rose, the board of supervisors budget analyst and found it fiscally feasible and will make that request tomorrow and next week. this presentation today has many parts and we will be moving back and forth between presenters who are experts in the various aspects of this project. a brief outline. we're going to be -- i will first talk a little bit about the public outreach to date and proposed. diane oceana will talk about development around port development at this site. justin from a and e comwill give overview of the proposed project. peter albert from mta will talk about the transportation assessment that is going out in the embarcadero right now and inform the environmental review process if for this and we will discussed fiscal terms and feasibility

analysis and the framework that informs that and then we will conclude with a few words from the warriors who would like to talk a little bit about what this project really means for the city and for the port, and finally we willing asking to you extend some of the deadlines in the exclusive negotiating agreement to allow us to negotiate a comprehensive term sheet which we hope to bring to you by april of next year so with that as mentioned there was a advisory committee formed for the port and from that committee there are three tracks of workshops that have begun or soon to begin. we are doing transportation workshops to talk about challenges in the south beach, mission bay neighborhood, some of which are -- due to

existing conditions and ones that are potentially created by the additional activity here. we are moving forward with neighborhood quality of life workshops to look at ways in which a permanent funding stream and free standing entity can be created to work with neighbors, merchants and stakeholders in the vicinity to address concerns around increased development and activities, and then we are about to embark on a design workshop for sea wall lot 330. while the design for the arena i think has been very much embraced and has a lot of momentum moving forward there has been less time spend on the development of the sea wall and we would like to engage the public in a workshop to look at

possibilities and options for that site. so just reviewing the time line a little bit. the announcement of the proposed project was made in may. in august the cac was r was formed. we have had four meetings to date and talk about water trust and overview. a meeting in september in which the transportation assessment framework was described. a second meeting in september to talk about design policies and the approach to design at the sites as well as a presentation by the warriors around their urban design sort of philosophy. that was followed in october where the actual project design for the arena was first unveiled and the findings of the fiscal feasibility report were reviewed there and the next meeting is december 11 which will

encompass in part workshop report backs and including a report of the sea wall design workshop. this is just a calendar of the workshops that are -- that have occurred and the ones to be planned. we will have a transportation workshop on december 4. then our next neighborhood quality of life workshop and this after the holidays. there are no other workshops between now and the new year. with they would invite diane up and give a little context for the development of the site. >> good afternoon president and members of the commission, members of public. i am diane with the ports, planning and development division and as part of the orientation for the cac and the general public we did do a broad overview of the policy

context and some of the design framework for the project site starting with the waterfront land use plan which you know is the port commission's master plan for the seven and a half mile waterfront. it was originally adopted in 1997. it's been updated occasionally based on various projects that have come through, and its primary objectives are to reunite the waterfront with the city, but incorporating these features that are in the slide to maintain and give priority to the diversity of maritime industries that call san francisco home. we actually have probably the most diverse portfolio of maritime industries in the united states ports, and to integrate that with an expanded open space plan recognizing that the waterfront

is becoming more of a public recreation and open space access for the city at large which really gets integrated with mixed use development sites that are identified within the waterfront land use plan, and in carrying out this planning process originally there was another advisory group that was created that recommended a plan to the port commission at the time. the port commission in 1997 approved that plan and upon approving the plan then the port also then went to work with the planning commission and the board of supervisors and mb dc to outline the policies appropriate for the waterfront with the city's planned policies for the waterfront and to align the various jurisdictions and to try to give careful and

consistent focus what should be happening along that waterfront. as i mentioned there are mixed use development opportunities that are identified in the land use plan, and the bryant street opportunity area is one of those within the south beach area consisting of pier 30-32 and sea wall lot 330. during the plan process it was always seen as an opportunity to create these mix use maritime developments that brought new opportunities for expansion and improvement of maritime uses with a mix of uses that would help to finance the bill taking of our piers, create a new mix of activities that would draw people out to the waterfront, and also we coordinated that with the open space plan. that's also promoted in the plan so the wharf project that was described to you was distributed

conceived as a package for benefits of open space and activities that promoted our maritime uses. at the time the water front plan was being contemplated we look at accessible land uses on every port parcel and for pier 30-32 there is a menu of uses which includes assembly and entertainment uses as being allowable, long-term uses as long as retail and other activities in support of this mixed use development concept. the waterfront plan also does contemplate sports facilities in portions of the waterfront. at the time the plan was approved the ballpark site was actively considered as one of the sports facility venues along the

