wants. the 28 acre urban agriculture park will be a farm that will grow food, have an educational component, a public park component, and will literally be a new type of public landscaped that i think it will catch on quite a bit in the coming decades and probably be replicated in many other places. along the molina, there is a multi-use bike facility and pedestrian, not. there will be integration with the expanded marine project, which will allow for the marine activities to function well. the open space plan also addresses the neighborhood, serving smaller parks that will make the neighborhood be a place for social activity.

it will vary along its way with different kinds of social gathering places. on the west side, the share of public with pedestrian street. they vary in size and are outdoor social living rooms that can be a place for people to gather and the part of the city. on yerba buena island, the majority of the open space will be managed under a habitat- management plan for moving invasive and nonnative species and improving habitat overtime. on the top of the islands is a park that will be a regional destination, i believe. it will have a program for informal recreation as well as to take a vantage of the view

and so forth. but is also a small part of of the causeway or the existing stairway is. i wanted to talk briefly about sea level rise. we have a few different strategies as we moved around the island. it is different conditions in new with the perimeter relates to the development. it basically has to do with the different between that. the first one is on the city side. these are two sections. the top one is what is being built initially. the bottom one is an illustration of how, even if we actually need to go forward to create even further civil rights protection in future, if it turns out it is necessary -- the

simple point i want to make is we have so much room in the open space that there is actually room for us to elevate the edge and give further protection if we need to in the future. i think that having a flexible strategy for long-term is the best way to go. certainly, at sea level rise protection now, but to offer more later. but this strategy on the northern water park and the wilds, that little future red burma -- berm is further to the right of the screen, which would allow and eventually -- and eventual title landscape. we have a lot of flexibility. lastly, i wanted to illustrate in this diagram that all of the green areas are the areas that are being implemented with the capital cost of this project and

being funded by this project. all of the open space plan is covered by the development funds that are part of this project. with that, i will end by saying that i sincerely believe that this is going to be a legacy of open space destination in this region, and i am really privileged to be able to work on this. >> if it is ok, we will just go through this and take questions at the end. next is infrastructure, and i have to convince -- confess i am not normally excited by infrastructure. this project made in a fan of infrastructure. there are interesting things happening on the island.

just the fact that it is a man- made and the development is going to stabilize the island -- we have stressed to is for c level rises, for storm water treatment that i think are all in to go to the project. much of what you will see today is in part of a 10-year planning process involving the fire department, etc.. it also lays out what the obligations are for developers. the obligated to build to the infrastructure plan, which will be approved by the various city departments. i will bring up ori eliahu, our consultant. but you get is all completely

rebuilt. >> good evening. i am going to discuss the geotechnical remediation aspects of the plan, and then turn it over to" for some other aspect of it. the island was created by placing fill in the 1930's over an existing sand shoal that was just to the north of ybi. you can see where the existing natural deposit was. it was overlain by the new dredged sand to create the island. the island was created -- i do not know if you can see the details there -- by a successive series of rock? the or placed on the bay bottom, and then upward from there.

the sand was placed in sort of a liquid form behind those various dykes. once they achieve the desired elevation, protective rock was placed on the outside of that. the figure you see there is from the original construction in the 1930's, subsequently 1987. another level was placed on the outside of that. generally, what we have in the subsurface conditions is about 40 feet to 50 feet of this sand filled -- fill. that is underlaid by the compensable material we refer to as bay nugget usually. -- as bay mud, usually. the left of the diagram is the

north end of the island. as you move northward, the thickness gets to be in excess of 100 feet up and possible material. beneath that, we have some very stiff claes that are suitable port supporting conditions. that is a cross-section of the causeway. we will move briefly to that. it is another indication that we have placed fill over some of the natural deposits there. after much worth -- work and collaboration with the city's review engineer and a distinguished panel of world- renown authorities, we developed the sort of ultimate mitigation concept which you see there. it consists of the perimeter protections which will involve by broke compaction -- vibrocompaction improvement all

the way to the clay. the book will be improved by mechanically than sit -- mechanically densifying the clay and subsequently placing a temporary surcharged fill to compress the clay beneath it. it is a two-step process which will involve some extensive drainage and monitoring, and that sort of thing. the techniques are very widely used, tried and true techniques that have been around for many decades. again, it is sort of a two-step process for the interior. the red or pink-colored strips you see are areas where we have adjacent structures, historic or otherwise, to be preserved. in those areas, we will provide

