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Executive Summary Conditional Use

HEARING DATE: JULY 7, 2016 Date: June 30, 2016 Case No.: 2015-006143CUA Project Address: 2755 McAllister Street Zoning: RH-3 (Residential, House, Three-Family) District 40-X Height and Bulk District Block/Lot: 1168/040 Project Sponsor: E.E. Weiss Architects, Inc. 21 Corte Madera, Suite 4 Mill Valley, CA 94941 Staff Contact: Alexandra Kirby – (415) 575-9133 [email protected]

PROJECT DESCRIPTION The applicant proposes to demolish a one-story–over-garage single-family house and construct a new three-story-over-garage, three-unit residential building on the subject lot. The new development would include one (2) three-bedroom units and one (1) four-bedroom unit. The proposed residential building would be approximately 8,000 gross square feet (GSF) and 40 feet in height. The proposal includes three off-street parking spaces. The proposal requires a Conditional Use Authorization pursuant to Planning Code Sections 303 and 317 to allow demolition of the two-story, single-family residence located in a RH-3 Zoning District and a 40-X Height and Bulk District. Pursuant to Planning Code 317 (c), “where an application for a permit that would result in the loss of one or more Residential Units is required to obtain Conditional Use Authorization by other sections of this Code, the application for a replacement building or alteration permit shall also be subject to Conditional Use requirements.” This report includes findings for Conditional Use Authorization in addition to Demolition Criteria established in Planning Code Section 317.

DEMOLITION APPLICATION

NEW BUILDING APPLICATION

Demolition Case Number

2015-006143CUA

New Building Case Number

2015-006143CUA

Recommendation Approve w/ Conditions Recommendation Approve w/ Conditions

mailto:[email protected]

Executive Summary CASE NO. 2015-006143CUA Hearing Date: July 7, 2016 2755 McAllister Street

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Demolition Application Number

2015.04.23.4462

New Buildings Application Numbers 2015.04.23.4455

Number Of Existing Units

1

Number Of New Units

3

Existing Parking 1 New Parking 3 Number Of Existing Bedrooms

2

Number Of New Bedrooms

10

Existing Building Area

±2,768 Sq. Ft.

New Building Area ±7,992 Sq. Ft.

SITE DESCRIPTION AND PRESENT USE The project site is located on the south side of McAllister Street between Willard Street North and Arguello Boulevard, Lot 040 in Assessor’s Block 1168 in the Inner Richmond District. The project site is within an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk district. The project site currently contains a two-story single-family residence constructed circa 1909. The project site is approximately 24.5 feet wide and 137.5 feet deep, containing approximately 3,370 square feet.

The subject building was determined not to be an historic resource by the Planning Department on November 11, 2015 (Case No. 2015-006143ENV). SURROUNDING PROPERTIES AND NEIGHBORHOOD

The project site is located in the middle of the block-face flanked by buildings on either side. The adjacent building to the east is a two-story-over-garage, six-unit apartment building constructed circa 1963. The adjacent building to the west is a three-story-over-garage, four-unit building constructed circa 1909. The subject block is characterized by two- to four-story buildings of mixed architectural styles and periods. The buildings on the subject block vary in density from single-family residences to small multi-unit buildings. Golden Gate Park is located one block directly to the south. The surrounding zoning is a mix of residential zoning districts, including RH-2, RM-2, RM-1 and RH-3.

ENVIRONMENTAL REVIEW The project is exempt from the California Environmental Quality Act (“CEQA”) as a Class 3 categorical exemption.

HEARING NOTIFICATION REQUIREMENTS

TYPE REQUIRED PERIOD

REQUIRED NOTICE DATE

ACTUAL NOTICE DATE

ACTUAL PERIOD

Classified News Ad Posted Notice

20 days 20 days

June 17, 2015 June 17, 2015

June 17, 2015 June 17, 2015

20 days 20 days

Mailed Notice 10 days June 27, 2015 June 27, 2015 10 days


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The proposal requires a public notice per Planning Code Section 311, which was conducted from February 8th through March 9th, 2016.

PUBLIC COMMENT Section 311 notification for the Building Permit was completed on March 9, 2016, and a request for Discretionary Review was filed by the owner of the adjacent property to the west (2759 McAllister Street). The DR was later withdrawn following minor alterations to the rear façade to improve the privacy and security of 2759 McAllister.

The Department has received one letter in support of the proposed project; no further public comment in support of or opposition to the proposed project has been received.

RESIDENTIAL DESIGN TEAM REVIEW The request for demolition and new construction were reviewed by the Department’s Residential Design Team (RDT) on December 2, 2015, in accordance with the Residential Design Guidelines. The RDT requested modifications to the material selection and ratio of solids to voids on the front façade. The Project Sponsor modified the project accordingly and RDT supports the project as proposed.

REQUIRED COMMISSION ACTION

In order for the project to proceed, the Commission must grant Conditional Use Authorization as the project proposes to demolish a dwelling unit pursuant to Planning Code Sections 303 and 317.

BASIS FOR RECOMMENDATION The Department recommends that the demolition of the existing single-family residence and the construction of a new three-story-over-garage, three-unit building be approved. The project is consistent with the Objectives and Policies of the General Plan and complies with the Planning Code. The project meets the criteria set forth in Planning Code Section 101.1 and 317 of the Planning Code in that:

Although the project would result in the loss of one two-bedroom residence, the existing building has been determined to be unsound per Section 317(d)(3)(B) of the Planning Code, as demonstrated by a soundness report prepared by a qualified structural engineer and reviewed by Department staff.

The replacement building would create three family-sized units, two with three bedrooms and one with four bedrooms, for a net gain of two dwelling units and eight bedrooms.

Per the Rent Board’s records, no tenant evictions have taken place at the subject property.

Given the scale of the project, it would have no significant effect on the existing capacity of the local street system or MUNI.

The proposed building would be consistent with the size and density of the immediate neighborhood and intent of the RH-3 zoning district. The project is therefore an appropriate in-fill development.


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Although the existing structure proposed for demolition is more than 50 years old, the Historic Resource Evaluation resulted in a determination that the existing building is not a historic resource (Case No. 2015-006143ENV).

RECOMMENDATION: Approval with Conditions

Attachments: Block Book Map Sanborn Map Zoning Map Aerial Photograph Site Photograph

Exhibit Checklist

Executive Summary Project sponsor submittal

Draft Motion Drawings: Existing Conditions

Environmental Determination Check for legibility

Zoning District Map Drawings: Proposed Project

Height & Bulk Map Check for legibility

Block Book Map Health Dept. review of RF levels

Sanborn Map RF Report

Aerial Photos Community Meeting Notice

Context Photo Public Correspondence

Site Photo

Exhibits above marked with an “X” are included in this packet AK _______

Planner's Initials

AK: G:\Cases\CU\2755 McAllister_Executive Summary.doc

www.sfplanning.org

Subject to: (Select only if applicable)

Affordable Housing (Sec. 415)

Jobs Housing Linkage Program (Sec. 413)

Downtown Park Fee (Sec. 412)

First Source Hiring (Admin. Code)

Child Care Requirement (Sec. 414)

Other

Planning Commission Draft Motion

HEARING DATE: JULY 7, 2016

Date: June 30, 2016 Case No.: 2015-006143CUA Project Address: 2755 McAllister Street Zoning: RH-3 (Residential, House, Three-Family) District 40-X Height and Bulk District Block/Lot: 1168/040 Project Sponsor: E.E. Weiss Architects, Inc. 21 Corte Madera, Suite 4 Mill Valley, CA 94941 Staff Contact: Alexandra Kirby – (415) 575-9133 [email protected]

