Well, im the last at the table. But i have to say it doesnt strike me as fair to apply criteria that arent written to a project developer, and that if we want more out of the eastern plan, then we should be clear about that with additional guidelines. And if theyre consistent with the plan, which is what you said, staff, then im having a hard time understanding why i wouldnt support the staff recommendation. Yes, ill make the motion to approve. What are you moving . This matter has been called up together. Its usually one vote for both items. But if theres a preference to take up the matter separately, we can do that. Commissioner moore. So for the benefit of commissioner diamond not having participated in the many years that we are trying to struggle with impacts of the slightly wronglyscaled and conditioned development on the mission, this particular commission has taken a very, very specific stand on trying to avoid any further negative and decimating impacts on that. And our discussion here is partially informed by that. And i believe if you care to listen to what the community and very strong and consistent representatives of the community are saying, that this particular type of office, not the office per se, is most likely doing the community that that is we are expressing caution. Thank you, commissioners. I just appreciate the maker of the motion could separate a and b for action. Commissioner diamond. Im happy to separate a and b. But i will say, commissioner moore, i like what you are saying makes great sense to me but we should be defining that in the plan so the project proponent knows what they are developing to. If we want a different kind of office space, our plans and code should specify what kind of office space we want. I dont think that we should be making it up as we go along. It feels unfair to the project proponent, who spent months designing this to a code. Commissioner moore. I would just chime in, because i think that we have spent months on this project. Its not the first time. And i think the project sponsors have heard the concerns repeatedly. So commissioner moore. I say this was in the discretion of the commission and part of the reason why we sit here to take an extra careful look at the detail, zoning and particular rules and regulations are only what they are, but they do not capture the subtlety of what is really the impact noticeable manifested impact that we all have observed and sit in the middle of. And that is for the discretion of the commission, as we are the most powerful tool, and for me, the most important call for me to be very attentive to. Theres a motion. Commissioner diamond made a motion. I have not heard a second. Well go with 14a. Does anybody want to second . Second. Very good, commissioners. For theres a motion that has been seconded to approve the large project authorization with conditions. On that motion [roll call vote] so moved. That motion passes 51 with commissioner moore voting against. 14b. So moved. I make the motion. We need a second for it. Second. Thank you, commissioners. On that motion, then, to approve the Office Development authorization with conditions, [roll call vote] so moved. That motion passes 42 with moore and melgar voting against. Commissioners, that will place us on item 15a b c for 725 harrison. This is a large project authorization Office Development authorization. The Zoning Administrator will be considering the request for variance. Jonas, theres been a request to turn off or down the airconditioning. I know this is at every meeting, but people are super uncomfortable. Im sorry. Im not part of building management, but the airconditioning has been broken. I will submit that request again. Thank you. Good afternoon, commissioners. Zoning administrator, Planning Department staff. The item before the Planning Commission is large project authorization pursuant to planning code sections 329 and 848 so allow the construction of a 14story mixed use building along harrison street and to grant for building setbacks, narrow and midblock ally controls, horizontal mass reduction and wind. The item before the Zoning Administrator are variance requests for obstructions, active use and ground floor along Fourth Street. It is commonly referred to as fourth and harrison Key Development site within the central soma area plan. The project includes demolition of the five existing buildings, a lot merger, a 15,000 square foot land dedication to the Mayors Office of Housing Community development for the construction of new Affordable Housing. And new construction of a 14th story 185foot tall mixed use building, approximately 935,000 square feet in total, excluding the Affordable Housing site. The project consists of office, pdr, retail and childcare uses. The commercial building will include approximately 770 square feet of office space, 3,000 square feet of retail with four retail spaces, 29,000 square feet devoted to pdr, 3,000 square feet for childcare use, 16,000 square feet of provost, 116 off street below grade Parking Spaces, five off street loading spaces along perry street, plus six Service Vehicles counting as three additional loading spaces for a total of eight loading spaces. 