grade used to and from the site , site contamination and geologic conditions for the film major -- for the feel and nature of the park. the legend is long and it relates to the complexity of not only this project, but all issues that are pure 70 related. one thing to note in this slide is creating a park next to an active ship repair yard, there are some use compatibility issues. but we have and what -- working with the operator be a systems and understanding with the navigational plans are. it is highlighted in purple how the public would be accessed, alister and with the green dots.

we talk about the impact of sea level rise, the prevailing winds, site access. and another issue that may not be highlighted or clear on this, but along illinois street between 18th and 19th street -- 19th street is the southernmost street that cuts across into the shipyard. the great fluctuates at illinois and 18th street. it meets the street there, but at 19th street there is about a great difference. we need to look at how to design a park that is accessible from illinois street. another part of the analysis from the existing conditions analysis, and an issue that arose was the opportunity to look at some of the adjacent uses and how it impacts the site. crane cove park is directly adjacent to the existing boat repair yard to the north.

we talked about the boat repair operator, which is sf boat works, and the ship repair operator, bae systems, we had the idea of moving the boat repair yard from where it exists today to an area directly adjacent to bae systems. on the left is alternative one using the existing site boundary develop from the preferred master plan. alternative two is looking at taking the boat repair use, which is in the northern portion of the site in illustrated in blue and moving it to be directly adjacent to bae systems. as a part of this, there are several benefits to relocating the boat repair yard, which includes providing a buffer used between the ship repair operations and the park with a

more compatible used for restoration and the boat repair. opportunity to relocate along in the north street currently south of 18th street north of the east bookworks near the access point of the restaurant, and bringing more of the frontage along illinois street. improving safety and access to the existing restaurant ramp is offset from mayor oppose the street and is a dangerous condition for accessing -- from mariposa street and is a dangerous condition for accessing the restaurant. and it will eliminate an existing barriers to the waterfront. the boat repair yard is completely fenced off. there is no public access. moving it adjacent to the ship repair would make it more

accessible as well as increased access to the water's edge. the consultant team developed what they call project aspirations, which are a tool to allow designers and stakeholders to begin developing goals by expressing the desirable outcomes of the project. individual aspirations often conflict with one another, but as you move into the development phase, you can establish what criteria are more important and what could eventually become project goals. the project aspirations were broken into eight different categories and are in the outline in attachment d in the staff report. and finally, to the concept of what we are at today, each concept had several elements in common. these common elements include

adaptive resources, interpretation of the site, shoreline cleanup and protection, facilities to support human powered boat access, and an extension of 19th street, which will provide not only access to the park, but will take truck traffic off of 20 the street and provide more direct access to the ship repair operations. that benefits not only crane cove park but multiple benefits across the peers 70. -- pierre 70. -- pier 70. vehicle parking, approaches to handle contamination with the environmental feasibility study , and sf rap, which you heard

about from carol prior. those development sites along illinois street as well as other development sites south of 19th street and at the 20th street buildings. alternative one, which is illustrated here today, tells you to keep those existing resources primarily from the world war ii era that left there. this includes the former realize that crisscross across the site. as well as the cranes and other remnants that still exist. the park boundary remains the same as identified in the

preferred plan. the new 19th street is a pile- supported structure that provides a little bit of focus. and sea level rise is accommodated by maintaining the site where it is accepting the condition that as c level rises, the site will be inundated at certain times -- as the sea level rises, the site will be in a bid at certain times of year. it will allow interpretation and evolution of the sites rather than just looking at what exists today from world war ii. it looks at the history of the site and how it was built and used overtime and how they rearrange themselves and are reconfigured between the various war efforts and shipbuilding efforts. the historic uses that to replace -- that took place were

on the water's edge again. access to the site would be accommodated by an expanded entrance along terry françois boulevard as part of an existing access point for the restaurant operation as well as expanded -- an expanded area along illinois. 19th street would be brought up rather than piles supported. water access would be accommodated through a softer shoreline edge able to accommodate human powered vessels. and sea level rise would be addressed by the 19th street been brought out in elevations of the portions of the site would not be inundated at peak storm events in the future.

the next steps are to develop concepts for each of the concepts. the next step is june 1st at 5:30 p.m. and then report back to the commission regarding the concepts that we have heard it and get additional direction and and ideally address the council planned later this fall for implementation. with that, i'm available for any questions. >> public comment. corinne woods? >> corrine woods, co-chair with the central water advisory group, which started 12 years ago as did peter 70 the advisory

group as recovery would get something done then. simon, your project is not the longest. we have had one community meeting about this concept for crane cove park. it was well received. there are, of course, people who want to look at specific pieces. the human-powered boat group wants to work out what potential conflict there might be with ship repair operations so that we can have human-powered votes in the park. i think there is tremendous support for moving the boat repair operation around the corner. that opens up a potentially wonderful view from mission bay park across the street.