ADOPTING FINDINGS RELATING TO THE APPROVAL OF CONDITIONAL USE AUTHORIZATION PURSUANT TO PLANNING CODE SECTIONS 303 AND 317 REQUIRING CONDITIONAL USE AUTHORIZATION FOR THE REMOVAL OF A RESIDENTIAL UNIT. PREAMBLE On June 2, 2016, Earle Weiss (Project Sponsor) filed an application with the Planning Department (hereinafter “Department”) for Conditional Use Authorization under Planning Code Sections 303 and 317 to demolish one-story–over-garage single-family house at 2755 McAllister Street within an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District. On July 7, 2016, the San Francisco Planning Commission (hereinafter “Commission”) conducted a duly noticed public hearing at a regularly scheduled meeting on Conditional Use Application No. 2015-006143CUA. On November 23, 2015, the Project was determined by the Department to be categorically exempt from environmental review under Case No. 2015-006143ENV. The Commission has reviewed and concurs with said determination. The Commission has heard and considered the testimony presented to it at the public hearing and has further considered written materials and oral testimony presented on behalf of the applicant, Department staff, and other interested parties.

mailto:[email protected]

Draft Motion CASE NO 2015-006143CUA Hearing Date: July 7, 2016 2755 McAllister Street

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MOVED, that the Commission hereby authorizes the Conditional Use requested in Application No. 2015-006143CUA, subject to the conditions contained in “EXHIBIT A” of this motion, based on the following findings: FINDINGS Having reviewed the materials identified in the preamble above, and having heard all testimony and arguments, this Commission finds, concludes, and determines as follows:

1. The above recitals are accurate and constitute findings of this Commission.

2. Project Description. The applicant proposes to demolish a one-story–over-garage single-family house and construct a new three-story-over-garage, three-unit residential building on the subject lot. The new development would include one (2) three-bedroom units and one (1) four-bedroom unit. The proposed residential building would be approximately 8,000 gross square feet (GSF) and 40 feet in height. The proposal includes three (3) off-street parking spaces. The exisitng residence was determined to be unsound by a qualified engineer and Planning Staff.

3. Site Description and Present Use. The project site is located on the south side of McAllister

Street between Willard Street North and Arguello Boulevard, Lot 040 in Assessor’s Block 1168 in the Inner Richmond District. The project site is within an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk district. The project site currently contains a two-story single-family residence constructed circa 1909. The project site is approximately 24.5 feet wide and 137.5 feet deep, containing approximately 3,370 square feet.

4. Surrounding Properties and Neighborhood. The project site is located in the middle of the

block-face flanked by buildings on either side. The adjacent building to the east is a two-story-over-garage, six-unit apartment building constructed circa 1963. The adjacent building to the west is a three-story-over-garage, four-unit building constructed circa 1909. The subject block is characterized by two- to four-story buildings of mixed architectural styles and periods. The buildings on the subject block vary in density from single-family residences to small multi-unit buildings. Golden Gate Park is located one block directly to the south. The surrounding zoning is a mix of residential zoning districts, including RH-2, RM-2, RM-1 and RH-3.

5. Public Comment. Section 311 notification for the Building Permit was completed on March 9,

2016, and a request for Discretionary Review was filed by the owner of the adjacent property to the west (2759 McAllister Street). The DR was later withdrawn following minor alterations to the rear façade to improve the privacy and security of 2759 McAllister. The Department has received no further public comment in support of or opposition to the proposed project.

6. Planning Code Compliance: The Commission finds that the Project is consistent with the relevant provisions of the Planning Code in the following manner:

A. Residential Demolition – Section 317: Pursuant to Planning Code Section 317, Conditional

Use Authorization is required for applications proposing to remove a residential unit in an


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RH-3 Zoning District. This Code Section establishes a checklist of criteria that delineate the relevant General Plan Policies and Objectives.

As the project requires Conditional Use Authorization per the requirements of the Section 317, the additional criteria specified under Section 317 have been incorporated as findings a part of this Motion. See Item 8, “Additional Findings pursuant to Section 317” below.

B. Residential Density (Section 209.1). The permitted ratio of dwelling units in the RH-3 Zoning District is three dwelling units, pursuant to Planning Code Section 209.1. The project proposes three (3) new dwelling units, maximizing to total number of allowable units.All units are to be three- to four-bedroom units.

C. Front Setback Requirement (Section 132). Planning Code Section 132 requires a front

setback equal to the average of the two adjacent front setbacks. The project proposes a front setback of 4’-8 ½”, equal to the average setback of the two adjacent properties.

D. Rear Yard Requirement (Section 134). Planning Code Section 134 requires a rear yard measuring 45 percent of the total depth in RH-3 Districts.

The Project proposes to employ the alternative method of averaging [Planning Code Section 134(c)(2)] to provide a rear yard depth of 55’-10” to the west for a width of 10 feet and 44’-4” to the east at a width of approximately 14 feet. The proposed design of the rear portion of the building would align approximately with both adjacent rear walls to allow the greatest access to light and air and maintain the existing mid-block open space.

E. Open Space (Section 135). Planning Code Section 135 requires 100 square feet of common

usable open space or 80 square feet of private usable open space per dwelling unit. The project proposes approximately 1,100 square feet of common open space at the rear yard, as well as private decks for each unit, two at the roof and one at the second floor, each approximately 200 square feet in area, providing adequate common and private open space for the three new units.

F. Dwelling Unit Exposure (Section 140). Planning Code Section 140 requires that at least one room of all dwelling units face directly onto a public street, public alley at least 20 feet in width, side yard at least 25 feet in width or Code-compliant rear yard. Each of the three units directly faces onto a Code-compliant rear yard or a public street. Therefore, the Project complies with Section 140.

G. Parking (Section 151). Planning Code Section 151 requires one parking space for each dwelling unit. The Project proposes a total of three parking spaces for the three replacement dwelling units.


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H. Bicycle Parking (Section 155.2). Planning Code Section 155.2 requires one Class 1 Bicycle Parking space for every dwelling unit, one Class 2 Bicycle Parking space for every 20 residential units. The project does not require any Class 1 bicycle parking spaces as the project proposes only three dwelling units; however, a secure, weather protected space meeting dimensions set in Zoning Administrator Bulletin No. 9 and easily accessible to residents is provided at the garage level. Therefore, the Project complies with Section 155.2.

I. Height. Planning Code Section 260 requires that all structures be no taller than the height prescribed in the subject height and bulk district. The proposed Project is located in a 40-X Height and Bulk District, with a 40-foot height limit.

The proposed replacement building will stand 40 feet in height with a reduction to a height of 30 feet at the rear 10 feet of the proposed building, per Section 134(c) (1).

J. Child Care Requirement for Residential Projects. Planning Code Section 414A requires payment of a child care impact fee for a project that results in one net new dwelling unit. The Project proposes three new dwelling units and will be required to pay a fee of $0.91 for each net new gross square foot of residential development.

7. Planning Code Section 303 establishes criteria for the Planning Commission to consider when

reviewing applications for Conditional Use approval. On balance, the project does comply with said criteria in that:

A. The proposed new use and building, at the size and intensity contemplated and at the

proposed location, will provide a development that is necessary or desirable, and compatible with, the neighborhood or the community.