waterfront. pier 30-32 wasn't specifically looked at at that time but as part of the project and overall package of approvals the port commission and others will contemplate that arena use and other activities that are proposed. this site also in the context of embarcadero historic district, the national register historic district, is the only pier that is really outside of the boundaries of the historic district but adjacent to the historic district. there was a recognition there was an opportunity to do something architecturally unique and different in this stretch of the waterfront. the strength of the historic character of the architecture kind of weakens so the plan does call out for a fresh look at new architectural endeavor in this area, and

across the street on sea wall lot 330 the waterfront plan has a basic concept of promoting inland development that really takes its cues from what is happening adjacent in the adjacent neighborhoods and districts so it's a mixed use residential use hotel and commercial uses is typically something that is contemplated for the sea wall lot north of base channel and with that we provided the back drop for the cac and the public. it designed the form process that the warrior's team has gone through and i would like to introduce justin mccann with the design team to walk you through the design of the project itself. thank you. >> good afternoon

commissioners. my name is ms. mccann. i am with ae comas as diane mentioned and i will go over the design and the development proposed on piers 30-32 and sea lot 330. i will show you our initial concepts. there will be a lot more design to happen but i will walk you through our proposals for the development. ae com is a global engineering and architecture firm in san

francisco and here for years and working in collaboration with others for this project. bill crocket is the head of the practice and leading the architectural effort for the project. some of you maybe wondering what the name snow hitter mean. it's the name of a mountain in norway and craig dikeus has named the firm after this mountain. i believe he climbs it every summer. he sends his apologies and isn't climbing this week and couldn't make this presentation but will be here in the future and they do really beautiful and highly regarded cultural and arts performing venues amongst other types of buildings, so when we started the project our clients, the warriors, challenged snow hitter and ourselves to think

how we could connect the city to the water and do that in an inspiring way that could create an iconic destination for san francisco so we took inspiration from craig's work with snow hitter, and this is what -- of course what you see right now on piers 32- 30 and difficult to get on the pier and 900 feet away and quite a walk to get to the end of the pier. this is the oslo opera house designed by craig and snow hitter. this is an interesting building. it's an icon for oslo. the community loves it. they may never go to a opera but there enjoying the activity to the water and what

encircling this building and wraps its way up as well. this is a view from higher elevation and the public can walk around and get spectacular views across the city and you can get down and touch the water as part of this development and in some ways we took inspiration of this and how could you connect the community to the water in a creative and iconic way? then we also started out by thinking about the site conditions appreciating the opportunities and the constraints that exist at this part of the waterfront, and there is some very interesting contrast. to the north the piers create much more urban everyone to the north and then you see the bridge and the sheds and the city behind.

it's a more shaded side of the pier as the development is under taken. to the south in contrast a very beautiful small section of the bay here that abuts the embarcadero and the park and this is community oriented, a great opportunity for an active community recreational edge. you can see in the red square at the top of the plan proposing to keep that existing element. you can see the water marked tower on sea wall lot 330 in blue and the blue color encompassing here and the piers 30-32 and indicating from the beginning we looked at this in a holistic way. this indicates the typical relationship you have along the

waterfront when you look down a pier. you typically take the long view down to the water and this is something that occurs here, but there is something that occurs on 30-32 which is unlike any other pier and that's this very spectacular north south access that you view access that you experience as you walk onto the pier and spectacular view north up to the bay bridge so this shapes the way we approach the site planning for the development. this is an early diagram that appeared in the press in the spring of this year. it was before we started design for the project but it actually illustrated how a typical development on a pier might occur and you can see in blue the indication of the event arena and the orange for the mix use and retail development and in the dotted lines that is how

views are gained along piers, along the san francisco waterfront, long views along the edge of the pier. but what we did in taking into account the full range of different opportunities we decided to actually move the arena around, tilt it around and reinforce the spectacular views and you will see in the site plan how the distribution of the different elements is. so this is the site plan for the development and i will present this in more detail in a minute, but the overall arrangement here you can see the venue located in the southeast corner of the pier maintaining public access along at ground level, and i'll show you that in a minute. can you

seat very generous areas of plazas and tiers up to a height of 50 at the highest and 35 feet where you enter into the arena. you can see retail pavilions next to the embarcadero and then across on sea wall lot 330 you can see the proposed new development of two towers over the top of mix use development under a podium. now, this is a sketch, rendering that we prepared to show how the arena -- this iconic event venue for san francisco would be viewed relative to the city cad and you see the buildings in the town town area scaling town to the waterfront per plan requirements and can you see the main arena

at the end of the pier, and in the foreground you can actually see the ballpark. this is a closure view. can you start to see the arena and event. >> >> facility in more detail here and how it wraps around, how public access actually wraps around and up the building. you can see the plazas and all publicly accessible and people to gain a spectacular view of the city and you can see the retail pavilions bordering the embarcadero, now if you're walking along the embarcadero warking north this is a view next up to brandon street park and illustrated in green. of course it's not the final appearance but representing that area and you will see how approaching from this side you have this fantastic broad plaza