we would love to have you guys weigh-in. are of course, money is part of the problem. it could cost $1 million just to rehabilitate the crane. so we are going to need that next bond badly to make sure the project gets finished but we are very excited about it and hope you will join us in supporting it. >> thank you. is there any other public comment? commissioners, questions? >> you may have said this -- bae and the boat operators -- they are ok with looking at the possibility -- >> yes, we have spoken with both tenants. we spoke with a general manager of bae systems.

they were open and receptive to investigating it. bae, in fact, shared with us the facts and they liked the idea of the location being moved because they like the idea of a hand uninhibited access to their park where there is a lot of security, access issues. they thought the boat repair facility, which is not as intense as theirs but is compatible with ship repair and open space, would be a nice, transitional use. >> approximately how much do you think that would cost? >> i would love to get back to you on that. [laughter] >> if it is advantageous to bae, is there a chance they would help from that aspect of it? >> i would let them discuss it.

noaa the complexities of their sight, the cost to maintain the structures that they have, it is something that we want to look at in terms of the long-term operations of that leasehold. depending on what the costs are, it might be something where we need to work with the operator to also determine what their long term plans are for the existing boat repair yard. if there is a need to relocate it were the concept proved to be feasible, it likely would not happen as part of an initial phase anyways, based on current funding we have, but we can hold the sites for that use and better articulate the phasing of it and then work with them on a long-term solution on how we could allow that to be -- to occur, so that it is mutually beneficial. >> isn't there another interested stakeholder for city?

>> that is part of our outreach, too. we have been meeting with both city and odi on the development of the existing conditions and constraints which have been conducted to date, some of the design and thinking about the condition that are out there in the park. they are obviously key stakeholders that we will be working with brought the planning and design process -- throughout the planning and design process. >> when do you think you will have the numbers, the feasibility? >> we hope to have preliminary cost estimates prior to june 20. we are working on that now. i can try to get back to the commission prior to that. the first part of this task -- the first phase of the work is to develop a master plan.

we estimated as part of the budget of the pier 72 budget planning process, about $20 million. potentially as high as $30 million. we want the consultants to really think outside the box, think about how much funding we can raise through general obligation bonds and other sources, but not bootstrap them too much, recognize that we will need to phase the project. we will come up with preliminary cost estimates based on these alternatives. >> my concern is i do not know if we want to spend $20 million to $30 million on a park, because we have so many other pressing needs. i want to tear out the feasibility of it and the cost for everything, before we take off. of course, everyone will want the best project, but can we find it, with all our needs? >> we will be developing cost

shortly and can get back to the commission on a framework of where we think the cost ranges. >> thank you. >> i would like to add, i understand you explained the differences and alternatives, but it is hard to envision. as we get closer to something that we can really look at, i would physically like to go out and see. it is hard to look at this and understand what it looks like. >> more than happy to bring any or all of the commission out there at any time. i am happy to coordinate it, any day of the week. i am out there often. too often, probably. >> thank you. >> item 9d. informational presentation on a

proposed design for teatro zinzanni related to a proposed lease of a portion of seawall lot 324, at the corner of broadway and the embarcadero. >> good evening, commissioners. the port's leasing manager. i am here to give you a presentation on the proposed design for teatro zinzanni. following my introduction, mark miller will speak. he is the principle of mk think, the principal designer. the staff presented the lease for teatro zinzanni which was formally at pier 29. the new site is seawall lot 324 at the embarcadero and broadway. staff at the meeting explained the design is under refinement to address the historic preservation guidelines found in the northeast waterfront historic district.

at the february meeting, this commission expressed interest in having the opportunity to comment on the proposed design early in the process, well in advance of the staff request for approval of the lease. at this point, i want to bring up mark miller to walk you through the design. >> thank you. nice to see you all today. i am pleased to update you on a project that we originally brought to you on the 23rd. the and dances and modifications

have to do with input we received from port staff and the city's historic preservation commission, all of which have been in informal contact, but as we have been searching how to best provide the project to be in accordance with urban criteria designed and historic preservation carbide's. the proposed approach is trying to look of two elements. the festive character of the program and the interim nature of the facility by focusing upon the tents with the facilities has diminutive and a discreet as possible. you have seen this in the package, the festive nature of what goes on inside teatro zinzanni comment as i believe many of you are aware. now i want to get to the urban criteria and how it is formed. this is an exploded metric of the site. the design approach to the

program elements as related to distant parts. modest scale pavilion sit on a three-foot pace that rests on the existing parking lot. there are no considerable foundations or disruption to the ground except for a few utility requirements. we are holding everything done by weight. the centerpiece is the historic peace, the focal point for the composition comment on the inside as well as from the urban criteria. we're introducing a secondary tent as the pre and post- function space. also reflecting the interim nature and tied together the design and material with the historic 10th. excess restructure's will contain all of the support capabilities. we have also advanced it so that the tense it's been three pocket parts as it meets the urban landscape introducing green and smaller scale appellants, where it wilindividuals meet the stre.