The use and size of the proposed project is compatible with the immediate neighborhood. While the project proposes demolition of existing housing, the existing housing is unsound according to a soundness report submitted to the Planning Department. The replacement building will increase number of units at the project site as well as add additional bedrooms and improved interior layouts. The replacement building is designed to be in keeping with the existing development pattern and the neighborhood character.

B. The proposed project will not be detrimental to the health, safety, convenience or general

welfare of persons residing or working in the vicinity. There are no features of the project that could be detrimental to the health, safety or convenience of those residing or working the area, in that:

i. Nature of proposed site, including its size and shape, and the proposed size, shape and

arrangement of structures;


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The Project is designed to be compatible with the surrounding neighborhood and adjacent buildings. The replacement building would provide a minimum rear yard of 44’-4”, thus contributing landscaped area to the mid-block open space.

ii. The accessibility and traffic patterns for persons and vehicles, the type and volume of

such traffic, and the adequacy of proposed off-street parking and loading;

The Planning Code requires three parking spaces for the replacement building. Three spaces are proposed. Further, adequate space for three bicycles is provided within the garage in accordance with the Zoning Administrator Bulletin No. 9.

iii. The safeguards afforded to prevent noxious or offensive emissions such as noise, glare,

dust and odor;

The proposed project is residential in nature. Unlike commercial or industrial uses, the proposed residential use is not considered to have the potential to produce noxious or offensive emissions.

iv. Treatment given, as appropriate, to such aspects as landscaping, screening, open spaces,

parking and loading areas, service areas, lighting and signs;

Although designed in a contemporary aesthetic, the façade treatment and materials of the replacement building have been appropriately selected to be harmonious with the existing surrounding neighborhood.

C. That the use as proposed will comply with the applicable provisions of the Planning Code

and will not adversely affect the General Plan.

The Project complies with all relevant requirements and standards of the Planning Code and is consistent with objectives and policies of the General Plan as detailed below.

D. That the use as proposed would provide development that is in conformity with the purpose

of the applicable RH-3 District.

The proposed project is consistent with the stated purpose of the RH-3 Districts.

8. Additional Findings pursuant to Section 317 establishes criteria for the Planning Commission to consider when reviewing applications to demolish or convert Residential Buildings. On balance, the Project does comply with said criteria in that:

i. Whether the Project Sponsor has demonstrated that the residential structure is unsound, where soundness is an economic measure of the feasibility of upgrading a residence that is deficient with respect to habitability and Housing Code requirements, due to its original construction. The soundness factor for a structure shall be the ratio of a construction upgrade to the replacement cost, expressed as a percent. A building is unsound if its soundness factor exceeds 50-percent. A residential building that is unsound may be approved for demolition.


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The Project Sponsor has submitted a soundness report, which demonstrates that the repair cost exceeds 50-percent of the replacement cost for the building proposed to be demolished.

ii. Whether the property is free of a history of serious, continuing code violations;

A review of the Department of Building Inspection and the Planning Department databases showed no enforcement cases or notices of violation for the subject property.

iii. Whether the housing has been maintained in a decent, safe, and sanitary condition;

Per the submitted soundness report, construction deficiencies are evident.

iv. Whether the property is an “historic resource” under CEQA;

Although the existing structures are more than 50 years old, a review of the supplemental information resulted in a determination that neither structure is an historical resource, as reflected in the Categorical Exemption dated November 23, 2015.

v. Whether the removal of the resource will have a substantial adverse impact under

CEQA;

Not applicable. The structure was determined not to be an historical resource.

vi. Whether the Project converts rental housing to other forms of tenure or occupancy;

The Project does not convert rental housing to other forms of tenure or occupancy, as the existing building is authorized as a single-family residence.

vii. Whether the Project removes rental units subject to the Rent Stabilization and Arbitration

Ordinance;

No rent controlled units will be removed. The project site has historically been owner-occupied and there is no history of evictions at the property.

viii. Whether the Project conserves existing housing to preserve cultural and economic

neighborhood diversity;

Although the Project proposes demolition of a two-bedroom unit, the number of units at the property will see a net increase of two family-sized units at the project site.

ix. Whether the Project conserves neighborhood character to preserve neighborhood cultural and economic diversity;

The replacement building will conserve neighborhood character with appropriate scale, design, and materials, and improve cultural and economic diversity by appropriately increasing the


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number of bedrooms on the site to provide family-sized housing. The project would increase the existing number of dwelling units by two, while providing a net gain of eight bedrooms to the City’s housing stock.

x. Whether the Project protects the relative affordability of existing housing;

The Project does not protect the relative affordability of existing housing, as the project proposes demolition of the existing building and construction of a new residential building with three dwelling units. However, it should be taken into consideration that the existing building is an unsound structure, and that the proposed structure will provide three family-sized units.

xi. Whether the Project increases the number of permanently affordable units as governed

by Section 315;

The Project is not subject to the provisions of Planning Code Section 315, as the project proposes fewer than five units.

xii. Whether the Project locates in-fill housing on appropriate sites in established

neighborhoods;

The Project has been designed to be consistent with the scale and development pattern of the established neighborhood character.

xiii. Whether the Project creates quality, new family housing;

The Project proposes three opportunities for new family-sized housing. One four-bedroom dwelling unit and two three-bedroom dwellings are proposed.

xiv. Whether the Project creates new supportive housing;

The Project does not create supportive housing.

xv. Whether the Project promotes construction of well-designed housing to enhance existing

neighborhood character;

The overall scale, design, and materials of the proposed building are consistent with the block-face and compliment the neighborhood character with a contemporary design.

xvi. Whether the Project increases the number of on-site dwelling units;

The Project would increase the number of on-site units by two family-sized units.

xvii. Whether the Project increases the number of on-site bedrooms.

The project proposes ten bedrooms, eight bedrooms more that the existing building.


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9. General Plan Compliance. The Project is, on balance, consistent with the following Objectives and Policies of the General Plan:

HOUSING ELEMENT OBJECTIVE 2: RETAIN EXISTING HOUSING UNITS, AND PROMOTE SAFETY AND MAINTENANCE STANDARDS, WITHOUT JEOPARDIZING AFFORDABILITY.

Policy 2.1: Discourage the demolition of sound existing housing, unless the demolition results in a net increase in affordable housing. The project proposes demolition of an unsound residential structure and replacement with a three-unit building. The proposed new units will not be required to meet affordability standards. URBAN DESIGN OBJECTIVE 1: EMPHASIS OF THE CHARACTERISTIC PATTERN WHICH GIVES TO THE CITY AND ITS NEIGHBORHOODS AN IMAGE, A SENSE OF PURPOSE, AND A MEANS OF ORIENTATION. Policy 1.2: Recognize, protect and reinforce the existing street pattern, especially as it is related to topography. The project proposes demolition of an existing two-story building. Similar to other existing structures on the block-face, the proposed building would contain a garage at the ground floor that is to be constructed 4’-8” from the front lot line standing 40 feet in height. Policy 1.3: Recognize that buildings, when seen together, produce a total effect that characterizes the city and its districts. The proposed replacement building reflects the existing neighborhood character and development pattern, particularly by proposing a building of similar mass, width and height as the existing structures along the block-face. OBJECTIVE 2: CONSERVATION OF RESOURCES WHICH PROVIDE A SENSE OF NATURE, CONTINUITY WITH THE PAST, AND FREEDOM FROM OVERCROWDING.

Policy 2.6: Respect the character of older development nearby in the design of new buildings.


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The massing of the replacement building’s front façade has been designed to be compatible with the prevailing street wall height, particularly the height and proportions of the adjacent buildings. Although interpreted in a contemporary architectural style, the proposed building proportions and exterior materials and ratios have been selected to be compatible with the adjacent buildings and the immediate neighborhood character.