292 bicycle Parking Spaces, 22 showers and 36 lockers. The commercial building consists of one structure that has two separate components. The larger shaped structure towards harrison and fourth which is the western portion of the site and a smaller structure running from harrison to perry streets, fronting the midblock paseo. The Affordable Housing building will be on the eastern portion of the lot is anticipated to be an 85foot Tall Building with a ground floor lobby and amenity space and 144 units above. The final layout of the Affordable Housing building will be at the discretion of mocd. As noted, the project will be constructed in two phases. Phase one includes 505 square feet of office, 15,200 of pdr, 3,900 of microretail and 9,600 of popos. The development of approximately 103,000 square feet of inclusionary Affordable Housing. Phase two includes 265,000 square feet of office, 13,900 of pdr, 3,000 square feet of childcare facility and an additional 7100 square feet of popos. The project is con tell melated as a single contemplated as a single project. Said approval will be based on the commencement of the entire project, so the commencement of phase one. To proceed with phase two the sponsor will be required to obtain additional allocation of office use under section 321 and pursue additional building permits. The department received some inquiries about the proposed height. Over the last two years, the project sponsor has conducted neighborhood outreach, including meetings with individual stakeholders and separate workshops and Community Outreach forums. As described above, the project has been broken down into two phases based on the availability of Office Developmentalcations. Office developments. Phase two will not be implemented until the Commission Approves the subsequent Office Development. The individual phases meet the planning code both individually and collectively. The Commission Must grant the large project authorization pursuant to planning code section 329 to allow new construction over 85 feet in height and over 50,000 square feet in the central soma special use district. The commission may grant exceptions from planning code requirements for projects that exhibit a unique and superior design, provide qualified amenity in excess of what is required and four key Site Development projects. As listed above, the project is seeking exceptions, which are supported by the Department Staff given the qualified amenity and overall design of the project. A total of 770,000 square feet of office space. The spirale soma mixed use office the central soma mixed use office. As of november 27th, 2019, there was approximately 896,752 square feet of large cap Office Allocations. But this does not include the additional recentlyrecaptured Office Square footage. So that would be in addition to that number. The Department Recommends the Commission Grant an Office Development authorization only for phase one of the project which would amount to 500 thundershowers square feet of office use. 500,000 square feet of office use. The project is on balance, consistent with the general plan and planning code requirements. The Department Finds the project is producing a new mixed use Development Ground floor for pr, childcare, retail and significant site updates including land landscaping and common open space. These almosts will substantially improve the surrounding neighborhood. The site is currently underutilized. The project will dedicate approximately 17,000 square foot parcel for the construction of Affordable Housing, contiguous to the project site that will add new Affordable Housing units. The project is desirable for and compatible with the vision of the neighborhood. This concludes staffs presentation. And im happy to answer any questions. Thank you. Project sponsor. Good afternoon, commissioners. Thanks for having us here today. Boston properties. Its been a long time coming. An application was put on file for this project all the way dating back to 2005. Were very proud to be here today and honored to present the project to you. Can i see the presentation . Thank you. So you can see the site from an aerial view looking south. Harrison street to the north. We dont extend all the way to third street to the east. As planning staff indicated, the project will be phased. Phase one you can see in the orange to the right. Larger massing is highlighted in blue. The Affordable Housing land dedication is in yellow. I want to point out part of the phase one approvals, we are going to be clearing the Affordable Housing site, putting close to a half Million Dollars into escrow for the Mayors Office of housing to deal with remediation that is required and delivering it shovelready for them. We are going through the ceqa cleared this site for 144 Affordable Housing units. Heres the project overview. I want to touch on the Community Benefits the project has to offer. Its a wellbalanced set of benefits. We believe we have worked hard with the community on over the last couple years. Starting with the Affordable Housing site, 15,000 square feet going to be shovel ready, for up to 144 units. We have two privatelyowned public spaces. One on the interior on the Fourth Street side, you can see on the far left. And one at the midblock ally that separates the office from the housing. We are working with Community Members on the design and programming of that outside popos as well as programming for the interior. We have two blocks of p. D. R. , 30,000 square feet split between the two phases. And weve made a commitment to deliver the first phase p. D. R. Space, approximately 15,000 square feet at belowmarket rate to local users and occupiers. Weve got four small retail blocks. And weve made commitments to deliver one of those units. Again, at belowmarket rate for local nonprofits