would hope project sponsor in the neighborhood association could work the resolution perhaps before that ti commissioner moore: aye commissioner sugaya: aye. president miguel: aye. >> of the public hearing is closed. they will participate in final action. you are now on item number 10, the mixed use project overview and development agreement.

>> the good evening, commissioners. i was passing out a copy of the slides that we are going to be showing so you can follow along on paper or on the screen. you are also receiving an updated version of the draft and development agreement. which will begin to be discussed this evening which supersedes the version that you received a couple of weeks ago. if i could get the slides up on the screen, that would be great. when we were here a couple of weeks ago to discuss the initiation of the amendments, the commission suggested that a series of hearings to review the details of the project and all

the components of the development agreement. we worked hard to find apartments, the other project sponsor and other agencies to come up with things that need your approval. the topics we will be covering today and the subsequent hearings, today, we will be doing an overview of the project to refresh the commission of what the project is comprised of. it is important to understand the background of the context of the development agreement. we are here to provide an overview of the development agreement and how the overall development will proceed through its implementation. in two weeks, we will be back here to discuss in more detail

some of the aspects of urban design. to discuss the development agreement and how it deals with public improvement. we will talk about the sustainability plan and have folks from the public utilities commission to discuss their involvement. on december 9, as we work with president miguel, at the request of the public, it would be a good idea to have a hearing out there. it looks like we are targeting december 9 for that. it seems appropriate to discuss at that hearing some of the issues that were of interest to residents, specifically the housing in a tent =-- and tenant issues.

one more informational hearing on december 16, will be talking about the fiscal impact to the city and that will be an opportunity to address any issues that come out between now and then if the commission wants to discuss it further. we also propose to bring back the initiation of the planning code and other amendments. a full month later, you can both consider the final eir and the amendments and the development agreement at that time. we have a couple of months set up for you. if you have any comment on that, we will talk about that. if i could just step back, you have seen these slides before.

just to recap, we talked about what the goals were and what the project was developed for. it was developed during world war two. it was sort of a product of its time. it was fairly suburban and self consciously suburban as was advertised. very single use, housing only. it suffers from a lot of the drawbacks. we recognize the developments of the size, it is not particularly walkable in terms of people being able to meet the needs for convenience for other social gatherings bases. the landscape was fairly modern

cultural -- monocultural. the open spaces tend to be round about, not particularly identified for use of any units. there are also other drawbacks for the existing buildings stock in terms of its deficiencies and contemporary standards. we all know the challenges that we face today as a global community, as a region and, had as a city. meeting our needs to accommodate additional growth in the city in the region in a manner that is more sustainable, so that as one of the key goals of the project, to recognize its place in the

city and to provide a vision for the future that is more compatible with meeting these needs. it is actually fairly unique in its location in the western part of the city, as being extremely close to -- it is very well placed in its proximity for public transit. therefore, the goals for the project as initially identified by the project sponsor and cheered by the city are to look at how the site might be improved in terms of the long- term environmental sustainability. increasing housing opportunities, shaping the future so that additional residencts ha don't have to use

cars for all of their needs. and providing the sort of commercial opportunities for the residents to meet their needs without having to venture outside of the neighborhood very far. the project was established a fairly aggressive goals for environmental performance. these underlie a lot of the proposals in the project. to go over the basics of the project, there will be five essential components of the project. there is reconfiguration of the streets and blocks to make them more friendly and walkable had a more typical of what you might see in a typical san francisco neighborhoods.