10. Planning Code Section 101.1(b) establishes eight priority-planning policies and requires review

of permits for consistency with said policies. On balance, the project does comply with said policies in that:

A. That existing neighborhood-serving retail uses be preserved and enhanced and future

opportunities for resident employment in and ownership of such businesses be enhanced.

Existing neighborhood-serving retail uses would not be displaced or otherwise adversely affected by the proposal, as the existing building does not contain commercial uses/spaces. The additional bedrooms in the replacement building would house more individuals to patronize the existing neighborhood-serving retail uses.

B. That existing housing and neighborhood character be conserved and protected in order to

preserve the cultural and economic diversity of our neighborhoods.

While the existing residence is proposed to be demolished, the new replacement building would increase the number of dwelling units and bedrooms, providing a net gain of two family-sized units and eight bedrooms.

C. That the City's supply of affordable housing be preserved and enhanced,

While the affordability of the existing unit is not preserved since it is proposed to be demolished, the existing residence is unsound and the replacement building will provide dwelling units that are well-designed and contain additional bedrooms.

D. That commuter traffic not impede MUNI transit service or overburden our streets or neighborhood parking.

The Project would not have a significant adverse effect on automobile traffic congestion or create parking problems in the neighborhood. The Project would maintain neighborhood parking by providing two new off-street parking spaces for the proposed new units.

E. That a diverse economic base be maintained by protecting our industrial and service sectors from displacement due to commercial office development, and that future opportunities for resident employment and ownership in these sectors be enhanced.

The Project is a residential project in an RH-3 District; therefore the Project would not affect industrial or service sector uses or related employment opportunities. Ownership of industrial or service sector businesses would not be affected by the Project.


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F. That the City achieve the greatest possible preparedness to protect against injury and loss of life in an earthquake.

The replacement structure would be built in compliance with San Francisco’s current Building Code Standards and would meet all earthquake safety requirements.

G. That landmarks and historic buildings be preserved.

No landmark or historic buildings occupy the Project site.

H. That our parks and open space and their access to sunlight and vistas be protected from

development. The project will have no negative effect on existing parks and open spaces. The project does not exceed the 40-foot height limit, and is thus not subject to the requirements of Planning Code Section 295 – Height Restrictions on Structures Shadowing Property Under the Jurisdiction of the Recreation and Park Commission. The height of the proposed structures is compatible with the established neighborhood development.

11. The Project is consistent with and would promote the general and specific purposes of the Code

provided under Section 101.1(b) in that, as designed, the Project would contribute to the character and stability of the neighborhood and would constitute a beneficial development.

12. The Commission hereby finds that approval of the Conditional Use authorization would promote

the health, safety and welfare of the City.


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DECISION That based upon the Record, the submissions by the Applicant, the staff of the Department and other interested parties, the oral testimony presented to this Commission at the public hearings, and all other written materials submitted by all parties, the Commission hereby APPROVES Conditional Use Application No. 2015-06143CUA subject to the following conditions attached hereto as “EXHIBIT A” which is incorporated herein by reference as though fully set forth. APPEAL AND EFFECTIVE DATE OF MOTION: Any aggrieved person may appeal this Conditional Use Authorization to the Board of Supervisors within thirty (30) days after the date of this Motion No. 17820. The effective date of this Motion shall be the date of this Motion if not appealed (After the 30-day period has expired) OR the date of the decision of the Board of Supervisors if appealed to the Board of Supervisors. For further information, please contact the Board of Supervisors at (415) 554-5184, City Hall, Room 244, 1 Dr. Carlton B. Goodlett Place, San Francisco, CA 94012. Protest of Fee or Exaction: You may protest any fee or exaction subject to Government Code Section 66000 that is imposed as a condition of approval by following the procedures set forth in Government Code Section 66020. The protest must satisfy the requirements of Government Code Section 66020(a) and must be filed within 90 days of the date of the first approval or conditional approval of the development referencing the challenged fee or exaction. For purposes of Government Code Section 66020, the date of imposition of the fee shall be the date of the earliest discretionary approval by the City of the subject development. If the City has not previously given Notice of an earlier discretionary approval of the project, the Planning Commission’s adoption of this Motion, Resolution, Discretionary Review Action or the Zoning Administrator’s Variance Decision Letter constitutes the approval or conditional approval of the development and the City hereby gives NOTICE that the 90-day protest period under Government Code Section 66020 has begun. If the City has already given Notice that the 90-day approval period has begun for the subject development, then this document does not re-commence the 90-day approval period. I hereby certify that the Planning Commission ADOPTED the foregoing Motion on July 7, 2016. Jonas P. Ionin Commission Secretary AYES: NAYS: ABSENT: RECUSED: ADOPTED:


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EXHIBIT A AUTHORIZATION This authorization is for a conditional use to allow demolition of an existing single-family residence located at 2755 McAllister Street, Block 040 of Assessor’s Lot 1168 pursuant to Planning Code Section(s) 303 and 317 within the RH-3 District and a 40-X Height and Bulk District; in general conformance with plans, dated April 11, 2016, and stamped “EXHIBIT B” included in the docket for Case No. 2015-006143CUA and subject to conditions of approval reviewed and approved by the Commission on July 7, 2016 under Motion No XXXXXX. This authorization and the conditions contained herein run with the property and not with a particular Project Sponsor, business, or operator. RECORDATION OF CONDITIONS OF APPROVAL Prior to the issuance of the building permit or commencement of use for the Project the Zoning Administrator shall approve and order the recordation of a Notice in the Official Records of the Recorder of the City and County of San Francisco for the subject property. This Notice shall state that the project is subject to the conditions of approval contained herein and reviewed and approved by the Planning Commission on July 7, 2016 under Motion No XXXXXX. PRINTING OF CONDITIONS OF APPROVAL ON PLANS The conditions of approval under the 'Exhibit A' of this Planning Commission Motion No. XXXXXX shall be reproduced on the Index Sheet of construction plans submitted with the Site or Building permit application for the Project. The Index Sheet of the construction plans shall reference to the Conditional Use authorization and any subsequent amendments or modifications. SEVERABILITY The Project shall comply with all applicable City codes and requirements. If any clause, sentence, section or any part of these conditions of approval is for any reason held to be invalid, such invalidity shall not affect or impair other remaining clauses, sentences, or sections of these conditions. This decision conveys no right to construct, or to receive a building permit. “Project Sponsor” shall include any subsequent responsible party. CHANGES AND MODIFICATIONS Changes to the approved plans may be approved administratively by the Zoning Administrator. Significant changes and modifications of conditions shall require Planning Commission approval of a new Conditional Use authorization.


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Conditions of Approval, Compliance, Monitoring, and Reporting PERFORMANCE

1. Validity and Expiration. The authorization and right vested by virtue of this action is valid for three years from the effective date of the Motion. A building permit from the Department of Building Inspection to construct the project and/or commence the approved use must be issued as this Conditional Use authorization is only an approval of the proposed project and conveys no independent right to construct the project or to commence the approved use. The Planning Commission may, in a public hearing, consider the revocation of the approvals granted if a site or building permit has not been obtained within three (3) years of the date of the Motion approving the Project. Once a site or building permit has been issued, construction must commence within the timeframe required by the Department of Building Inspection and be continued diligently to completion. The Commission may also consider revoking the approvals if a permit for the Project has been issued but is allowed to expire and more than three (3) years have passed since the Motion was approved. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org.