and terrace plazas that lead you up into this magnificent views back to the bay bridge, and this is a rendering showing some of the character in early design thinking how the sowrj edge of the pier could be treated. we see this as a fantastic community gathering place, soundy, wind protected, with the opportunity to gain access into the water, and the opportunity also for biofiltration and storm water management so there is tremendous potential here for multiple uses of this area. this is a view if you were walking south from the -- along the embarcadero having just walked around the bay bridge. to the left there you can see part of the pier 26 to 28 pier shed building, and then you

could see high dive and reds in the middle of this image and you can see the retail pavilions two to three stories high and similar in height and replicating in form the character -- in form the existing pier head buildings. these are not yet designed and they will of course start to take on a lot more character as they became designed. you can see the arena in the background just to the left. so just looking at more detail in more detail at the plan this is again the site plan at a larger scale. you can see here in more detail how the southern edge is treated with the opportunity to step down into the water and have human powered craft enter the water at that stage -- at that point. the opportunity for biofiltration. the very

generous public plazas -- actually more than 50% of the site is publicly accessible area in these terrace plazas around the arena and around the retail. can you see the two retail pavilions and you can see the arena, and then on the left-hand side of the embarcadero here on the western side you can see how saw wall lot 330 is laid out. you have the water tower in the corner and propose two more towers and residential and hotel and podium at the same level for the water mark tower scpurnd the podium there is a mixture of retail and office and parking. now we know that there is a lot of community concern and interest in the towers and i

just would echo the cac -- the notice that we had earlier for the cac workshop on november 20 and that is a great time to get into more detail on these -- on this side of the development. you can also see at the top of sea lot 330 is a green area and where we capped the development back in able to achieve a direct and generous public access along main street back to trans bay and be able to give people an area to flow out and on to as they crossing bryant street. now, on this ground floor plan, so this is the street level plan for the development. i will just give you a little more detail on the uses, particularly the maritime uses. so starting at the top of the slide you can

see in gray the reds -- reds restaurant and next to that in pink is the proposed fire boat house. to the north of it are three tie up points for fire boats and to the right of that a ferry landing location as well, so we see this northern edge of the pier as being very active maritime use. the eastern edge of the pier we are starting the feasibility for a deep at vessel berth and we know the port is interested in that opportunity. along the southern edge you can see here again active marine edges, guest docks for boats to dock at, water taxi, and then the step plaza

that meets the water reaching around to brandon street wharf park. can you also see here in blue the arena interior at ground level and part of the bowel of the arean a you can see two of the practice courts. >> >> and -- and the best part and could be developed for a range of different flexible uses which we will work with the community on develop ideas for that. the yellow is the retail and you can see here as well we have brought the retail, stuck it back and wide in the street edge at the embarcadero at that point

and allow people to move up and experience the site to achieve these beautiful views. for public access these are some of the major categories of public access. as i said a great deal of the site is available for the community to use for a variety of ways and you can see here these are depicted in different colors depending on the purpose -- everything from grand stair and the step ramp and the

amphitheater that leads you up into the event plaza that takes you into the main entry at the arena at level 35 and event lawn that steps up spot bay over look area and potential out door theater at plus 50 and can you see the entry plaza and the biofiltration on the south side. and this is a detail of the arena building itself showing two things. one, how the community access and public access works right at the pier level. you can see that area of the pier that wraps around the side of the building and that provides access minimum of 25 feet wide and it's actually much wider among many parts of the pier edge, and you can see

that and there is another idea to create ramp access walk for public access that will wind up around the perimeter of the arena and lead you up ultimately to a view derk up on the roof of the arena itself where people can get a spectacular view at that level and over the top there is a concept how we think that part of the roof may have additional shelter and weather protection for that viewing plaza on the roof of the arena, and this say rendering that shows how that transparency of the arena could be realized. this is a view taken inside so people at a ticketed event you can waked around and enjoying the transparent and the views out, and also people walking around the public walk way can actually see in as well and can you see that on the right-hand side of the rendering, so

really spectacular opportunities for in door and out door viewing activity. we started to study in great detail access and connectivity to the development and this diagram here just depicts the proximity to different forms of public transportation. you can see how close the site is to the building to the north. well connected to muni in the south and trans bay and cal train and water access by fer and he water taxi so with that all of that in mind we are looking at more detail of the site circulation. this shows how bicycle and public walking is proposed to occur and you can see here in