[laughter] i think what i heard from all the other commissioner was this report has a lot in it. But you cant take the report by itself. Theres so many other reports that can feed in to give you a more accurate picture of what is happening on the ground, whether it is racial disparity, income by neighbourhood, all these different things. The capacity. So, it is really tying all these things together that we can actually think of a path forward or solution. A couple of other points besides that is, theres also commissioner johnson raised the issue of capacity when it comes to building up to the zoning potential. A Single Family home in rh2 is not desirable. This brings me to a statement, size does matter. The average size of a home in San Francisco is 1200 square feet provided by the department 12 months ago. However, we get these applications, not only are we underbuilding, but building a Single Family house in rh2, but everything that is 3,000, 4,000, 5,000 square feet is called public housing. If an average house is 1200 square feet, if you need 3,000 square feet to survive, youre probably smoking something because we can probably fit three units in that same space. Lets not look at units but the size of the units. We can get more units in if we make them more reasonable and we should be looking at that when were definitely trying to maximize the density. Lastly, two commissioner johnsons point, i completely agree. A lot of Property Developers are looking at their proformas. The risk is the rents are justifying the risk involved given the cost to construct. If they start falling, i hope we dont have a disincentive to not build. So, it is becoming a vicious circle. A vicious cycle. Thank you. On that question, the 4,000 units that were built over the past year, do you have a sense of when they were entiets ld . Entitled . Like it would be interesting to see kind of. Because we have faced this issue a little bit. There is the one side that says we need to bill. But it would be interesting to see when those were actually entitled. I dont know if you have any sense of that. Thank you, commissioner. We do have information as to what quarter theyre built in and the date of the entitlement as well. So, we can definitely get back to you in terms of how many are by quarter or by month. If theyre entitled, they were mostly entitled in 2012 or 2008. To me this report shows a couple of things. One, if you do look at that neighbourhood page where housing is being bill, over half is built south of market. That includes goes down to dog patch pretty much. So, not what we would necessarily think of as south of market and quickly drops to number two, which is the western edition which i sense is octavia boulevard and protons there and along market street. Going up octavia market and south bay shore which is close to the shipyard projects that are being done. It shows the planning weve done in the past is paying off. That is precome fanlly where the units are being built. Which i know were having growing pains with all of these plans. That is where we planned for it and i think that is where its appropriate that it goes so it is paying off. I think the commissioners question about the gap in affordable, that is real. The units as well as existing units are way out of price range for most folks trying to buy these and two work in the city. And you have to figure out what subsidies you can do for a. M. I. And state programmes that arent necessarily geared to subsidies associated with that. But its a real issue. How we build more Affordable Housing both at the lower income levels and in increasing that to about 150 of a. M. I. I think that is the biggest question that comes out of this. The jobs issue you brought up, i think the gap in your analysis is regional. And i think weve go to look at that regionally because, you know, it is gooed to see actually i was a little surprised to see there are other counties. Even though were out in front of most building housing. And its where you would expect. It is in alameda and santa clara so its around the san jose and oakland kind of central quarters and it is a where we should see it. San mateo, where there is a lot of jobs is woefully behind and gets o its to these bigger regional issues. We should be building the majority of housing along with alameda in santa clara because that is how transit information is built. Or at least we should be having the majority of jobs and housinging should be built everywhere. And that is certainly san mateo, there is tonnes of opportunity sites to build and housing in marin, also. It definitely gets out that regional question of how we can get more housing being built throughout the region. So thank you. I think this does lead to a kind of policy questions that i think notably the regional issues and Affordable Housing. [please stand by] [please stand by] [please stand by] finally moving forward with their big first phases, right . The shipyard, parkmerced, so we should effectively see several thousand units in those projects move forward in the next couple of years, and im crossing my fingers on that because i think its far beyond time, to be froank, that they move forward with some big phases on those projects. The second thing that i wanted to mention is the job balance report had information about how people cross commute between counties. We have it between counties, and theres pretty vast numbers of people who commute between counties. But whats, i think interesting about that is its constantly changing because people move their residences more frequently than they change residences. That whole thing is in a state of flux, because people are changing jobs so frequently, and in the my lennial generation, their preference is milennial generation, their preference is to live close to where they work. Theres this constant maneuvering and job changing in our environment that was quite different than what it