DESIGN

2. Garbage, composting and recycling storage. Space for the collection and storage of garbage, composting, and recycling shall be provided within enclosed areas on the property and clearly labeled and illustrated on the architectural addenda. Space for the collection and storage of recyclable and compostable materials that meets the size, location, accessibility and other standards specified by the San Francisco Recycling Program shall be provided at the ground level of the buildings. For information about compliance, contact the Case Planner, Planning Department at 415-558-6378, www.sf-planning.org .

MONITORING

3. Enforcement. Violation of any of the Planning Department conditions of approval contained in this Motion or of any other provisions of Planning Code applicable to this Project shall be subject to the enforcement procedures and administrative penalties set forth under Planning Code Section 176 or Section 176.1. The Planning Department may also refer the violation complaints to other city departments and agencies for appropriate enforcement action under their jurisdiction.

4. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org

OPERATION

5. Sidewalk Maintenance. The Project Sponsor shall maintain the main entrance to the building and all sidewalks abutting the subject property in a clean and sanitary condition in compliance with the Department of Public Works Streets and Sidewalk Maintenance Standards. For information about compliance, contact Bureau of Street Use and Mapping, Department of Public Works, 415-695-2017, http://sfdpw.org

http://www.sf-planning.org/



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CEQA Categorical Exemption DeterminationPROPERTY INFORMATIONIPROJECT DESCRIPTION

Project Address Block/Lot(s)

2755 McAllister Street 1168/040Case No. Permit No. Plans Dated

2015-006143EN V 4/21 /2015

Addition/

Alteration

~/ Demolition

(requires HRER if over 45 years old)

~/ ew Project

Construction

Modification

(GO TO STEP 7)

Project description for Planning Department approval.

Demolish single-family home and construct three-residential-unit, four-story building with parkingfor three vehicles.

STEP 1: EXEMPTION CLASSTO BE COMPLETED BY PROJECT PLANNER

Note: If neither Class 1 or 3 a lies, an Environmental Evaluation A lication is re uired.

Class 1—Existing Facilities. Interior and exterior alterations; additions under 10,000 sq. ft.

❑Class

✓

3 —New Construction/ Conversion of Small Structures. Up to three (3) new single-familyresidences or six (6) dwelling units in one building; commercial/office structures; utility extensions;change of use under 10,000 sq. ft. if principally permitted or with a CU.

Class_

STEP 2: CEQA IMPACTSTO BE COMPLETED BY PROJECT PLANNER

If any box is checked below, an Environmental Evaluation Application is required.

Air Quality: Would the project add new sensitive receptors (specifically, schools, day care facilities,hospitals, residential dwellings, and senior-care facilities) within an Air Pollution Exposure Zone?Does the project have the potential to emit substantial pollutant concentrations (e.g., backup dieselgenerators, heavy industry, diesel trucks)? Exceptions: do not check box if the applicant presentsdocumentation of enrollment in the San Francisco Department of Public Health (DPH) Article 38 program andthe project would not have the potential to emit substantial pollutant concentrations. (refer to EP ArcMap >CEQA Catex Determination Layers > Air Pollutant Exposure Zone)

Hazardous Materials: If the project site is located on the Maher map or is suspected of containinghazardous materials (based on a previous use such as gas station, auto repair, dry cleaners, or heavymanufacturing, or a site with underground storage tanks): Would the project involve 50 cubic yardsar more of soil disturbance - or a change of use from industrial to residential? If yes, this box must bechecked and the ro'ect a licant must submit an Environmental A lication with a Phase I

SAN FRANCISCOPLANNING DEPARTMENT)'I,iig

Environmental Site Assessment. Exceptions: do not check box if the applicant presents documentation of

enrollment in the San Francisco Department of Public Health (DPH) Maher program, a DPH waiver from the

Maher program, or other documentation from Environmental Planning sta~f'that hazardous material effects

would be less than significant (refer to EP ArcMap > Maher layer).

Transportation: Does the project create six (6) or more net new parking spaces or residential units?

Does the project have the potential to adversely affect transit, pedestrian and/or bicycle safety

(hazards) or the adequacy of nearby transit, pedestrian and/or bicycle facilities?

Archeological Resources: Would the project result in soil disturbance/modification greater than two

(2) feet below grade in an archeological sensitive area or eight (8) feet in anon-archeological sensitive

area? (refer to EP_ArcMap > CEQA Catex Determination Layers > Archeological Sensitive Area)

Noise: Does the project include new noise-sensitive receptors (schools, day care facilities, hospitals,

residential dwellings, and senior-care faalities) fronting roadways located in the noise mitigation

area? (refer to EP_ArcMap > CEQA Catex Determination Layers > Noise Mitigation Area)

Subdivision/Lot Line Adjustment: Does the project site involve a subdivision or lot line adjustment

on a lot with a slope average of 20% or more? (refer to EP_ArcMap > CEQA Catex Determination Layers >

Topography)

Slope = or > 20%: Does the project involve excavation of 50 cubic yards of soil or more, new

❑ construction, or square footage expansion greater than 1,000 sq. ft. outside of the existing building

footprint? (refer to EP_ArcMap > CEQA Catex Determination Layers > Topography) If box is checked, a

geotechnical report is required.

Seismic: Landslide Zone: Does the project involve excavation of 50 cubic yards of soil or more, new

❑ construction, or square footage expansion greater than 1,000 sq. ft. outside of the existing building

footprint? (refer to EP_ArcMap > CEQA Catex Determination Layers > Seismic Hazard Zones) If box is checked, a

geotechnical report is required.

Seismic: Liquefaction Zone: Does the project involve excavation of 50 cubic yards of soil or more,

❑ new construction, or square footage expansion greater than 1,000 sq. ft. outside of the existing

building footprint? (refer to EP ArcMap > CEQA Catex Determination Layers > Seismic Hazard Zones) If box is

checked, a geotechnical report will likely be required.

If no boxes are checked above, GO TO STEP 3. If one or more boxes are checked above, an Environmental

Evaluation Application is required unless reviewed by an Environmental Planner.

Project can proceed with categorical exemption review. The project does not trigger any of the

CEQA impacts listed above.

Comments and Planner Signature (optional): Jean Poling ~.A„a,.w_ma,~ ~~--

STEP 3: PROPERTY STATUS -HISTORIC RESOURCETO BE COMPLETED BY PROJECT PLANNER

PROPERTY IS ONE OF THE FOLLOWING: (re er to Parcel In ormation Ma )

❑ Catego A: Known Historical Resource. GO TO STEP 5.

✓ Cate o B: Potential Historical Resource (over 45 ears of a e). GO TO STEP 4.

Category C: Not a Historical Resource or Not Age Eligible (under 45 years of age). GO TO STEP 6.

saN FRnNciscoPLANNING DEPARTMENT L;~;.afi't

STEP 4: PROPOSED WORK CHECKLISTTO BE COMPLETED BY PROJECT PLANNER

Check all that apply to the project.

❑ 1. Change of use and new construction. Tenant improvements not included.

2. Regular maintenance or repair to correct or repair deterioration, decay, or damage to building.

❑ 3. Window replacement that meets the Department's Window Replacement Standards. Does not includestorefront window alterations.

❑ 4. Garage work. A new opening that meets the Guidelines for Adding Garages and Curb Cuts, and/arreplacement of a garage door in an existing opening that meets the Residential Design Guidelines.

5. Deck, terrace construction, or fences not visible from any immediately adjacent public right-of-way.

❑ 6. Mechanical equipment installation that is not visible from any immediately adjacent public right-of-way.