includes the small scale neighborhood retail so that every resident is with a short walk of basic goods and services. and also to help create a more vitality for the area. improvements to open space, and other amenities, robust transportation programs, both infrastructure as well as ongoing programs and services to help support the neighborhood. and finally, a system of infrastructure improvements to really improve the ecological performance in terms of water and energy in the district. just to walk you through some graphics, you see the existing street at work. the basic framework of the neighborhood, you have the project, it is to reconfigure

and selectively add additional streets, walkways, and realize a couple of the key streets to provide a more coherent and bloc system that is easily navigable as well as creating smaller blocks. and reconfigure the blocks to enable some of the larger open space amenities to be provided in the neighborhood. this is the proposed system of streets and we laid over the existing secret. this is a 30-year old i-phase program and the changes would be implemented over time as each block is reconfigured. the proposals for the towers to remain, and over time, the

existing blocks would be replaced with new buildings fitting venue street grid. i will go over that in the second. the basic land use program is this. there are currently about 3200 units on the site, all rental and subject to the stabilization ordinance. all of the and it's i just mentioned, the towers would remain. all of the existing and the low- rise units that would be demolished when we -- or would be to play -- and replaced. we will be discussing that at future meetings will go into much more detail. in addition to replace mcgee and

it's, there at the 5700 new units. further development agreements, he will see there is a requirement that the replacement unit for any units to be demolished will be completed before the buildings are demolished so that residents can relocate. there might be more than 3200. at no point will there ever be less than 3200 and that is important to remember. the nonresidential program includes 230,000 square feet of neighborhood retail. i will go over how that is distributed on the site. it is a small scale office space as well as a school that would be replacing the school

that would be relocated on the site. there is a program for about 3 million square feet of space that is about 65 acres. it is essentially the same as the zoning plan. that is the residential zone. one of the key differences between the neighborhood now and what is proposed is the inclusion of small scale -- you might think of it as a corner store type retail. and a few locations around the site so that every resident is within a couple blocks of a small scale corner store. those amenities are also located strategically next to the

neighborhood commons open space. essentially, the entire neighborhood, no matter where you live, you're within a couple blocks of some service that his neighborhood based. in addition, there is a neighbor the core that would be created in the northeast portion closer to down towards the circle. you might think of it more as a small-scale nc-2 district. slightly larger scale retail and other services, the project proposes to include a fairly moderate size grocers or to meet the needs of the residents. this would be a transit oriented

retail district. we'll talk about how the transit services would be realigned to help serve this district. as opposed to the current landscape which is essentially bifurcated, there are essentially three-story town houses throughout, or there are 140 foot towers. it is very landscape as you might see a typical neighborhood. that has evolved over time. of the western side of the site, the proposal includes a lower scale buildings lining some of the small alleys. with the general labour the fabric, it is four stories in would be the predominant scale.

on the eastern half, the neighborhood scale would be about six stories. it would provide that sort of typical of san francisco neighborhood feel that you might be accustomed to. at key points throughout the neighborhood, it would be some slightly larger buildings with six-day stories -- 6-8 stories and other key points of activity. adjacent to exisitng tow -- existing towers would be not taller than the existing towers that exist today.

the open space program is fairly rich, and it is comprised of a series of new or redesigned the public and open spaces. you might think of a typical public open space that would be open to all, and have the sort of facilities that you might see as a typical rent part -- rec park. i mentioned the neighborhood commons. sort of your small scale neighborhood park essentially within a couple of blocks of every resident in the district. these would be activated by small-scale cafe, corner store type of activities. it would really be nestled in the neighborhood and anticipated

to be real social gathering spots. this is one of the major advantages of reconfiguring some of the streets is a creature -- the creation of the open space. it starts from the center of the neighborhood and goes down towards the southwest. it is a major feature of the hydrological system that is proposed on the site to help address storm water issues and create more wildlife habitat. as part of that, it would be the creation of an organic farm, where would be part of the proposal. moving clockwise -- counterclockwise around the neighborhood would be the athletic field. it would also be joined by the new fitness and community center.

