as mr. kennedy pointed out, i do think it is student and young professional housing this is for. i want to be clear is much more of the middle income strategy affordable housing strategy than what i understand when i say affordable housing. the examples of veterans commons and edwards were brought up. they were built by non-profit developers. the prices of cubic are around 100% of ami. thinking of the rent in these buildings, it is my opinion it will be more geared toward students and young professionals. commissioner sugaya. >> i would like to reinforce that a bit. in the example, they were aiming at $1,000 per square foot.

that would require a substantial amount of money. interestingly in the daily journal of commerce article passed up, the highlighted part notes the rents are $495 to $650. then it says today there is no vacancy. the part that is not highlighted says it is no surprise developers have been raising rents. >> commissioner borden. >> i want to reinforce i think that is true. unfortunately occupying most of the multi-better housing is people that should be in these units. i do not suggest it is a strategy for a low income

individuals. i think this could be a great strategy for preserving the rent-control housing for those individuals. as a person who has lived many years with roommates, it would have been cheaper if i did not live with other adults. i can attest to the fact that i know the market is full of people taking up large spaces that are not families. i think anything we can do in that space is important. to the extent we have a challenge in developing a housing in this price point in this market, if this helps to do that, i support it. >> thank you. commissioner antonini. >> i agree there is the potential for foresail situations at the entry level for young people or people of moderate income could afford. like anything, there is a risk. it may decrease or increase in

value. you take that risk when you buy anything. i am not saying there is any reason to preclude that. i think that is a good opportunity to meet some of the housing needs we have. >> ok. >> shall me go back to item 12? -- shall we go back to item 12? item 12, requirements for housing preservation and production. >> good afternoon, commissioners. kimia with planning. the ordinance would initiate amendment to the planning code by adding article 5 to implement the housing policies and goals. before i give my presentation, i

would like to acknowledge someone here to explain the impetus behind the ordinance. >> good evening, commissioners. i am the legislative aide to supervisor elagi. the supervisor is not able to attend today. i am here to share some of her thoughts. this has been an important issue for her. her main concern is to keep families in san francisco and keep the population avers. she believes to do this is important for the commission and planning staff to have a strong tracking system to better analyze housing entitlements against goals. the city has many goals that promote production of affordable housing. this ordinance would help measure and better document house and franciscans are meeting this goal. . how sentences since our meeting

this goal. it helps to ensure all departments are responsive to the city's established housing goals. the supervisor feels comfortable with the proposed changes recommended by staff regarding putting this in the administrative code. she also agrees with the proposed amendment you will hear about later to have a geographic overlay specifically providing district updates in each of the categories. should also like to express her thanks to the planning staff who have worked on this, especially kimia, sarah, teresa, and ann marie. >> i will explain the way it is now in terms of reports and hearings. i will explain what the ordinance would mandate for these. finally, i will describe the

density proposals. currently, the department has three housing report. these would address most of the requirements published in the ordinance. some of these reports are not mandated and therefore might not be presented before the commission and public. these reports are the annual housing progress report. this mandated report covers our progress on implementing the housing elements. this evaluates our success in generating housing generated by a regional housing need allocation productions. it also reports on the status of housing programs and our efforts to remove government constraint. it addresses most of the requirements proposed in the ordinance. the second report we are already

doing is the annual housing inventory report. this report provides an annual survey of housing production trends in san francisco as well as a change in housing stock. while not mandated, the department has consistently done this report since 1967. the third report we're already doing is the quarterly project pipeline report. while not mandated, the department has produced this report every few months since 2003. the pipeline inventory is all pending developments that would add residential units. these three reports explain housing production and trends in san francisco in different phases. the phases of housing construction are important. certain points are required.

other reports cover the other phases of production. i can discuss these stages more if you like. the second part of my presentation is about what is being proposed by the ordinance. the ordinance would create a new article 5 in the planning code to house the new reporting requirements. it will provide -- recommends to provide a new attachment for case reports and area plans also referred to housing. this attachment would show the number of untitled housing units at different income levels. it would also analyze how this is contributing to words our projections. the third is the ordinance

proposes to provide the commission with a quarterly housing production report. this would contain the content of the attachment, which is also referred to as the housing dashboard. it proposes to provide an annual inventory that analyzes how trends advanced policies and goals. it will track entitlement trends for inclusion mary and d. the exclusionary and -- it will track entitlement trends for inclusionary and bmr requirements. staff generally supports the legislation. not all of our report ports are mandated. the department developed most of the requested report. the ordinance would add new information to existing reports

and codified the ones not mandated. codifying the reports for commission hearings would ensure the commission and public is informed on housing production and progress towards regional housing needs. staff proposes two major modifications to this legislation. first is to include the proposed law and the administrative code. the planning code is not currently include regulations on department reports. the advent code regulates reports. staff believes that is a better place in the code to house this new requirement. the second modification is staff recommends to include residential projects at any stage of the production process rather than just entitlements.

