theres a lot of painting the pig, products that have come up that are charging great rents but the experiences are not that great. I see a lot of opportunity to provide otherwise improvement to that corner, you guys all know the corner, we have a month to month rent with the bike shop that says basically free bikes on the outside of the building. Commissioner johnson. Thank you. You can have a seat. Thank you though. Ill be pretty short here. This project hasnt changed other than the agreement with the childcare facility from last time. I can still consider this a land use issue. The changes to the project makes it more of a residential project with transient occupancy and with the online projects, i try to side on the side of the project sponsor and sort of see the bright side of what is being proposed for us. On this particular one, i think there are issues with the lot and i dont think of it just as the dividing line, spoken about by various people in Public Comment but generally speaking with that corner lot with the elements of things making it a hotel being taken away, i dont see how it fits and will not be supportive. Commissioner moore. Theres history that obligates me personally to stand with the residents and the transformation of north beach place. This project, many years ago for those who have been around long enough know it is difficult, extremely complicated barrier for Fishermans Wharf to succeed, to go from north beach to Fishermans Wharf, we had an area that was dicey to say it mildly the the people who took on an amazing transformation is one of a kind and i think its pride of that success, including giving large numbers of people the ability to be live in decent housing and par take in how good housing lifts you up from nowhere to somewhere. That makes me want to stand with the remaining side, literally the pivotal side of the project to be a housing site. I have walked the site four times since we left, had our meeting and i have gone around it. I have observed it in the morning, in the afternoon, in the middle of the day at lunch. I walk down to the wharf and each time i go by, you can only be proud of this particular part of town. Its amazing. Its a lovely neighborhood and everything about it works. And its for that very reason that i have to stand by not supporting the hotel but looking for a Housing Development on this portion. Commissioner johnson. Thank you. I would just make a quick note. I feel like i have to say it. Just because of whatever we vote on with this project, it doesnt mean it will be housing. This is still a site where we would need a sponsor to come forward with a different project. I feel i have heard that a number of times in Public Comment. It doesnt mean this project will just be housing. Somebody else has to propose something. Commissioner moore. I have a procedure motion are we making. We dont have anything to deny there is a draft motion for disapproval as there was the previous week. It was deadlocked the last time. We have a full compliment of commissioners, we wont deadlock today. Both motions are in front of you. There are others who want to weigh in. I have not changed my mind much. So i dont know were waiting for commissioner melgar, i make a motion to disapprove. Second. Okay. Great. I stick with my opposition to that. I think this is a perfect site for a hotel. I think when i dont know how we got here, i think the first part of the hotel didnt work and there was a lot of legitimate concern about the type of hotel, the roof deck, how it would impact the neighbors and i think a lot of that has been corrected, for complete cities and neighborhoods we need hotels and schools. This is currently a tourist oriented bike rental which is not a great use for the site, a key site. I dont think the wall greens is a greatest use of site. I would like to see them all developed into housing and hotels, preferably affordable housing. But we dont get to pick and choose. I think a hotel is appropriate on this site, especially evolved into the newer iteration of the hotel, i think works. There are hotels in residential and neighborhood, i dont think we should ban hotels in the neighborhood or housing in the city. We dont get a lot of hotels in front of us. Im against the motion. Commissioner fong. I thought more about this, in bed. Im sympathetic and understand the neighbors concerns but from a pure land use issue. We had this imaginary line of bay street being residence, Tourist Hotels and tourist activities and thats been a plus and minus for Fishermans Wharf, that been the line, you are deemed in tourist land which is sort of taboo. And thats a dark spot for Fishermans Wharf, the wharf has wanted to cross over and get more locals. The idea of a hotel on the south side of bay street is equally as good as putting residents on the north side to make Fishermans Wharf fuse as a neighborhood rather than a dividing line for lanes of the road. I am in support, and in the future if theres a residential project on the other side of the street, ill be in support as well. Commissioner johnson. I would say i completely agree with commissioner fong. It is about land use and the design of the project presented for that lot. But i agree im not sure i agree with that imaginary dividing line. A great example of north of bay Street Residences hotel is the fairmont residences, fancy people land but its a