❑ 7. Dormer installation that meets the requirements for exemption from public notification under ZoningAdministrator Bulletin No. 3: Dormer Windows.

❑

8. Additions) that are not visible from any immediately adjacent public right-of-way for 150 feet in eachdirection; does not extend vertically beyond the floor level of the top story of the structure or is only asingle story in height; does not have a footprint that is more than 50%larger than that of the originalbuilding; and does not cause the removal of architectural significant roofing features.

Note: Project Planner must check box below before proceeding.

Project is not listed. GO TO STEP 5.

Project does not conform to the scopes of work. GO TO STEP 5.

Project involves four or more work descriptions. GO TO STEP 5.

Project involves less than four work descriptions. GO TO STEP 6.

STEP 5: CEQA IMPACTS -ADVANCED HISTORICAL REVIEWTO BE COMPLETED BY PRESERVATION PLANNER

Check all that apply to the project.

❑ 1. Project involves a known historical resource (CEQA Category A) as determined by Step 3 andconforms entirely to proposed work checklist in Step 4:

2. Interior alterations to publicly accessible spaces.

❑ 3. Window replacement of original/historic windows that are not "in-kind" but are consistent withexisting historic character.

4. Facade/storefront alterations that do not remove, alter, or obscure character-defining features.

5. Raising the building in a manner that does not remove, alter, or obscure character-definingfeatures.

6. Restoration based upon documented evidence of a building's historic condition, such as historicphotographs, plans, physical evidence, or similar buildings.

❑ 7. Addition(s), including mechanical equipment that are minimally visible from a public right-of-wayand meet the Secretary of the Interior's Standards for Rehabilitation.

SAN FRANCISCOPLANNING DEPARTMENT 2;1 s~" i

8. Other work consistent with the Secretary of the Interior Standards for the Treatment of Historic Properties

(specify or add comments):

9. Other work that would not materially impair a historic district (specify or add comments):

(Requires approval by Senior Preservation Planner/Preservation Coordinator)

10. Reclassification of property status to Category C. (Requires approval by Senior Preservation

Planner/Preservation Coordinator)

a. Per HRER dated: (attach HRER)

b. Other (specify): Per PTR dated 11 /18/2015

Note: If ANY box in STEP 5 above is checked, a Preservation Planner MUST check one box below.

❑ Further environmental review required. Based on the information provided, the project requires an

Environmental Evaluation Application to be submitted. GO TO STEP 6.

Project can proceed with categorical exemption review. The project has been reviewed by the

Preservation Planner and can proceed with categorical exemption review. GO TO STEP 6.

Comments (optional):

Preservation Planner Signature: Alexandra Kirby ~ ~°-'a„~ =----~~.

STEP 6: CATEGORICAL EXEMPTION DETERMINATIONT(7 BE CnMPLETED BY PROTECT PLANNER

❑ Further environmental review required. Proposed project does not meet scopes of work in either (check all that

apply):

Step 2 — CEQA Impacts

Step 5 —Advanced Historical Review

STOP! Must file an Environmental Evaluation Application.

a llo further environmental review is required. The project is categorically exempt under CEQA.

Planner Name: /q. KI rbySignature:

Alexandra Kirby- Digitally signetl by

exa n d ra Kirby DN: do=org, dc=sfgov, dr-ciryplanning,

o~=~~a,P~a~~~~9,a~=c~Ra~~P~a~~~~9,~~=A~xa~d~ -Klrtiy; [email protected] Approval Action•

Building Permit°8'a:Z°,5.,,.2"5:'°:55_°8~°°~

It 17iscretionary Keview betore the Planning Commission is requested,

the Discretionary Review hearing is the Approval Action for the

project.

Once signed or stamped and dated, this document constitutes a categorical exemption pursuant to CEQA Guidelines and Chapter 31 of the

Administrative Code.

In accordance with Chapter 31 of the San Francisco Administrative Code, an appeal of an exemption determination can only be filed within 30

days of the project receiving the first approval action.

SAN FRANCISCOPLANNING DEPARTMENT ~~ 1:.31? C;

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SAN FRANCISCOPLANNING DEPARTMENT

PRESERVATION TEAM REVIEW FORM

Preservation Team Meeting Date: 11/18/2015 Date of Form Completion 11/18/2015

PR07ECT INFORMATION:

Planner: Address:

Alexandra Kirby 2755 McAllister Street

Block/Lot: Cross Streets:

1 168/040 Arguello Boulevard and Willard Street North

CEQA Category: Art. 10/11: BPA/Case No.:

B N/A 2015-006143ENV

PURPOSE OF REVIEW: PROJECT DESCRIPTION:

{: CEQA (~ Article 10/11 (~` Preliminary/PIC (: Alteration ('=Demo/New Construction

DATE OF PLANS UNDER REVIEW: 4/21/2015

PROJECT ISSUES:

~ Is the subject Property an eligible historic resource?

If so, are the proposed changes a significant impact?

Additional Notes:

Submitted: Historic Resource Evaluation submitted by Tim Kelley, March 2015.

The proposal is to demolish the existing one-story over garage residence and construct anew four-story, three-unit building.

PRESERVATION TEAM REVIEW:

Historic Resource Present ('Yes C~No ~ (' N/A

Individual Historic District/Context

Property is individually eligible for inclusion in a Property is in an eligible California RegisterCalifornia Register under one or more of the Historic District/Context under one or more offollowing Criteria: the following Criteria:

Criterion 1 -Event: (` Yes (, No Criterion 1 -Event: C' Yes (: No

Criterion 2 -Persons: [` Yes (: No Criterion 2 -Persons: C~ Yes ( No

Criterion 3 -Architecture: C" Yes (, No Criterion 3 -Architecture: C` Yes ( No

Criterion 4 -Info. Potential• C` Yes (No Criterion 4 -Info. Potential: C` Yes (No

Period of Significance: Period of Significance:

C' Contributor ~ Non-Contributor

1650 Mission St.Suite 400San Francisco,CA 94103-2479

Reception:415.558.6378

Fax:415.558.6409

PlanningInformation:415.558.6377

Complies with the Secretary's Standards/Art 10/Art 1 1: C` Yes (~` No (' N/A

CEQA Material Impairment: ~ Yes ( No

Needs More Information: C~` Yes (i No

Requires Design Revisions: C" Yes { No

Defer to Residential Design Team: (+` Yes (` No

If No is selected for Historic Resource per CEQA, a signature from Senior Preservation Planner or

Preservation Coordinator is required.

PRESERVATION TEAM COMMENTS:

22755 McAllister is aone-story-over-garage, wood frame, vernacular single-familyresidence located on the south side of McAllister Street in the Inner Richmondneighborhood. The building features a hipped roof, horizontal wood siding, and double-hungwood sash windows with ogee lugs at all three sides of the two angled bay windows.

j The main entrance is recessed at the ground floor with access via a security gate. Nohistoric photos of the property were found; overall the property appears to have amoderate degree of integrity.

22755 McAllister Street was constructed in 1910 by the Segurson Brothers contractingcompany for owner Henry Schuster, a local baker of German origins. The property wastransferred to Martin and Augusta Berkovatz, a brewer and his wife, in 1932, and theproperty remained in the family until 1968. The known owners and occupants of theproperty do not appear to be of regional or local historic significance.