was maybe 15 or 20 years ago. Thats also causing housing numbers to change as we think about this housing and jobs issue. I do think that the regional issues are really important, and i was struck also by commissioner hilliss comment that essentially two thirds of the housing in the region are being built in three places, essentially, and sort of by design by also where the housing is being accepted. Commissioner johnson . Commissioner johnson hi, yes. So i just want to put a couple other data points behind this. I did a study on this job housing just a few months ago, and so looked at some census data, and looked at new jobs in the nine bay area counties actually exceeded new net migration. It just so happens that those jobs tend to be centered in just a few centers, both San Francisco now and also in the south bay, and its also the case that those people would trade smaller units with a with a shorter commute over a longer commute, so they are doing their best to move closer to where those jobs are. So i dont know that that should we should still have those policy discussions, but just in the context, its not people coming from mars to the bay area, its people in the bay area getting those jobs and wanting to live closer to work. And the other thing is San Francisco by far it has the most net in migration for commuters, so more commuters come from the nine boundary areas than any other bay area for jobs. You put on top of that i think its 159,000 people every day net come to San Francisco to work versus going out somewhere else. I guarantee you some good percentage of those 160odd thousand people would wish they didnt have to do that and would want to live there. So even though it is a regional issue, we should still continue to think about how we can continue the housing in San Francisco even as we put pressure on our other sis center cities. You look at mountain view, google has expanded their complex, so we need to continue to put that public pressure and be the leaders, but we still have a lot of net migration into San Francisco every day, but ill bet a lot of those people wish they didnt have to drive a car or cross a bridge or tunnel and just bike to work. Thank you staff. That will place us on item 10, the excelsior and Outer Mission neighborhood strategy, informational presentation. Commissioners, we have another new staffer to introduce you to. Rachel tanner started with the department in july of 2016, and as im sure you will be able to tell, rachel was born and raised in michigan, where she also attended the university of michigan, so shes wup of our rock stars. She directed a Community Based organization in her hometown for several years before she attended m. I. T. Where she got her masters in urban planning, and she comes to us by way of long beach. She started in religion and worked her way to Northern California so welcome, rachel. Im very happy to be here commissioners and share a project that im very passionate, my career since ive been in San Francisco. Im going to ask some sue sand saul from supervisor safais office can come forward and share a little bit about the presentation. Good afternoon. Supervisor safai sends his apologies for his absences. I do want to extend my gratitude for all of you. I want to thank Rachel Tanner and jose leivas from oawd for th their work. We look forward to continuing the conversation and happy holidays to the rest of you. Ill be sitting over there and hand it back to our dynamic duo. I also want to recognize jorge rivas whos here from the office of Workforce Development, as well as planning staff, james pappas and others, whos been helping us overseeing this project. Weve been really fortunate to have collaborative works from the office of economics and Workforce Development. If i can have the screen, please. So what were going to do today is really just Start Talking a little bit about the excelsior outer neighborhood, talk about the neighborhood strategy process that weve undergone to date, and next steps what you can expect to see from us next time that we come before the commission. So this is a map of the project area here in yellow. It is bounded by the 280 friday on the north and on the western boundary. It goes all the way down to the daly city boundary on the south, and on the right is mclaren park, and sunnydale housing projects immediately to the east. This area is almost entirely within d11. There is a little bit that is a part of district 8, but its south of the freeway, but we wanted to include it because geographically it makes sense as part of that area. In this map, you can see the orange line that represents where the compel yes, sir and Outer Mission commercial district is. It is one of the longest districts thats named in the city its about two miles long. It is mainly on Mission Street but also has branchs on geneva avenue, which is an eastwest route. In this next map on slide five, you can see the neighborhoods that surround that commercial corridor. The neighborhood boundaries can be a little bit fungible, i suppose, but weve worked with the neighborhood residents to come up with these Mission TerraceOuter Mission terrace a terra terrace and then cuyaga terrace. This is going to give you a little more texture to this landscape that weve just gone over in the project area. These neighborhoods have a really dynamic history. You can see in the upper lefthand photo kind of a photo from foote and allemany in 1986. You can see there was a lot of open neighborhood waiting to be developed. You can think early 1800s, turn of the last century, and then after the earthquake, developments started to pick up. We saw immigrants coming from all over the world to this part of the town. We saw a lot of italians moving to this area of town, and then, also subsequently immigrants from south america and immigrants from asian countries, so youll see theres quite a diverse array of folks that live in the neighborhood. The