the buildings of that scale create the right sense of comfort and intimacy. there will be more sensitive uses a, there might be key issues. and some key blocks south of the freeway. we are not proposing any height changes in the historic district. the predominant height that you see from harrison street to the south and southwest is 130 feet. we feel that it is sort of an appropriate scale and the kinds of commercial buildings that are characteristic of the south of market and the mission bay down

town, where we have the larger commercial buildings, that is the kind of building we think is appropriate. nor are we trying to replicate mission bay, but really create that particular to south of market. there are a few concentrated know that we would propose along the southern end of fourth street the both marked the stations had a transition towards mission bay. we want it immediately opposite the train station. and bring down the 200 feet and lower. it is slightly higher heights in

particularly southern parts of the planned area. the alternative is by and large, allowing a few additional side stability to hundred and 60 feet, particularly along the southern end of fifth street. you can see on the maps, changes that are occurring.

>> just speaking of fabric, there are a lot of key elements that we need to be particularly mindful of. the first is historic resources. the historic resources in the plan area, the south of market survey was completed in the last year or two and has done a very comprehensive job that surveying almost all of the plan area. much of it overlaps with the district plan. there is a small area just to the west that has not yet been survey. the survey will be done to fill the remaining gaps. the preservation staff has done a pretty thorough path through the finding of the surveys and have identified where they feel

are the top priority resources in the district that we have to focus our efforts on protecting. and the historic merit of of buildings were we have contemplated resounding might have development pressure cut on them by the reasoning put forward. what you see there, a number of parcels shaded and dark green. there are 14 scattered around the map. that is what staff feels are the primary resources and we can give you more information at a later date if you are interested. we would also be proposing an expansion of the south and historic district. adjacent to the existing south and district which seems more to include in that district.

in terms of encouraging preservation, we started to talk about expanding the transfer of development rights program to this area. it seems like the right approach. in terms of the logistics of how much it could be bought and sold, we think is appropriate technique to apply to this area. maybe some of the historic buildings are lower in scale than the heights otherwise might suggest. allowing it to be sold seems like an appropriate path forward. there was also concern about the consolidation of small lots and consolidating the existing fabric. we look forward to some controls that would encourage or prevent

-- we have identified a number of bloc places where it will be particularly relevant and to propose their be a conditional use in certain design criteria and what can be consolidated in the future so that we continue to have a mix of larger, smaller, and medium-sized buildings where we don't end up with a situation where the fabric is lost in the future. they can be broken up in smaller increments. as i mentioned, 85 feet is the general street wall high in this area. where we think that through, working with many prototypes and other examples, buildings of this scale the feature upper stories set backs and sensitively incorporate buildings.

through a series of setbacks and other performance requirements, buildings of that scale can fit in the context nicely. we are continuing to analyze and go over the details of these controls and resources issues and other aspects of the regulatory controls. in the fall, will be publishing a standards document that will address both the design guidelines for sites that are adjacent to transit stops had deserved a focused luck. additions to existing buildings, there are his third buildings as well as those that are borderline historic. they ought to be preserved and if we can set some guidelines to what can be added, we hope to have guidelines along those lines.

and really nail down the design controls and standards. between the combination of land use and height changes, there is potential for substantial growth. existing in the planned area, they are in the northern half of the largely built around a downtown. office space or other states -- space, there is growth potential under existing zoning. this would be largely in the northern half of the plan area, about 6600 housing units. the changes we would be proposing would add potential for an additional 6000 housing units and space for an additional 30,000 jobs in the southern part of the planned area. we do have to address the public

realm in terms of streets and open space. we did a lot of analysis of existing sidewalks, we adopted the better street plan. those are sub-standard sidewalk with. the better streets plan would say that 15 is the preferred the sidewalk with. there are a lot of and the sexes with close crosswalks, so there are some major pedestrian challenges, particularly around the freeway that we need to address to make this a walkable district. there is a lack of open space. there is essentially no public open space west of south park in the area we are looking at rezoning and accommodating substantial growth.

it has been identified as the eastern neighborhoods plans. earlier, leading up to the march workshop, we put together a framework and identified a few key areas that we would focus conceptual design efforts on. we did find areas to focus on. aside from the open space opportunities, one of the core principles is to make sure that all of the streets -- a plan for better standards for and best -- a pedestrian environment. we have support for these ideas from the community. one of the things they asked us to focus on was more pedestrian crossings, and to look at the bicycle that worked to find a way to our event had a bicycle work in this area that is quite sparse when you look at the map.