juan batista circle would be landscaped to include a seasonal pond whose function is to collect water and filter it through the stream system as well as the landscape being a more functional open space. the plaza at the northeast corner he would replace the current stock on nineteenth avenue that the streetcar line stops at, it is sandwiched in the middle of the road and is a very dangerous condition that requires all the transit riders to cross 19 avenue of most of them not coming from the west side, the major generators. it would provide a much more generous waiting area and

provide a focal gathering point for these neighborhoods to come together. in the community gardens, between the towers, there are lawns that maybe not the most well utilized. the community gardens would be for residents to provide some sort of organizational structure to what is now relatively underutilized open space. i should also mention that these are public spaces. in addition to that, on every block, there's a be a seven- private courtyard for all of the new buildings. there is a residential open space requirement. the project sponsor also proposes to landscape all of the existing areas in terms of their

appearance and sustainability. the streets of them throughout the neighborhood is going to be redesigned consistent with the principles of the better street plan that you just recently adopted. the department worked with a project sponsored as the better street plan was being created to make sure that all of the new streets meet the most contemporary principles that the city has considered in terms of pedestrian standards and bicycle standards. this would more or less be the first sort of major implementation of the better street plan in the city. some things i have already mentioned, this is a major proposal of the plan. we would take the view that runs in the median of nineteenth

avenue, a state highway. he does see the photo that is up there. it is a very busy station, barely able to handle the capacity of the writers today. we all know how dangerous nineteenth avenue is to cross, and we would relocate its to the west side of nineteenth avenue. where the vast majority are having to come from, they don't have to stand in the middle of the busy street. there are other advantages to this realignment, and it does provide opportunities to extend the light rail, that is something that they are interested in as well as rerouting back towards balboa park as the light rail line does today. it opens up several opportunities and opens up the possibility of running short

lines as that of all the way to balboa park. it gives them more operational flexibility to run services in line with writer should patterns. there are transportation programs that are not necessarily street improvements or transit realignment. the project is proposing to supplement the existing service by providing free shuttles to the art station as well as stones talon. the transportation plan includes a very detailed facing system for how this system would be ramped up over time as the neighborhood develops more. importantly, the project would also be providing subsidies for every unit for transit passes. currently targeted at $20 a

month per unit in perpetuity. it helps encourage people to use transit and make it more affordable. the project will also be providing a transportation coordinator as you might see in other master plans to help coordinate all these activities. they will make sure that it will be a more seamless integration of the on-site services. in the project sponsor would help implement a bicycle share program in addition to whatever the city would be providing. around the project site of the major streets, and the project will be making a series of improvements that would essentially be every intersection three of the corridors. some of these are original proposals, some of them are

medications that are coming out of the environmental review process. all of them have been incorporated into the plan documents. the serve to improve pedestrian access on this very busy street and improved traffic circulation which currently has very few access points into the neighborhood from the surrounding streets as well as improved conditions for other bicycles. lastly, the utility system. the project is proposing to incorporate a storm water systems throughout the -- it was to redirect water flow and all

channels will be going through this treatment plant. you're familiar with other efforts to reduce the amount of water that we fall through -- funnel through our sewage treatment plant is necessary. -- if necessary. that way, reid did -- we reduce pressure on the sewage system. it is also within the city of's adopted -- city's adopted -- it has to do with things like flushing and irrigation. there is no plan, there would be

no mechanism -- without this plan, there would be no mechanism. it is sort of important for the long-term water usage of the city which is trying to reduce pressures, we use recycled water for non global services -- non- drinking purposes. it would supply the development with recycle water. and lastly, the renewable energy program, the project's sponsors committing to a certain amount of on site means. or in lieu of that, it has reached a series of agreements

to either pay offsets or provide that generation of site if it seems more technically feasible to build those facilities elsewhere. before turning to the development agreement, i would like to run through house of these components are incorporated -- commissioner moore: we have just heard a mouthful. we have been inundated with a lot of difficult things. i am almost at myelin that that has run so rapidly, i have to expend a lot of attention to it. i think we should reflect on

what we have, that is about as much as i can deal with tonight. for other projects like a number of dwelling units, it took us almost 10 years to understand the plan and come to a point where we are today. while i understand the pressure we're under, i also feel that this project, like any other project, we don't fully understand it. i won't appreciate what you have to say and won't come back with questions to you. i say that we pause for a moment and see what questions we already have. president miguel: weekend pause and take up any questions on what we have heard so far. >> we can do it that way. why not. a couple of things, these are just by ellen