the proposal requires the number of entitled units to be counted towards meeting projections. as required by the state, only completed projects count toward arena projections. it may provide an over the optimistic projections of housing production. to better depict the true likelihood of housing production and better compared with projections, we recommend using the same marker as arena. thank you. >> thank you. any public comment on this item? we have two speaker cards. the first is dominate -- domin ique tan and hattie lu. any other public comment on this item?

>> peter cohen. we spent a lot of time on the housing element drafting process. l ++ elements the city has

had. it is nicely crafted. there were implementation measures at the back. number one would create what is number one would create what is called a dashboard, regular it is the best practice. we're institutionalizing our commitment. it is something we see we're holding ourselves to in our day- to-day practice. we're not here to tell the planning department how to work. we think these are compliments to how data is made available to the public, policymakers, and the board. on specifics, the mood to the administrative code makes sense. we looked at that. the section is where other monitoring requirements are being packaged. it seems an appropriate place. how are details suggestion is to title that in an intuitive way. we would suggest calling it neighborhood area plans and housing monitoring.

it is not monitoring planning. it is monitoring the area plans and housing elements. the various subchapters are specific to requirements. on the recommendations of changing the reporting requirements, there are two i would like to emphasize. this is not about things that come to you as a commission. we respect projects that make it to you are the important projects. there are a lot of residential development projects that do not come to you. as the city moves to eliminating requirements or discretionary approvals at the commission, a fairly large projects are being approved a staff level. [tone!] you will see a larger unit project that never comes your way. our suggestion is this one page summary report of how we're doing should be for every develop a project by guinness in size -- 5 units in size for the

public to review. putting an end to area plans and citywide is very valuable. -- putting it into area plans and citywide is very valuable. we can see how we're doing there. i think the staff may be in disagreement. thank you. >> thank you. any additional public comment? >> i am with the chinatown development center. i want to say from a regional standpoint, the san francisco adoption of the dashboard will be a great step forward for the region. we really need this. overall and in many cities, there is no way of measuring per development what the impact is and how it relates to the achievement of the arena. i think san francisco taking the lead is a great thing.

some of the conversations on a regional level is looking to san francisco to set the standard for all of us. thank you. >> any additional public comment? >> if you do not mind, i will jump on and on this. the director and i attended a little bit of a workshop related to the collection of this data, and who we are in the base of silicon valley where we can start to take data, utilize it, use it to make decisions, create maps about where areas might be deficient, not only for housing, but for senior housing, retail as well. i look forward to anything that brings us closer to that. some folks over at uc berkeley

really created a sort of a sense city where you were able to forecast what a city could be like -- sort of create a "sim city." commissioner antonini: my only concern is that this is interpreted in the right way. we have a changing population, as everyplace does, changing demographics ethnically and demographically, and we should not be trying to lock in the status quo of percentages of income levels and housing. we do have to reevaluate as there is a population change in income levels change your housing needs based upon those, and those should be done maybe

more often than every seven years, which i believe it is doing now because a lot of changes occur in a couple of years. if we are going to be doing this evaluation based upon a regional base line that is 7 years old, we should look at it to make sure it is current. that would be my feelings on this, but i think it is probably a good thing. i think that any new housing is good housing if it is appropriately billed, and even if we have a surplus of market- rate housing, this is a good thing, to have more. that is not something that we should be trying to talk or speak against. the idea of the pipeline projects and those under construction being both compared is probably a useful thing. sometimes too much information can get a little confusing

because there are approved projects that never get built, so there are projects under construction -- they do not necessarily always translate into projects. it is good to probably always have that information, but i have been very happy with what staff has done to date. i have never seen a year where we have not gotten the particular reports that this legislation is calling for, so i think it is not a bad thing to codify it, but staff has always done a good job. the other thing i will grow in as we are talking about the subject is san francisco being california's only city and county is unlike any place else in california, and this is a regional question. our needs assessment should be interpreted a little bit differently than almost any place else in california because we have such a constricted area and to try to meet these needs in a geographically 46-square-

