Letter of Determination

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1 SAN FRANCISCO PLANNING DEPARTMENT Letter of Determination 1650 Mission St. Suite 400 San Francisco, CA June 11, 2014 Reception: Michael Castro Fax: Brereton Architects Montgomery Street, Suite 260 Planning San Francisco CA Information: Site Address: 71 Stevenson Street Assessor s Block/Lot: 3708/028, 029 Zoning District: C-3-0(SD) District! Transit Center C-3-0(SD) Commercial Special Use District! 500-S Height and Bulk District Staff Contact: Kevin Guy, (415) or kevin.guy@sfgov.org Dear Mr. Castro: This letter is in response to your request for a Letter of Determination regarding the existing building at 71 Stevenson Street. This property is located in the C-3-0(SD) District, the Transit Center C-3-0(SD) Commercial Special Use District, and the 500-S Height and Bulk District. The request is to determine whether building identification and tenant signs proposed for the building conform with the requirements of the Planning Code. The subject property is not located within a Special Sign District, or within a historic or conservation District. Therefore, the regulations which apply to the signs are primarily found within Planning Code Section ("Section") 607. The proposed signs discussed in your request letter and depicted on the accompanying plans conform with the requirements of the Planning Code, as described further below: 1. Horizontal building signage centered on the Stevenson Street facade at +68 feet high as indicated on SK-01. See response to item #4. 2. Horizontal business signage at two (2) locations at +41 feet high on the north/stevenson Street Elevation centered on the building s facade as indicated on SK-01. See response to item #4. 3. Horizontal building signage on the Jesse Street facade at +42 feet high as indicated on SK-03. See response to item #4.

2 Michael Castro June 11, 2014 Brereton Architects Letter of Determination 900 Montgomery Street, Suite Stevenson Street San Francisco CA Horizontal business signage at two (2) locations at +28 feet high on the south/jesse Street Elevation centered below the building signage as indicated on SK-03. Signs attached to buildings may not exceed 100 feet in height pursuant to Section 607(g)(1), but are otherwise unlimited with respect to the area and quantity of such signs. The signs described in items #1 - #4 above comply with the Planning Code. 5. Building address signage pinned to entry canopy at +16 feet high located in ground level arcade s center bay at the Stevenson Street Elevation as indicated on SK-01 and SK-02. See response to item #6. 6. Additional ground level business signage shall be limited to banner-type signage and/or wall-mounted signage as defined by the building s signage program and as described below. At the bottom of page two, your letter further describes banner- and wall-mounted signs that may be proposed in the future, as follows: Maximum signage projection no greater than 48" for banner-type or wall-mounted signage. This signage to be located just above first Level of building on Stevenson Street and limited to area of building set-back on Jessie Street, (we are proposing shallow signage options for the building and primary/anchor business signage. Projecting signage limited to business signage above ground level and address signage on the Stevenson Street entry canopy). Pursuant to Section 607(f), no sign on the subject property shall project more than 75 percent of the horizontal distance from the street property line to the curbline. Based on the side elevation on Sheet SK-02, the Stevenson Street sidewalk measures feet in width. Therefore, no sign may project more than approximately nine feet beyond the property line. The proposed canopy sign described in item #5 projects a maximum of five feet, at a height of 16 feet, and therefore complies with the Planning Code. The banner shown on Sheet SK-02 projects a maximum of three feet, at a height of 11 feet, and therefore complies with the Planning Code. Additional banner and wall-mounted signage that may be proposed in the future would be subject to the projection and height limitations described above. It should be noted that, due to the narrow dimension between the property line and the curb (measuring two feet in depth according to your letter), the allowable projection depth of signage over the Jessie Street right-of-way would be limited. The final section of your letter describes the possible options for methods of illumination that may be used for the signs, as follows: 1. Lighting from wall mounted light fixture with extension arm directing light source back to wall mounted signage. 2. Halo lighting, with lighting behind solid characters to halo light at the perimeter of each character. SAN FRANCISCO PLANNING DEPARTMENT