hotel and residences and north of bay street, north of Fishermans Wharf. And i think that works. I just throw that out there to say theres not a black and white dividing line. I just agree the project is not quite right and we worked with it and i still dont see it. Okay. We have a motion and a second. Indeed you do. The motion to disapprove the project on the motion commissioner fong. No. Commissioner johnson. Aye. Commissioner melgar. Aye. The motion passes 43 with fong, kroppel and hillis voting no. That puts us at the next issue. This is a downtown property authorization. Good afternoon commissioners. The item before you is a downtown project authorization and conditional use authorization for a mixed use development on Market Street. Its located on the south side of market between 6th and 7th in the downtown commercial Zoning District and the Market Street theater and loft historic district. The lots are currently developed with a two story vacant building. The project would demolish the existing building and construct a Tourist Hotel with retail on the bottom. The project requests an exception foreground level wind currents and conditional use for establishing the 160 room hotel. The department believes that the arrangement of the ground floor does not comply with section 138. The current proposal places the publicly open space behind the reception area that doesnt easily convey the nature of the space. Alternatives such as removing or relocating the rooms were rejected by the sponsor. The ground floor should be redesigned so its more acceptable and closer to available market and stevenson street. The project sponsor prepared alternatives for the commissions consideration. Should they choose one of the alternatives, to date the department has not received correspondence in support or opposition of the project. Subsequent to the redesign of the ground floor, Department Staff proposing a hotel use within a district that supports larger hotel and tourist uses and support the tourism sector, terminate revenue through the occupancy tax. Provide publicly accessible space and ground floor uses to help market and stevenson street at this location. It would create new jobs and incorporate site design existing with the surrounding context. It is compatible with the surrounding neighborhood. Theres a presentation prepared and the sponsor is available for questions. Thank you. Project sponsor. Welcome. Good morning. Im michael stanton, the architect for 1055 Market Street. As claudene said this is a mid level market site could you give me the second image please . Its a were dealing with a broken tooth on Market Street. We have a 1981 non descriptive building between two attractive buildings. The building has no historic value. The proposal you have in front of you, for 160 rooms only hotel. No meeting facilities on the hotel, no food or beverage prepared on the facility, but there is a large retail space available. Its going to be developed, built and operated by jay singh, the successful developer of the Mission Street hotel that is now the hampton inn, this is a developer who is invested in the San Francisco community and proven success in terms of Getting Hotels built in the 21st century. Its intended the hotel would be branded. We have not selected a chain yet. Well be aiming for a Business Traveller type hotel. Currently in loft is the suggested brand but we have made no commitment to a brand r. As mentioned, the first floor, we have made an effort to try to energize stevenson and Market Street. Market street will have a retail space and pedestrian entrance to the hotel. Stevenson is where the lob why is located with guests coming from cab, uber, lyft through stevenson street. The second level shows the retail space and lobby will be two storeys in height. This is the typical level of the plan. And finally the final plan is the the roof level, about 20 of the roof with mechanical penthouse. The most is seen as passive landscape space about 450 square feet. Our initial proposal was for a bay on Market Street oriented the access of mcallister reflecting the city grids. This is the exact copy of what were presenting here. The planning staff and i have been working on many things, including the treatment of the building, the recessing of the windows and the materials to come up with what we think is a good proposal. Market street will be stone on the first two levels, brick above that with metal and cement sp spindles. We will be finishing stevenson on concealed fasteners. Heres a view of the Market Street facade proposed with the stone, brick plate and multi level connection out of the guest room levels. This is intended elevation for the stevenson street facade. A view of the Market Street portion. A blow up of Market Street at night showing the retail space. A view of the stevenson facade. Heres the stevenson street entrance. This is the roof deck as currently proposed. Theres a good deal of discussion about the popus. We started out with the proposal to put it on the roof. That was rejected by staff and nopdr number two, the tier. And instead they suggested street level. Street level makes a lot of sense. More people can see it and get to it and use it. In this particular site however, we have very severe constraints for street level. 60 feet wide and it loses elevation to stevenson. When we think of popus, we can put it on market,