Based on historic research conducted by Tim Kelley consulting and preservation planningstaff, 22755 McAllister Street does not appear to be individually eligible for the CaliforniaRegister under Criteria 1 (Events), 2 (Persons), or 3 (Architecture). 22755 McAllister Street isnot associated with any historic trends or events in the area or at the subject property; theowners and occupants do not appear to have been significant to our local, regional ornational past; and the subject property is not the work of a master architect or builder, nordoes its architecture possess high artistic value or integrity.

The immediate context is a mixture ofsingle-family homes and multi-family flats,constructed between 1900 and 1988, with a concentration of building constructedbetween 1900 and 1910. Many buildings have undergone alterations that impact thearchitectural integrity of the immediate vicinity, and the visual continuity is mixed in termsof style, massing, and materials along the immediate block. The neighborhood is not adesignated historic district, nor does it appear to qualify as a potential district based onpreliminary research.

Signature of a Senior Rreservation Planner /Preservation Coordinator: Date

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Parcel Map

SUBJECT PROPERTY

Conditional Use Hearing Case Number 2015-006413CUA 2755 McAllister Street Block 1168 Lot 040

*The Sanborn Maps in San Francisco have not been updated since 1998, and this map may not accurately reflect existing conditions.

Sanborn Map*

SUBJECT PROPERTY


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12'-0

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24.34'

137.

50'

137.

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248.50

252.74

258.42

240.29

243.28

237.99

243.19

237.44

238.04

237.79

243.19

237.06

237.89

243.20

238.10

239.00

239.04

240.20

239.54

240.17

243.37

240.43

240.37

240.26

238.95

238.00

237.62

237.34

237.07

237.15

237.00

236.85

236.26

236.04

242.21

240.24

240.11

240.19

240.51

242.47

242.01

242.12

242.28

242.25

245.15

242.26

242.43

242.56

242.11

242.06

239.85

230.4

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231.2

7BW

231.7

4BW

232.2

5BW

232.6

9BW

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0BW

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231.8

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6 BC

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8TC

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0TC

232.7

0TC

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7TC

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05

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5'-9

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Dat

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EXISTING FLOOR PLANS

62'-6

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23'-9

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62'-6

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2015

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Dat

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12'-0

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82'-1

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5'-9

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4'-3 1/2"

DEC

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5'-1

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17'-0

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14'-0"

27'-4

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16'-7

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13'-2

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14'-9

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13'-4

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10'-8

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2'-3

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EXIT

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41'

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EXIT

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EXIT: 24'-8"

EXIT

: 16'

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TOTA

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3:

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UP

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UP

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3'-2"

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LAU

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RO

OF

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36"

CLO

SET

POW

DER

UN

IT 3

5'-4 3/4"

UP

17r @

7.5

8"13

t @ 1

0.5"

DOWN

CLO

SET

UP

17r @

7.0

"15

t @ 1

1.0"

6'-1

5/8

"10

'-6 7

/8"

17

STANDPIPE

DOWN

3'-6

1/4

"8'

-7 1

/2"

CLO

SET

CLO

SET

CLO

SET

PAR

APET

MAX

EXI

TIN

G: 4

1'-0

"1/

3 O

F M

AX =

13'

-8"

PAN

TRY



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SITE PERMIT SET

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NIN

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6

2015

.042

3.44

55

Dat

e: 6

/22/

16Ti

me:

3:4

5:23

PM

ROOF PLAN, DETAILS A2.3

RO

OF

PLAN

Scal

e: 1

/4" =

1'-0

"1

A2.3

DEC

KBE

LOW

RO

OF

DEC

K19

4 sf

RO

OF

DEC

K16

6 sf

A4.11

A4.11

DO

WN

MEC

H

MEC

H

5'-0" MIN

DOWN

LOW

PIT

CH

RO

OF

OVE

R S

TAIR

BEL

OW

+ 27

3.0

RO

OF

+ 27

3.5

DEC

K

+ 273.0 ROOF+ 273.5 DECK

DDOO

WWNN

DDOO

WWNN

RO

OF

HAT

CH

+/- 42"WALL

BUILT-INGRILL

18

STANDPIPE

8'-1

" EXI

T SE

PAR

ATIO

N

MAX

EXI

TIN

G: 2

2'-6

"1/

3 O

F M

AX =

7'-6

"

11'-1

" EXI

T SE

PAR

ATIO

N

77'-2

3/4

"

16'-5

7/8

"18

'-8 1

/8"

13'-1

1/2

"6'

-2 1

/4"

35'-2

"

48'-3

1/4

"5'

-8 1

/4"

7'-6

3/8

"

4'-7

3/4

"8'

-2"

5'-2

1/8

"

BUILT-INGRILL

MAX

EXI

TIN

G: 1

9'-6

"1/

3 O

F M

AX =

6'-6

"

BAR

REL

VAU

LT

PRO

PER

TYLI

NE

60" MIN

BAR

REL

VAU

LT

BAR

REL

VAU

LT

RO

OF

OVE

R S

TAIR

S

SKYL

IGH

TSK

YLIG

HT

SKYL

IGH

TSK

YLIG

HT

SKYL

IGH

T

SKYLIGHTSKYLIGHT



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10 J

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PLAN

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G P

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16 J

AN 1

6

2015

.042

3.44

55

Dat

e: 6

/22/

16Ti

me:

3:4

5:23

PM

EXISTING ELEVATIONS A3.0

A3.0

EXISTING ELEVATIONS

EXIS

TIN

G S

OU

TH (Y

ARD

) ELE

VATI

ON

2A3

.0EX

ISTI

NG

NO

RTH

(STR

EET)

ELE

VATI

ON

1A3

.0

EXIS

TIN

G E

AST

ELEV

ATIO

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A3.0

EXIS

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A3.0



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10 J

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SITE PERMIT SET

PLAN

NIN

G P

ERM

IT

16 J

AN 1

6

2015

.042

3.44

55

Dat

e: 6

/22/

16Ti

me:

3:4

5:23

PM

8'-6"1'-2"9'-3"1'-2"8'-6"1'-2"9'-3"1'-0"

40'-0"

233.

0

242.

67

253.

09

262.

76

273.

0

SOU

TH E

LEVA

TIO

NSc

ale:

1/4

" = 1

'-0"

2A2

.3A3

.1

PROPERTY LINE

PROPERTY LINE

SOU

TH E

LEVA

TIO

NSc

ale:

1/4

" = 1

'-0"

2A2

.3

ILLU

MIN

ATED

HO

USE

NU

MBE

R

AIPH

ON

E O

R S

IM. V

IDEO

EN

TRY

SYST

EM

FRONT & REAR ELEVATIONS

GU

AR

DR

AIL

NO

TES:

42" M

IN. H

EIG

HT

ABO

VE H

IGH

EST

FLO

OR

/DEC

K LE

VEL;

SPA

CE

ALL

INTE

RM

EDIA

TE R

AILS

TO

PR

EVEN

T A

4" S

PHER

E FR

OM

PAS

SIN

G

THR

OU

GH

RAI

L.