and to the community. Im going to turn it over to our architect to talk about the design. In terms of the interior popos its interior to the lobby. We put a lot of thought to make sure it didnt feel like an extension of the office lobby. It was important that it was an extension of the community space. We designed it to engage that community and bring them in and be able to program that space very well. One thing i want to point out is one of the most important neighbors we have for this project is Betsy Carmichael middle school which is halfway down the street on harrison between fourth and fifth street. Weve been engaged with them in discussions about ways in which we can improve their facilities. We are working with the Supervisors Office with that as well. They are going through a needs assessment, so we are going to be partnering with them to come up with a Great Program to identify areas in which we can assist. We are happy to come back to the commission for an informational hearing to discuss the ways in which we have been able to partner with the school. Another point i want to make about the school, once we start construction, we get closer to it, theres going to be a lot of construction logistics required. Harrison is a busy street. You have an onramp on fourth. We engaged our contractor. So we are going to engage the community to have discussions about how we are going to logistically build the project so we dont impact our neighbors. So we think thats a very open dialogue with the school, with the community and our neighbors to ensure we are satisfying all the concerns. Just to touch on the list of Community Benefits in total, 518 million is the present rate value of the future benefits the project is going to provide. The ones i want to touch on is 40 million we are going to in a onetime impact fee for jobs housing linkage. So we are proud of that. We have the land dedication is a big one. Another big component we are proud of is the sustainability of the project. We are targeting ailed platinum design. Its an all electric building. Theres no gas in the building, so its going to be carbon neutral, the project itself. We are targeting a net zero design. Its going to have gray Water Systems for water reuse. We are planning space in the garage for a tenant to implement a black water system. We did that successfully. We are doing it right now with sales force at sales force tower. So those are things we are proud about for this project. I would like to turn it over to paul, hes our architect, to talk about the design. Thank you. Okay. Thank you. Good to see you this afternoon. Once again, by talking about the project. Here we are, located in the heart of the central soma district. You can see the site is directly along the new central subway line, minutes from two new subway stops. One of the things that characterizes this site is the character of the urban connections in the street. The big eastwest west of the remnants of the old train lines. The northsouth pedestrian streets and the beautiful connection and passes and greenways that thread through the district. Weve been careful to bring all of those to bear and Pay Attention so the character of the neighborhood is in our site. For inspiration for the building, we looked to the material palette, the industrial heritage. [please stand by]. Lets talk about what it feels like in the street, and what you can see is one of the things we have done is if we start on perry street and set the Building Back 15 feet from the Property Line and did that to allow daylight and sight of the sky above onto perry. Perry will be activated through new pdr, child care, retail, and also access for bike service and other access. And as we move around to the paseo at the eastern end of the sight this, new cross block passage which doesnt exist today will be linking with the new crosswalks and thread of spaces and passages that spoke with earlier to be fronted with child care and Affordable Housing. To harris street, new pdr entries so both sides of the street are active and lob bust and retail, and as we hawk to Fourth Street, you will see where this is under the porch of the building. What does that meal like . What does it look like . Here we are standing across the street and what you will see is the gentle, arcing areas and crown the ceiling floornd. We are standing at the corner of perry and 4th and micro retail in the back and activate perry in the way that nothing happens now. As we move into the space, these forms create a new amphitheater inside of the space, a place for public gathering, the opportunity to watch the theater and the street on display. And as we move out, you can see that the corner of 4th and harrison is activated itself. As we walk down harrison street, retail and pdr enliven the street, and weve set the facade of the building bak to provide a more gracious thoroughfare on harrison street and new plantings. As we move into the paseo, you will see this crosswalk activated through plantings, child care, and through the access, the direct connection. To explain the architecture, one of the things that the building does is working carefully with the planning guidelines is establish this 85 foot urban room. How much time do you have left . A one minute. As we look at the Building Design, it is essentially designed in a series of one to three story stacks which are intended to human scale the design. It has a rhythmic pulsing of smaller to larger panels that move across the facade, each level