people feel that it needs to be augmented. the plan would move forward and review a number of situations industry changes. they are streets that -- like many other streets, they are also dominated and have many sidewalks. they play a very important regional role in that system. we're proposing that they analyze a widening the sidewalk incrementally by removing on- street parking and not analyze capacity changes. we're working with the mta to analyze the circulation system to see what changes we will be able to look at in the future to

further address the capacity of those streets. their streets that we're looking at it much more detail. brandon street would have a complete street treatment, widened sidewalks, bicycle facilities, at some reconfiguration of two lanes in each direction. third and forestry as well, the plan will look at capacity reduction in order to widen the sidewalks. as well as adding facilities and improving on-street transit networks or the mta thinks it is warranted. including all the way west to eleventh street, there are already proposals for full sun and howard street.

there are two-way options and 1- way auctions. -- options. and the full length of south of market from second all the way to eleventh, we need a little bit of funding analysis. we hope to secure the rest of that funding and keep it in the scope. in terms of open space, there are a number of open space opportunities in the planned area we're looking at. the one i will talk about a second is the potential part we think is possible by bryant and brandon. we're also advancing in the plan the number of community generated ideas that came out of the community benefit the district streetlight plan that

they put out how believe about a year ago. there are a number of open space opportunities that we are incorporating in our plan and will include in the environment to review that includes open spaces on any street that is an alley of mission street that includes industrialization of the valley and the park site that we think is really an exciting opportunity on this block between fourth and fifth is the quarter of a block that has a lot of growth opportunity and at the center, unfortunately, has a lot of owned by the public utilities commission that as a street light yard and more or less an open parking lot. we feel that the repurchasing of this property and to moving the street light yard to a more appropriate place in the city is something that we have looked at.

we have been in conversation for a few months already and we're optimistic we can work with them to make something happen here. like south park, this will be a real jewel of the south of market protected from the traffic and all-around with small alleys and an opportunity to create a park with adjacent development. part of it is really engaging with other city agencies and stakeholders to look at opportunities, to take advantage of development happening in this district to do something of a district scale. there certainly are city-wide programs and buildings the civic programs, but very resource intensive and much longer proposition to do things at a city wide scale.

there would be many facets, public realms. but the energy and water and waste programs that we have been focusing on, there is an interagency working group that will help form including to the department of the environment, the department of public works, we have a meeting about the district for a few months about and has been taking some important steps forward. at this point, the district team feels it is important to start reagin private property owners and development of his and other interested community members to perform what will be called the sustainability management association. that is something created by cities in portland. it will create a steering committee, if you will.

there is a meeting planned for august 16 that is going to be held at noon. we have already put out announcements for that inviting the community, and stakeholders will learn more about the district and hopefully bring key players for this management association. last is the funding implementation for all of the aspects of the plan. of capital improvements that include streets and open spaces as was the programmatic aspects including affordable housing, work force development preservation and sustainability. we created this matrix to show how we have been talking about meeting these needs from potential sources. there are planned revenues and requirements. there are and will continue to be this area covered by the

eastern neighborhoods impact scheme. we would continue to perpetuate that, but the eastern neighborhood structure has multiple tiers based on what kind of zoning laws adopted will probably have to add a fourth because we are considering rezoning a little more intensive than in the eastern neighborhoods. in terms of affordable housing, like with a thick neighborhoods and properties that were industrial only and would be allowed to do housing and other issues, we will also apply to enhanced inclusion their requirement for all of those properties. that would be able to do housing in the future. hosts we have done some initial

calculations. we believe there is the potential to raise between 130 and $200 million. the public realm program of the area would cost somewhere in the order of 110-$120 million. we think there is potential to generate a surplus of furred not just this immediate plan area, but the broader south of market. there is general economic benefit costs to see the general services the would be demanded verses the tax revenue and others that can be generated. we think there'll be a surplus of $600 million over 20 years from the revenues generated vs. the cost. that concludes the presentation. we're entering the environment

to review phase and we hope to have consultants on board by the end of the summer so we can start in earnest in the fall. everything you have seen will be part and parcel with the product description analyzed. we hope to publish an actual draft plan document that contains the information we presented in a full narrative and a policy framework. we're happy to answer any questions. we have lots of background documents and everything available on our web site for anyone that wants to see more, including the presentations made to the public workshop last week. >> opening it up for public comment. the speaker cards? >> mr. president, members of the