3 Michael Castro June 11, 2014 Brereton Architects Letter of Determination 900 Montgomery Street, Suite Stevenson Street San Francisco CA Self-lighted signage approved by building management. Pursuant to Section 607(e), any sign within a C-3 District may be non-illuminated, or may be indirectly or directly illuminated without limitation as to type of illumination. Please note that this Letter of Determination does not authorize installation of the signs. Building Permit applications will need to be submitted for the proposed signs. Building Permit applications are available at the Department of Building Inspection at 1660 Mission Street. APPEAL: If you believe this determination represents an error in interpretation of the Planning Code or abuse in discretion by the Zoning Administrator, an appeal may be filed with the Board of Appeals within 15 days of the date of this letter. For information regarding the appeals process, please contact the Board of Appeals located at 1650 Mission Street, Room 304, San Francisco, or call (415) Sincerely, Scott F. Sanchez Zoning Administrator cc: Kevin Guy, Planner Property Owner Neighborhood Groups BBN Requestor (if any) SAN FRANCISCO PLANNING DEPARTMENT

4 tz) b / brereton 4 April 2014 I ;j)fl A7 U _t LN Scott Sanchez ZONING ADMINISTRATOR SAN FRANCISCO PLANNING DEPARTMENT Mission Street, Suite 400 San Francisco, California Reference: 71 Stevenson - Building Signage 71 Stevenson Street, San Francisco j Mr. Sanchez: We would like to request a Letter of Determination for the proposed building signage on behalf of our client, Cushman & Wakefield, Property Manager, and Forward One LLC, the building owner of 71 Stevenson Street, San Francisco. We are accompanying this letter, which proposes new building and business signage reflecting our interpretation of the applicable signage regulations for the property, with design sketches and exhibits. The accompanying design materials represent the proposed type, placement, sizing and area for the new Business Signs on the 71 Stevenson building facades and property. Please review these materials together with this letter in preparation for your determination in respect to conformance with the Planning Code Article 6 and all applicable regulations. 71 Stevenson Street, Zoning Summary: Block Number: 3708 Lot Number: Zoning District: Special Sign District: Height+Bulk District: Special Use District: Lot Area: 028 and 029 C-3-O(SD), Downtown-Office (Special Development) No, (See Special Sign Districts table insert) 500-S Transit Center C-3-O(SD) Commercial w/in 1/4 mile of an existing fringe financial service 20,555 sf Applicable Signage Regulations: San Francisco Municipal Code - Planning Code Article 6: Signs Sec. 607 Commercial and Industrial Districts Building Summary: 71 Stevenson Street is a 23-story office building with ground level retail located at ground level facing into north-south arcade and Stevenson Street. The properly is not located in a Special Sign District and is neither a historic building nor part of a historic district. The building is a high-rise with granite-clad and glass curtain wall. The two street front facades (Stevenson and Jesse Street) are located on the properly lines and street lines. The building s base is clad in a brown polished granite with lighter limestone accent stripes which transition to a limestone clad tower with inset brown polished granite spandrel panels. Square 909 Montgomery Street, Suite San Francisco, CA F T

5 4 April 2014 Reference: 71 Stevenson - Building Signage 71 Stevenson Street, San Francisco aluminum and glass windows provide a punched opening appearance. The building is wrapped by a 2- story arcade on the north, Stevenson Street side and the west side. The current building address signage is comprised of pinned (or pegged-on) letters on the stone spandrel over the center arcade bay opening on the Stevenson Street elevation, and on the stone spandrel between the 2nd and 3rd Levels on the Jessie Street elevation facing the public open space from Mission Street. Currently there is no fa ade mounted business signage for the primary or anchor building tenants. Ground level tenant/business signage is currently a combination of banner-type, wall-mounted, and canopy signage located lust above the tenant spaces on the Jesse Street elevation, within the north-south arcade between Stevenson and Jesse Street, and on Jessie Street. Proposed Building + Business Signage: We are proposing relocated or relocated new building signage and new business signage for future primary or anchor tenants of the office building. The six signage locations we propose for the building that we would like you to address in your determination include: 1. Horizontal building signage centered on the Stevenson Street fa ade at +68 feet high as indicated on SK-01; 2. Horizontal business signage at two (2) locations at +41 feet high on the north/stevenson Street Elevation centered on the building s fa ade as indicated on SK-01; 3. Horizontal building signage on the Jesse Street fa ade at +42 feet high as indicated on SK-03; A. Horizontal business signage at two (2) locations at +28 feet high on the south/jesse Street Elevation centered below the building signage as indicated on SK-03; 5. Building address signage pinned to entry canopy at +16 feet high located in ground level arcade s center bay at the Stevenson Street Elevation as indicated on SK-01 and SK-02; 6. Additional ground level business signage shall be limited to banner-type signage and/or wallmounted signage as defined by the building s signage program and as described below. Please refer to sketches SK-O 1, SK-02, and 51(3 for graphic representation of signage location, sizes, and area. Referring to Section 607(g)l of the San Francisco Planning Code we are limiting the height of the sign(s) attached to building to within the +100 feet maximum height as indicated for the C-3 District. In this regard we are proposing the following: 1. Center of Horizontal signage to be mounted on the stone spandrel at the building base as indicated on attached sketch drawings. Article 6 Section 607(f) limits signage projection to 75% the sidewalk width up to a maximum of 12 feet. We are proposing the following: 1. Sidewalk width on Stevenson Street is approx. 12-3" wide (75% = "); no sidewalk on Jesse Street curb approx. 2ft from building line; 2. Maximum signage projection no greater than 48" for banner-type or wall-mounted signage. This signage to be located just above first Level of building on Stevenson Street and limited to area of building set-back on Jessie Street, (we are proposing shallow signage options for the building and primary/anchor business signage. Projecting signage limited to business signage above ground level and address signage on the Stevenson Street entry canopy). 2 Brereton Architects