talking about the architectural features, the tents are the historic forms. the tent at the center rises to 32 feet. it tapers to around 16 feet at the edge, including the tent. the tents will be clad primarily in patterned fabric. there will be a glass facade element facing the embarcadero. everything will be patterned fabric. we are facing the embarcadero. you get a sense of the interior theater to my left. the character of the tents in the middle show you the fabric. on the right, we are using inspiration from the ticket booth, and historic carriage,

making its way into the ticket booth to my right, the start of the support buildings. as it approaches the public domain, this one has more character. primary drop-off will be on the broadway side here on the right side of the image. you can see the red trim on the tent. the historic spiegel tent is the prominent element in the middle. you can see the facets that it is around. on the left, behind the trees, as we move west along broadway is the beginning of the support facilities which are about 10 feet sitting on a three-foot base, and a wraparound to davis strait. on the bottom, you can see a photograph from the residences on the south side of broadway. you can see there are four large streets on the ride and two or around the corner on davis. you can see the four trees

aligning with our structure from an elevated point. davis street is on the top and loading it is a recessed dock area. on the bottom, there is a facade in the parking lot itself. much of this will be shielded by cars. this shows the building on the broadway and embarcadero corners and the three pocket park areas. to the top, the broadway entrance. as we swing around to the corner of broadway and embarcadero, there is a deck that is accessible from the pre and post function spaces. on the bottom of the drawing, which happens to be the north, is where the ticket booth is, as well as pocket park. what i would like to touch on briefly is the historic context. project relief respects the historic district as well as context of the tent itself, broabringing these two things

together. i want to express our intent and how that relates to the current condition denver want to go. first, respect of context. this is a 100-year-old historic tent. what is also exciting, while an historic artifacts made contemporary, it is also relocatable in nature. we are very proud of that. we are able to do that without a permanent impact to the site. so we believe we can take the historic character forward and leave opportunities for something to happen in the future. two, the compatibility of use. the creation of community and visitor functions and a corresponding functional lot, it is in accord with all the planning recommendations, built on the heritage coast. scale. teatro zinzanni's facilities

are full of human-scaled facilities. with 14 feet on the perimeter buildings, the tent peeks at no more than 32 feet. we believe this reflects the pedestrian scale of the 19th century vintage coast which we are trying to recall here. so that is what we're trying to do. >> commissioners, regarding the next up of teatro zinzanni, i wanted to outline those. we expect to go to the waterfront design committee in june. we expect we will be going to

the historic preservation commission sometime in late july. there is also out reached to neighborhood groups that are necessary in we anticipate coming back to the commission in the fall of 2012. that concludes my presentation. >> is there any public comment? commissioners? questions, comments? >> jeff, a quick question. are you expanding of its capacity in this configuration? >> no, the tent capacity, i believe, is 375 persons. i'm sorry, i try to expand it. 285 persons.

>> thank you. >> so this is a tent that will be restored, and existing tent. >> there are two of them. one in seattle, formally at pier 29. i think there is some refurbishing of the floor but it is an historic tent. teatro zinzanni does not own it. it is owned by a family in belgium. they have to fly over here to install the tent, put it down, so, it must be a family heirloom. >> and as you said, parking for the 280 people, some of it is on site and in a newburgh area? >> we would expect most of it to

be on site. typically, if you have the number of persons and you are expecting two people will come together, no solos, we would expect 100 cars, which could fit in the adjacent lot that we have also. pretty comfortably. >> no further questions, i guess. thank you. >>item 9e. informational update on status of port infrastructure work, tenant relocation and other port obligations under the lease disposition agreement in preparation for america's cup events in 2012 and 2013. >> good afternoon, commissioners. special project manager representing port staff. this is the first of a series of staff updates to the commission about implementing the america's

cup, through the events in 2012 and 2013 consistent with the least disposition agreement and the form of a new lease the commission approved. this is an intra divisional update. we have a staff in all of port divisions who are contributing to the effort, and today, joe from the engineering division will update you on the schedule of capital projects the port is undertaking with respect to the america's cup. ed burns is here to talk about the schedule for the pier 27 cruise terminal and the brandon street wharf. joe, your slide is first, actually, so if you could come up. >> thank you. good