mile area that is not going to get any bigger -- perhaps we need to be held to different standards because many of our work force come from outside san francisco and some of our residents work outside san francisco, so of rehousing is virtually in san francisco almost as much as somebody in the our mission. we just have to work with adjacent counties to try to make it as meaningful as possible, but i really liked the idea of this being analyzed, and we are really studying this over. i think it is potentially good legislation. commissioner wu: i am also happy to see these charts be attached to all the case reports. i want to thank staff for their hard work. i watched -- i think it was a land use hearing a number of months ago following on the report about affordable housing. the director said that in

addition to having the numbers, there is a need for a policy conversation also. i look at this in one extreme way -- can see that 138% -- we are at 130% of the goal, so an extreme way to use it would be to say we have enough housing in that category. i think, then, to me, the question is -- how do we start to build more housing in the other categories, and i think that is where the policy discussion needs to happen. i might suggest -- i do not have anything very structured laid out, but i might suggest the department start to write some policy papers. i am not sure exactly. i would like to have a continued conversation around coming up with ideas about how to fund

their real low and low-income housing more, what moderate income stock looks like -- i know it does not show up in these numbers because these often are about subsidized housing. just wanted to set the -- start that conversation here, to be continued. commissioner fong: any other additional comments? commissioner miguel: move and recommend approval with modifications. commissioner wu: second. >> on that motion -- commissioner antonini: aye. commissioner borden: aye. commissioner miguel: aye. commissioner fong: aye. >> that motion passes unanimously.

commissioners, that will place us on the last three items of your regular calendar, which will be called together -- 14, 15, 16, for environmental justice planning grant, update on the east community design plan, and the chinatown broadway street design project. a community-based concept design for the eastern portion of cesar chavez street that promotes safety, comfort, and accessibility to all modes of transportation. and the chinatown broadway

street design project to develop a community-based mission to improve pedestrian positions along broadway from columbus avenue to the broadway tunnel. >> good evening, commissioners. we are here tonight this evening to give you a brief update on caltrans' environmental justice planning grant. we received two context- sensitive grants. the goal of these is to develop an inclusive concept for st. design in certain communities of need. the goals include fair distribution of environmental burdens and benefits across communities affected by transportation projects. access to affordable transportation options, jobs, and employment opportunities, frequent transit service, pedestrian bicycle safety, air quality, noise control, and access to affordable housing.

the outcomes of these grants are intended to be a strong community vision, a design framework for moving forward, and a new street designed at a level that would enable the project to seek funding. the two projects for which we run these grants are the chinatown broadway street design and the cesar chavez east community design plan. we will give you an overview of each of these projects. an exciting aspect of these projects for us is the ability to form strong collaborations with other city agencies,

particularly with community partners. they will describe these partnerships in their presentations. with that, we will give you the informational presentations, and we are certainly available for questions when they are done. >> i will provide a brief overview of the existing conditions in eastern neighborhoods. these are two projects. the chinatown broadway street design project is in chinatown, obviously. this table gives you a brief overview of some of the demographics of these neighborhoods and the idea that these were considerations that inform both our community planning process as well as the design. in chinatown, we see a higher percentage of elderly

population, a higher percentage of people that walk to work and do not own cars, and where english is not the primary language spoken at home. cesar chavez borders bayview and potrero hill, which are differ neighborhoods, but overall, there is a higher population of youth and a higher percentage of people that have cars. if we look at land uses on broadway, we see residential uses, a bunch of affordable housing projects. there is also an elementary school and a preschool. a lot of neighborhood serving retail in particular on the ground floor, and a lot of visitors and tourist attractions. chinatown is a major tourist destination for the city and the region. on cesar chavez, there's a large housing project just north of the street. there is an elementary school and a lot of industrial uses.

the area just south was retained as our core pdr district. both of the streets are wide materials with pretty fast- moving traffic. broadway is a really important east/west connection, and we see cars moving pretty fast as they enter and exit the tunnel. as he is also a pretty flat street compared to neighborhoods around it, and that could be in terms of thinking about how the street is used. if we look at job as -- cesar chavez, it is also a wide arterial and a really important development that we will see. it is also a direct connection between two freeways, and it is also very flat. both of these streets have a variety of users and modes that use the street, and that has been seen in terms of figuring out how to balance out the priorities. we see pretty low bicycle used

in both cases. we see pretty high car volumes, particularly during the a.m. and p.m. peaks. very few people are actually working on cesar chavez, but that could be the existing condition of the street. on broadway, we see very high concentrations of pedestrians, and that is a key piece of the project. both of these streets are truck routes, so accommodating truck travel has been a component of the design process. i will dive into the chinatown broadway street design project. this is with three city blocks from columbus avenue to the broadway tunnel. broadway, as you know, is a former freeway connector, and when the freeway came down, the function of the street changed over time. over the years, a number of streetscape improvements project has been implemented east of columbus.