diversity is something that the neighborhood really embraces and is proud of and really wants to maintain, but it hasnt always been that way, so thats a little shot of a street sign, the excelsior district. The eastwest streets are named for countries, and the northsouth streets are named for capitals. Just to say that even though this neighborhood is very diverse, it hasnt been without its controversy and its challenges, but its still a very is vibrant neighborhood. You can see theres a plaque on Mission Street to jerry garcia. Youll find the house of former mayor rolle, and even the house when patty hearst was found all those years ago, so a very diverse neighborhood with a lot of San Francisco history. When you look at demographics, again, picking up on the theme of the diversity, youll see that 52 of the neighborhood is foreign born, versus 35 citywide, again, a lot of people coming to live in the compeller and Outer Mission neighborhood. Out of the 17,000 households in the neighborhood, 76 the families are family households, and you see a higher than average 64 of households own their home versus 36 that rent, which is a complete opposite of the city of terrific, so really pret San Francisco, so pretty awesome aspect in that regard. Makeup of the neighborhood, 20 households that are two or more races. Youll see 31 is latina and latino over that, and then, a lot of folks that are linguistically isolated. But do have to think about what does that outreach mean for planning, but what does that mean for their job prospects in the city if theyre not able to speak english. Age direction in the neighborhood, you know, a good number of people in their middle age and also seniors, as well. Moving onto the slide about income, you can see that the household and Median Income trail the city average, and then, going all the way over to the right, youll see the education, so 46 percent of the neighborhood residences have High School Education or less, compared with 26 citywide, and youll see on the other end of the education spectrum, youll see that 27 have a college and education degree, versus 21 citywide. There are a number of bus routes that crisscross the neighborhood, and you can see in the neighborhood of general he have a, there are many routes that intersect, so again, very busy, transit rich neighborhood, but within that, we still see a lot of challenges. You can also see in yellow the high injury network, so that talks about where people are having vehicle and pedestrians and bicycle collisions, and you can see the dots where there have been fatalities. We think about public institutions, also very wealthy neighborhood. You can see in blue the schools. There are about 12 private, public and Charter Schools around the neighborhood. An array of parks and recreational facilities, a library, lots of parks and open spaces, about 15 churches and other religious organizations, that can provide some continuity as well as Child Care Centers right on the corridor. When it comes to housing, we can see theres a little bit of a boom of Housing Development in a neighborhood that hasnt seen a lot for a while. The yellow are developing housing units, and the 2 blue dots are 100 Affordable Housing development. We have about 900 units in the pipeline. About 500 of those are market rate, and almost 400 are affordable. When we look at the rest of the housing stock, we see about 18,000 residents about 90 is singlefamily homes. On the next slide, we see a little bit about the cost of housing, and so as you can imagine, the cost of housing here is also high, so even though its a high homeowner neighborhood, a lot of kind of stability in that regard, we still see very high median rent and land values. Rent of about 3800 a month, and you can see how thats affecting people. If we look at the charts, theyre about cost burden for homeowners, and cost burden for renters. So looking at these, we can understand how things begin to change or continue to change in the real estate network, with you can see that people are affected and will continue to be affected. Even though its an outer neighborhood, it still faces the same housing pressures that neighborhoods in San Francisco face. If you look at the table, it shows the affordable rental and sales rates for a family of four, so even at the low, the moderate and affordable rates, those rates are still lower than what the median rate is in the neighborhood so people will still be struggling to pay their rent. The neighborhood commercial district is a very vibrant and active place. If you havent been there, i encourage you to spend some time there. Youll find really a lot of foundational assets of a 20 minute neighborhood. Youll find cuisine from every part of the world. It also has essential things, like post office, laundry, dry cleaner, urgent care, things that let people do the things they need to do within their neighborhoods. Theres a lot of salons, a lot of car repair, and for some reason, a lot of dental and optometry businesses tend to be out there. It has some vacant spaces that weve loved to see filled. When we did our study, we asked people do they do most of their shopping on the commercial district, and about 35 of the residents said yes, so can we have a better mix of retail that fills in those gaps so we can have more people answer yes to that question. So a neighborhood strategy there we go really is thinking about what is the vision for the future of the neighborhood. How do we have goals that allow us to realize that vision, how do we Design Strategies that we can implement on the ground that will lead us to those goals, and the most important thing, implementation. We have lots of things we want to see, but what can we move forward to actually implement. This takes ideas from the Mission Action plan 2020. So a timeline of activities that were undergoing this year, its really starting with relationship building, meeting oneo