commission, i was struck listening to the last presentations between the items nine, 10, and 11. you mentioned that it was more of a mixed in, and a mixed use neighborhood, and more entertaining part of the city. what we're hearing today from the strategy in the central quarter plan combine what we know, there is no question that mid market is becoming a mixed use and a mixed income neighborhood. some of the small businesses and restaurants will stay. there will be cheaper restaurants for residents, and the collective bargaining agreement will bring focus resources of the most vulnerable residents. but the challenge you have is how to employ that what you heard in the central market economic strategy, a policy to

prevent displacement. the most likely vehicles are the converging existing housing. there will be diverted into condominiums and student housing. through condo conversions and what you'll be talking about of the next item, but these uses themselves are not bad. it is a good thing not only for its own right but it reduces the pressure to convert existing residential. the mean either new construction or converting commercial buildings to these uses. but if we cannibalize the existing housing stock, we're going to displace thousands of the most vulnerable families and seniors. you have a lot to say in how we can incentivize new construction had discouraged the conversion of existing housing. a small example was what you heard a minute ago.

preserving the smaller buildings that often house the smaller residential buildings in the alleys. and we will talk in a few minutes about other ways you can discourage the conversion of existing housing. >> in the afternoon, commissioners. i came here for the next item but can't resist the opportunity. a couple of observations. if we are genuinely serious about preserving small lots because they contribute to the character of the neighborhood and the quality of life of the residents, it is probably going to be startlingly unsuccessful in the long haul unless there are some very, very strong criteria established of fraud. i would urge you to go towards a

band of the merger is if you are serious about preserving small lots. it sounds good, but i have seen a lot of them turned down on a lot of topics as necessary and desirable. it is an incredibly weak and a flexible standard. the second thing i want to raises a point of concern, the removal of space in this city for light manufacturing or for manufacturing and production. everyone knows manufacturing is no more in this country. at the civic center, phillips's marketing one of their bulbs at a higher price because it is made in the west. i talked to another lighting company based in the city where the manufacturing plant is, and they talked about their partnerships with companies up and down california and how that

is valuable. i looked at the various high- tech industries in the bay area and the need for small-scale the manufacturing to do prototypes. finally, i looked at some contractors i have been working with. these are folks that really like working with their hands. they do a fine job and are extremely skilled. this is not a laborer that comes in off the street that once a but. there is not a lot of space for craftsmen because there is not a lot of space for skilled manufacturing for creative manufacturing. it is a real opportunity for san francisco. i know that it really cuts and a property tax revenues because housing is so much more valuable. but having a range of job opportunities in the city that

gives people with different interests and different skills employment opportunities has immense value to the city and is an incredibly strong contributor to the broad quality of life. i don't hear that considered in these discussions were manufacturing is leaving so we will convert manufacturing space to housing and offices. dodgem good afternoon madam president, mr. president. i have a third-generation san franciscan and i remember when markets tree was a place where families would go to the shot and do everything. i recently traveled over to barcelona. they seemed to have worked out a problem, if you can buy and how

both of these projects, you could take all of the streetcars and everything, transfer and then between mission and howard. turn market street into a greater growth from as far west as you wanted to go. another thing, when you guys are talking about them, you missed the boat. it is too expensive to do business here and no one can afford all of the things that the city has put on these people. take a different look at look at the future where this can be something that would draw world wide attention, a place where everybody would congregate. >> good afternoon, commissioners.

three minutes to try to explain all that is wrong with the central corridor plan. how can i do it? i will try. the central corridor is in search of our problem. forestry is already developing into a neighborhood commercial corridor as is often the case with no help from the planning department at all. high-tech offices are finding plenty of both in south of market and financial district without needing to cannibalize existing service and light industrial space. the central corridor plan represents the spread of downtown offices and high- density residential into an area of totally alien and the incident of this culture. this office of boma unjustified

and unquantified is another example of our planning department and jumping onto a bandwagon long after the train has left the station. the result is overinflated property values causing the displacement of thriving, successful uses it in favor of some ephemeral onslaught of twitter and the sales force. and have you checked the value of your facebook stock today. production, distribution, repair jobs. jobs, jobs, jobs. the wax eloquent about the importance to the city during the easter neighborhood process. to reduce potential as placement to reduce potential as placement from the eastern neighborhood,