the by rote technique rather than the impact -- the vibro technique rather than the impact technique. the photo on the left is deep dynamic compaction. that is a fancy way of saying we are dropping a big weight from a high height. the bigger the toy, the more the fun. this compactor has a much shorter stroke. it is really only effective to about 3 meters or 4 meters, where as the rig on the left, we hope to get in excess of 10 meters of improvement. there will be a test program to prove all this out. this is the bible compaction technique -- vibrocompaction

technique. the rod is lowered and intensifies the sand behind it to a buy rating method. it is a matter of blowing it -- lowering it in and then withdrawing it. the companion technology is that as it is withdrawn, this is the replacement concept. the void space that is left behind is filled with rock. we do not anticipate a lot of need for this. there may be some need for it in the northwest corridor, depending on to future flexibility analyses. but it is our recommendation that overwhelmingly improvement would consist of either the ddc or the vibrocompaction. this is yet another technique which, in extreme cases where we

really need to improve sheer strength, we will actually replace some of the soil with a mixed soil cement mixture. i think that is it for me. i will turn it over now. and you very much. >> i have a couple of slides. there you go. just a couple of slides which get into the numbers of sea level rise. there is very little discussion one can have without getting into numbers. what this is is a range of crops. and we started working on the project about four years ago, there was for a little information in terms of studies coming from the scientific

community. what you see on the graph itself is at the very low and you see the historic measurements of sea level rise, which have been going up at about 8 inches for a century. as more and more recent data is becoming available, the studies were projecting higher estimates of sea level rise. the point of the graph is to show the large range. on the very right, if you look at 2100, the range of c levels that have been predicted go from 8 inches per century to 4.5 feet per century. a lot of the studies were reviewed exhaustively. based on that, it was very evident that the entire project, to peg it to one study would be

quite a risk. every year, there are higher numbers advanced being predicted. look at the most conservative number that is available far enough into the future. the number we looked at was about 36 inches, which is 3 feet of sea level rise at the year 2018. that particular range, in terms of planning, it gives a pretty good estimate of the level of risk the project could tolerate. the three components i have put into the table -- to build where the removal structure is high enough that they do not have to

be adjusted for the planning horizon -- one of the first things that came to mind was to start out with a project which would be behind levies today are in the near future. it was about something the project was willing to consider. the minimum numbers we looked at for the buildings itself were what the mets today -- what fema today calls base-level elevation. for the perimeter itself, and do not build the perimeter so high it would cause a visual obstruction, but leave room among the structures of the modifications should be made in the future. some of the adaptations of

possible for the different components of the shoreline. todd is quick to talk a little more about infrastructure plans and will get a little more into the adaptation measures and the funding strategy. >> i was going to run through quickly some of the infrastructure, some of the highlights, starting with what bill was referring to with sea level rise. when we started looking at grading and infrastructure and adaptive management, we wanted to get away from picking a number we were designing to create a system that was flexible overtime, where we could protect ourselves s. c. level rise science becomes better through the years. what we ended up doing in the new development areas, the new building area, is to be a community that could accommodate

up to 36 inches of sea level rise. in relationship to downtown san francisco, that is about 2.5 feet higher than the embarcadero. we are raising it from 12.5 at the lowest point up to around 15. that is higher than the current high tide. that gets the building areas out of the 36 inch sea level rise. around the perimeter of the island, because we have raised it, we need the perimeter for the adjacent areas. we will raise the perimeter areas to account for the highest combination. to accommodate a sea level rise of 16 inches. the benefit of also raising the interior of the island gives us thability to have gravity storm drainage systems that can

accommodate 100 year storms plus 16 inches of sea-level rise. we start to adjust the parameters and bring us up, like kevin mentioned. other improvements allow us to continually drain the island. that is our strategy. we think it is the right approach, combined with a project creating an assessment mechanism to fund the installation of those improvements. rather than stick to aesthetic number, it provides the funding and the ability to adjust as we go forward. we think it is the right design for the bay area, around the perimeter of the bay. it has been reviewed by bcdc, and they are in agreement that this is probably the best approach. these are some of the same slides kevin showed you, so i

will run through them quickly. these are the perimeter of the islands. the idea of raising them in the future as needed can be constantly adjusted. where we do not have the way runup for the room and it strains the existing facilities, seawalls and other areas can be constructed to protect against sea level rise. getting into the infrastructure itself, the infrastructure plan, for the most part, it will be replaced, starting with streets. streets will be reconstructed, generally in the same location, starting on the western side of the existing lead but structure. it would be retrofitted. the road that leads up to the viaduct would be constructed to city standards, and access onto the island would remain the same as it is today on the western side. on the eastern side, the

eastbound access ramps are currently being done by the new bainbridge project. we will change this to a one-way street heading down to the treasure island. it would continue to be constructed to the bay bridge down to ti. it would lead to access to the top of the park's. we would adjust the grade so they work well, but get rid of some of the button hook turns that are out there today. the cross-section of mccullough road -- and 1 foot travel line.

