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 ideas given what you have presented. i am not saying i am not support of or anything. i would be cautious about the amount of space you have for farming. you have the stream area and you have the individual farms. i am not sure how practical that is. gardening is nice, but it takes time. i'm not sure how many of the residents will have time to tend to their gardens. if you provide a place on site, it is nice, but i wouldn't create a large open space for that purpose, because that might be a little unrealistic. i would use the space for, you know, if you can enlarge the athletic field, it might be more practical. there is nothing wrong with manicured areas that look nice. and in conjunction with that, i

noticed the distribution of the housing height, and we have the towers that are remaining. as he went through higher and that certain words nineteenth avenue towards eastern side, perhaps more townhouses or the western side. i would encourage if you don't overdo the acreage for open space in streams and urban farming, you used some of the land to have housing that is not quite as high because i think that what people really like is the town house concept where you have your own unit. it might even be as high as an individual unit, but you are self-contained. you're not going out a hole that you share with other people, and for sale properties, it is a more attractive situation. as you move through the

progression of this, i think it would be good to think about that, especially since you're saving all of the existing high- rises. it would be nice to put as many tout house type facilities as you can without compromising the number of units you need to build. i really like the idea of the -- of coming into the site there. that is a good idea, having it on the western side of nineteenth avenue makes a lot of sense. you might have to work something out if you're going to bring it across to the west. i am not sure how that will fit together, but crossing that often is risky, i think it would be a lot better that people trying to get on and off would be better if it is on the west side. finally, this is just a

commentary that has nothing to do with what you have presented. i don't think that is your property. somebody has got to talk to them. people don't know is -- that they have some of the lawn, and get the weeds out, it almost looked like some of our city- ellen the medians. you should be able to do -- city-owned medians. you should be able to do a better job than that. commissioner olague: 30 years to complete the project, right? i just wonder how this project is going to be phased?

>> there is a phasing that they discussed. there are not specific phases -- the anticipated schedule is that more or less, it is spread evenly and it will be a couple of buildings at a time. commissioner olague: i know that there is tough in the eir. >> i am the project sponsor. the phasing is somewhat in flux. we recognize several considerable constraints.

one is the commitment we made to them, before we tear down a home, there is a new home in place. in order to do that, what we put in is really kind of guiding how this goes together, recognizing the over twentieth years or 30 years, -- 20 years or 30 years, we can get in more discussion of the development agreement to provide protection so that what we're doing is proportionate in relation to the body so that at any point in time, if it stops for a year or two, there be improvements done.

those would be continued all the way through. >> that kind of helps me get a better sense. thank you. on the description, you mentioned parking. >> we are planning to go through the parking session in detail. but the purpose of running through this relatively fast was that it reminds the commission in broad brush strokes with the major components of the project are so that we can start an overview of the development agreement and you will understand how that is structured and how that would be implemented over time.

commissioner olague: there is always this kind of rhetoric about creating a transitory and the development. how do we mean that in real terms? not just rhetorical. if we are looking at the reduction of carbon dioxide emissions, i think that is what we are aiming for. is there a correlation between car ownership and all of these other goals that are being highlighted were prioritized or p -- highlighted or prioritized?

i am wondering does the department have any kind of policy papers that discuss how that relates to the reduction of the carbon footprint? how does it relate to all of the above? >> we don't have a specific policy paper on that exact question. we have addressed the question of parking and housing in the transit