no later than 2500 new units is when they must commence construction. we don't anticipate this happening very soon because of the lengthy permit process. we have given ourselves seven years to pursue this. let me be specific about what that means. we have two years from the effective date to design a simple -- submittal. it will include the proposed realignment that you have all seen. remember that slider earlier, the west side alignment? in the aero across to link and eliminate the second crossing the so-called fly-over? we submit that proposal as well to underwrite costs of that so little. on the very front end, we look at the terms of development and to the developer must participate. finally, in the event that the project was proceeding in the original realignment is moving forward, we also found projections. we asked the developer to first construction elements that would benefit tier five and the proposal. we deferred construction of those tale ends. and the yellow crossover of you have seen that comes across nineteenth. we have the ability to req

the argument that there will be more usable open spaces by increasing the density by 500679 new units and new parking spaces and increasing the number of units from 3000 to 8900 is beyond absurd and illogical. you cannot argue of fact and statement goes beyond physics and mathematics. the city and developer arguments will be thrown out of court if there is a legal challenge. how can they -- >> they givank you. >> thank you very much, commissioners. [applause] >> i have 10 copies of the 10- page letter i have written about the agreement. i would like to give it to you. it breaks my heart that the architect's drawings are sitting on the floor. >> they will be given to us. >> i want to be sure that you look at them. good evening. i am a san francisco resident. i am a commissioner on the sentence is the rent stabilization board since 1984. -- on the san francisco rent stabilization board since 1984. i am also a redevelopment and affordable housing attorney in private practice. i represent numerous public agencies and non-profit housing developers throughout the state. relocation law is on

what about the tenants that want to stay in the existing housing but don't want to move into a new unit a couple of important things, they are allowed to stay in that rent-controlled unit. they remain in rent-controlled in perpetuity until they are demolished. they don't get to remove rent control restrictions. if there is a delay, the replacement building is built in the market falls out. we have another great recession. the developer has to maintain that building. that is subject to zero rent- controlled provisions. that existing tenant who chooses, i don't want to move into that unit and i love my garden. i want to stay here until the end, so to speak. they can stay in that unit until the demolition permits for the building is issued by the city. the developer cannot force them to leave. the developer has the full permits issued. the stop leasing other units and the developer cannot be leasing units while he tells the tenant who is hanging around to scram. they have to stop leasing units and finally, the developer has to deliver a 60-day notice that is the rent board standard. 60 day

with 5000 679,000 new units, relocation of light rail, new retail schools and traffic improvements, the task of discerning the impact laws is overwhelming. a final evaluation hurdle to account is the 20-year phased deployment of various project components. our parish committee consists of several experienced developers and environmental assessor's employed by government agencies in the area. the committee has attended over 45 meetings regarding the project. we have also held many meetings for the interested members of our parish to discuss their concerns in private. after all our analysis, discussion, and efforts, even a pair -- st. stephen's parish supports the new development for the following key reasons -- the relocation of light rail to the west side, addition of traffic signals in 19th avenue and seven adjacent intersections, high level of green building technologies employed throughout the entire project, and a retention of rent control units and the addition of new affordable housing units. thank you. commissioner miguel: thank you. [applause] am i good evening, commissioners. i

there are explicit policies about the rental units that the encourage the construction of new rental units. there are policies regarding demolition, except where projects that would provide replacement of those units, particularly a net increase in the number of units, and this project is proposing to replace the existing rental units with units on a one-to-one basis. there is no substantial net increase in the number of units built on the site based on the reconfiguration of the site. i will touch on a portable units right now. -- on affordable units right now. we have made efforts to create new, affordable housing, and to build it in all neighborhoods, not just concentrated in certain neighborhoods. we want to make sure all parts of the city help to achieve our goals. this project will, at a minimum, me to the existing inclusion mary housing requirements in the planning code. the project has agreed to provide 1/3 of their required units on site. projects have the option to build on site, off site, or elsewhere. they would build at least 1/3 on site. that would amount to a least 271

speaking of traffic, 5700 new units that according to this plan, they are going to be environmentally friendly and so forth, and that is commendable, but any environmental gains realized by this project will be completely wiped out just by the massive size of this thing. it will be huge, and the traffic is already gridlock on 19th and lake merced boulevard. i invite you to drive by any night with all the residents trying to get in the same place. finally, second to last, just the face of the residents had chains. so many students are living here side by side with seniors, and they want to party because they are young. three weeks ago, there was a big party i woke up to a 5:00 in the morning, and it was still going on in the building across the street from my house, and there was a fight in the window. what -- parkmerced cannot even manage the residents we have now. there is no way. i would invite you to look behind you. this is the only home i have never known. it is not a frat house or a dorm. it is my life and my livelihood and all i have. thank you very much. [applause] >> good eve

each of these new units will have its own washer and dryer built in. new casework, finishes, new windows, state of the art. this will be built not at one time, but over a period of many years. therefore, the latest technologies are available as we progress. they will be available for incorporation. in the ego unit, -- eco unit, you see a monitor or a dash board installed. you can see energy being consumed throughout your unit, my kitchen, water consumption, etc. you can see where money is going and where you are consuming, and where you can conserve. this is one of the most effective ways to reduce energy consumption. other obvious things will be done will be to incorporate low- flow fixtures to minimize water consumption, as you perhaps remember. the analysis showed we can reduce water consumption by over 60% for a dwelling unit as this project moves forward as implemented. part of what gets us there is low-flow fixtures, as mentioned. this is a view of the kind of kitchen that is anticipated. energy star, low-energy appliances will be part of it. the

if they are to be preserved, it would be a huge job in comparison to creating new units. the development agreement sets of the situation where it can proceed at its own speed. the way the development committee is set up, when they perceived with development they can proceed with respect to replacement units and transportation improvements and that kind of thing. >> i guess i was asking for other examples, trying to get a picture of what this will look like. >> i think it is important, because it is tremendously flexible. on the part of the developer, i can understand. it is certainly advantageous to the developer, and i am trying to understand how that impacts the city itself and what that means in the long run. you do not have to answer that. it is too late. maybe we will ask that next time. on to the development agreement, you are not proposing to pose any other revisions through the holidays, are you? i can safely go through draft 3 if i have it. that is about all i have. i thought last week's meeting was unusual but kind of a refreshing change from the way we do busin