the combination bike path is 15 feet wide. cross sections here. the street grid will be replaced, becoming more of an urban grid. i know you have heard about the ankle street alignments to protect against wind and promote the sunshine and things. you have heard about that earlier. the infrastructure plan has cross sections for all of the streets of there. will work closely with the mta, dtw, fire department, the mayor's office on disability, and san francisco by coalition on the lips. booking at the intersections, working closely with the fire department, still providing things to shorten up the pedestrian crosswalks for the better streets plan.

we come to the ability to widen some, to allow the fire trucks to make those turns. also, looking at the utilities in the angled intersections, i will show how this fit in the angle of intersections, making comminations for all the different utilities we are right to have. recycled water, the potential for central utility districts, water system, sewer systems, storm drains. the mud to make sure mccann accommodate those layouts in modern intersections. the storm water system will be completely replaced overtime on the island, providing brand of pipes out on the island. the storm drain system will become more efficient.

we will create storm water treatment for all the storm water. we are combining treatment areas around the open space areas, providing storm water treatment that kevin mentioned earlier. the waste water system will also be replaced, including new waste-water treatment plants by the puc on the northeast corner of the island. in combination with the waste water treatment plant, there will be a recycled water plant constructed out there as well. on the flat area of treasure island, we have not extended recycle water up to ybi, because

the demand is not a great and the pumping facilities to get it up that high on the island it does not make sense to do. recycle water will also be used as a secondary source of water for fire protection in case of emergencies. the water tank will be sized to handle four hours of fire load, and provides the ability to fight fires if that access is cut off. the domestic water system is also being replaced. the existing service are the existing water supplies come to san francisco over the bay bridge. the roby new storage tanks, and new water supply coming from oakland, to be used only during emergencies. both of those systems on their own can handle the demands for

the project. we are also going to construct a storage on the island, 4 million down, in case of emergencies. the utility system will also be completely replaced on the island. all of these new sustainable ideas can be used for power as well. that's really what i have. thanks. >> thanks. just quickly, we want to give you an overview of how these improvements and the ones you have heard in the prior meetings get paid for. this structure is similar to what you have seen in other product areas, where we have to insure the project is feasible and the public benefits we are

proposing get billed and paid for. the little difference here is that negotiate an agreement with the navy, where we are making a payment to the navy for the island. that is about $55 million and allows the navy to protest pit in some of the upside. but the sources of funds are the typical once in every developed project. we have seen it in mission bay and the shipyard. there is an additional tax on land and improvement above the 1% typical property tax. there is a tax increment that bonn does, leveraged with private capital from our development partner. the way the numbers work out is that about a third comes from each source, about $500 million

from the private capital and $414 million from tax increments. here gives you a shot of what those costs are, the largest being the infrastructure cost, 3144 affordable and transition housing, and property acquisition costs from the navy. we also did analysis to show what the fiscal impact to the city would be. obviously, there have to be city services, police, and fire. how do they get paid for? is there enough tax revenue generated from the island to pay for those additional city services? we hired an independent contractor consultant to pick a

look at that analysis. this is what they show. at build up, there are revenues primarily from property-tax is, about $28 million in costs. we see a positive impact in buildup, but we see positive impact throughout the project. that is our presentation for tonight. we are happy to answer questions. that is the end of the presentation. president olague: i guess i will open it up for public comment on the first part of this agenda. is there any public comment? seeing none, public comment is closed. >> commissioners, before you now

is the request to approve draft resolutions to initiate amendments to the general plan, the zoning code, and the zoning map, but and republican hold a future don't hearing with the transportation island development board, currently proposed for april 7. there are three proposed resolutions. the first is proposed amendments to the general plan and the design for a development document. there is a resolution for proposed amendments to the planning code and the zoning maps, which would establish a new treasure island/yerba buena special use district, as well as a new height and bulk district. these new districts d