NO

TE: A

LL E

XPO

SED

WO

OD

TO

BE

RED

WO

OD

OR

PR

ESSU

RE

TREA

TED

LU

MBE

R, T

YPIC

AL

NO

RTH

(STR

EET)

ELE

VATI

ON

Scal

e: 1

/4" =

1'-0

"1

A3.1

EXTE

RIO

R F

ENES

TRAT

ION

AN

D

FIN

ISH

ES T

O M

EET

U-F

ACTO

R IN

TI

TLE

-24

ENER

GY

REP

OR

T,

TYPI

CAL

PROPERTY LINE

PROPERTY LINE

ELEVATION STEPS BACK 10' ELEVATION STEPS FORWARD 12'

21 22 23 25 26 27 28 29

STO

NE

TILE

- LI

MES

TON

E O

R S

IMIL

AR

STEE

L TR

OW

EL IN

TEG

RAL

CO

LOR

STU

CC

O (L

A H

ABR

A O

R S

IMIL

AR)

PAIN

TED

GAL

VAN

IZED

FLA

SHIN

G

WO

OD

T&G

SID

ING

WIN

DO

WS

AND

DO

OR

S, B

RO

NZE

ALU

MIN

UM

SOLI

D R

AIL

- FIN

ISH

TO

MAT

CH

AD

JAC

ENT

GLA

SS R

AIL

- PAN

EL N

O L

ARG

ER T

HAN

24s

f FO

R B

IRD

SAFE

CO

MPL

IAN

CE

OVE

RH

ANG

- PO

WD

ER C

OAT

ED M

ETAL

WIT

H S

TAIN

LESS

STE

EL A

DD

RES

S LE

TTER

S

PRO

PER

TY L

INE

BLIN

D W

ALL:

PR

ESSU

RE

TREA

TED

PLY

WO

OD

BAR

REL

VAU

LT R

OO

F BE

HIN

D P

ARAP

ET

22

FIN

ISH

SC

HED

ULE

40'-0"

3'-7 1/2"

5'-8"

22

24

GLA

SS R

AIL

PAN

ELS

NO

LA

RG

ER T

HAN

25s

f FO

R B

IRD

SA

FE R

EGU

LATI

ON

, TYP

ICAL

25

NAT

UR

AL G

RAD

E

27

2127

55BL

IND

DO

OR

24

8'-0"



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PLAN

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G P

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16 J

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6

2015

.042

3.44

55

Dat

e: 6

/22/

16Ti

me:

3:4

5:23

PM

PRO

PER

TY L

INE

WAL

L N

OTE

S1

ALL

WAL

LS W

ITH

IN 3

6" O

F PR

OPE

RTY

LIN

E TO

BE

ON

E-H

OU

R; C

ON

TIN

UO

US

5/8"

GW

B BO

TH S

IDE

OF

WAL

LS.

FIR

E TA

PE W

HER

E T

ON

GU

E AN

D G

RO

VE N

OT

USE

D.

2D

ECAY

RES

ISTA

NT

FIN

ISH

ES; R

EDW

OO

D, C

EDAR

PR

ESSU

RE

TREA

TED

PLY

WO

OD

, TYP

. AC

CES

SIBL

E SI

DES

M

AY H

AVE

AN A

DD

ITIO

NAL

LAY

ER O

F SI

DIN

G.

3'Z

' BAR

FLA

SHIN

G A

T AL

L H

OR

IZO

NTA

L N

ON

-LAP

PED

SE

AMS.

4EX

POSE

D W

ALLS

TO

BE

FIN

ISH

ED; M

ETAL

OR

C

EMEN

TIO

US

SID

ING

WIT

H M

AIN

TEN

ANC

E FR

EE F

INIS

H

SIDE ELEVATIONS A3.2

EAST

ELE

VATI

ON

Scal

e: 1

/8" =

1'-0

"2

A3.2

WES

T EL

EVAT

ION

Scal

e: 1

/8" =

1'-0

"1

A3.2

EXTE

RIO

R F

ENES

TRAT

ION

AN

D F

INIS

HES

TO

M

EET

U-F

ACTO

R IN

TIT

LE -2

4 EN

ERG

Y R

EPO

RT,

TYP

ICAL

HIG

H P

RO

FILE

WIN

DO

W S

ECTI

ON

3A3

.2

OU

TLIN

E O

F N

EIG

HBO

RIN

G

BUIL

DIN

G S

HO

WN

DAS

HED

8'-6"1'-2"9'-3"1'-2"8'-6"1'-2"9'-3"1'-0"

40'-0"

10'-0

"

40'-0"

30'-0"

8'-6"1'-2"9'-3"1'-2"8'-6"1'-2"9'-3"1'-0"

40'-0"

10'-0

"

40'-0"

21 22 23 24 25 26 27 28 29FIN

ISH

SC

HED

ULE

29

29

24

24

STO

NE

TILE

- LI

MES

TON

E O

R S

IMIL

AR

STEE

L TR

OW

EL IN

TEG

RAL

CO

LOR

STU

CC

O (L

A H

ABR

A O

R S

IMIL

AR)

PAIN

TED

GAL

VAN

IZED

FLA

SHIN

G

WO

OD

T&G

SID

ING

WIN

DO

WS

AND

DO

OR

S, B

RO

NZE

ALU

MIN

UM

SOLI

D R

AIL

- FIN

ISH

TO

MAT

CH

AD

JAC

ENT

GLA

SS R

AIL

- PAN

EL N

O L

ARG

ER T

HAN

24s

f FO

R B

IRD

SAFE

CO

MPL

IAN

CE

OVE

RH

ANG

- PO

WD

ER C

OAT

ED M

ETAL

WIT

H S

TAIN

LESS

STE

EL A

DD

RES

S LE

TTER

S

PRO

PER

TY L

INE

BLIN

D W

ALL:

PR

ESSU

RE

TREA

TED

PLY

WO

OD



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Cor

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4

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HIS

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10 J

UN

E 05

SITE PERMIT SET

PLAN

NIN

G P

ERM

IT

16 J

AN 1

6

2015

.042

3.44

55

Dat

e: 6

/22/

16Ti

me:

3:4

5:23

PM

8'-6"1'-2"9'-3"1'-2"8'-6"1'-2"9'-3"1'-0"

40'-0"

233.

0

242.

67

253.

09

262.

76

273.

0

A4.1

LONGITUDINAL SECTION

LON

GIT

UD

INAL

SEC

TIO

NSc

ale:

1/4

" = 1

'-0"

1A4

.1

FIR

E R

ATI

NG

AN

D C

ON

STR

UC

TIO

N T

YPE

KEY

TYPE

V: 1

-HO

UR

(MIN

IMU

M R

ATIN

G) W

ALL

& C

EILI

NG

TYPE

V: 2

-HO

UR

WAL

LS A

ND

CEI

LIN

G

1009

.16

Stai

rway

to ro

of.

In b

uild

ings

four

or m

ore

stor

ies

abov

e gr

ade

plan

e, o

ne s

tairw

ay s

hall

exte

nd to

the

roof

sur

-fa

ce, u

nles

s th

e ro

of h

as a

slo

pest

eepe

r tha

n fo

ur u

nits

ver

ti-ca

l in

12 u

nits

hor

izon

tal (

33-p

erce

nt s

lope

). In

bui

ldin

gsw

ithou

t an

occu

pied

roof

, acc

ess

to th

e ro

of fr

om th

e to

pst

ory

shal

l be

perm

itted

to b

e by

an

alte

rnat

ing

tread

dev

ice. 40'-0"

UN

IT 3

UN

IT 1

4:12

PIT

CH

ED R

OO

F

2'-10"2'-10"

GAR

AGE

40' H

EIG

HT

LIM

IT

UN

IT 2

CO

MM

ON

LOBB

Y

30'-0"

40'-0"

10'-0

"



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TOR

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10 J

UN

E 05

SITE PERMIT SET

PLAN

NIN

G P

ERM

IT

16 J

AN 1

6

2015

.042

3.44

55

Dat

e: 6

/22/

16Ti

me:

3:4

5:23

PM

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