6 4Apr Reference: 71 Stevenson - Building Signage 71 Stevenson Street, San Francisco Per Section 607 (e) we would like to have the option for both non-illuminated signs and illuminated signage. In regards to illumination of signage we would like your consideration for the following options: 1. Lighting from wall mounted light fixture with extension arm directing light source back to wall mounted signage; 2. Halo lighting, with lighting behind solid characters to halo light at the perimeter of each character; 3. Self-lighted signage approved by building management. Please address the above items as well as the proposed sizes, mounting locations, and extent or area of signage illustrated on our accompanying design drawings. We would like the option of utilizing all six (6) locations indicated for building signage and primary anchor tenant signage and the flexibility to direct each location of signage to the same or varying businesses/tenants in the building. In addition to the proposed new business signage, we would retain the Ground Level retail signage locations as currently being used above the Ground Level and implement the new signage program. Thank you for your review and determination in regards to the business signage at 71 Stevenson Street signage. Michael J. Castro, AlA, LEED AP Associate Principal I Director of Architecture Brereton Architects A California Corporation CC: Victoria Kardum, Cushman & Wakefield Inc. Lance Williams, Brereton Architects Brereton Architects

7 71 STEVENSON BUILDING & BUSINESS SIGNAGE Stevenson Street Elevation L I I 1/16" = V-0" JEVEL 9 EL jlevel 8 EL / JLEVEL 7 EL " CI \WIDTHJ,,/ EVEL 6 EL jevel 5 EL.+81-0" AX -FONT: CODE-BOLD - LETTER] CHARACTER HEIGHT: 34" - LETTERI CHARACTER WIDTH: 32" EXISTING STONE,: TYPE (1),P. PRECAST CONCRETE, T P. JEVEL 4 EL " - JEVEL 3 EL " C C, C NEW METAL BUILDING SIGNAGE WITH SATIN FINISH EXISTING METAL FASCIA LLEVEL 2 EL " w 0 z MEZZANINE EL " C/) cn C/) - w C/) m ROUND Fl EL " NEW WALL-MOUNTED METAL BUSINESS SIGNAGE WITH SATIN FINISH. ALIGN WITH BAY OPENING BELOW. NEW METAL BUILDING SIGNAGE WITH SATIN FINISH ON CANOPY WOVEN FABRIC / CONVEX QUARTER BLACK WOVEN FABRIC. TEXT ROUND CANOPY. TEXT IS 9" H. MAX / IS 9"H. MAX I COLOR: WHITE COLOR: WHITE SEE ELEVATION ON SK SK-01 BrereonArchitecis 909 Montgomery Street, Suite 260 I, San Francisco, CA March 20, 2014

8 71 STEVENSON BUILDING & BUSINESS SIGNAGE Stevenson Street Elevation 1/16 = 1-0" - o o o o o o I PROPOSED BUILDING SIGNAGE LOCATION. SEE DETAIL I I 00 S ENTRY ADDRESS SIGNAGE LOBBY ADDRESS SIGNAGE ENTRIES Stevenson Street Elevation Beyond Arcade 1/16 = NEW BANNER SIGNAGE W/ BLACK WOVEN FABRIC. TEXT IS 9 H. MAX / COLOR: WHITE NEW METAL BUILDING NOTE: MAXIMUM PROJECTION SIGNAGE WITH SATIN \ TO BE 75% OF SIDEWALK FINISH PINNED TO NEW DEPTH OR 12FT. MAX. PROTRUDING FRAME OR CANOPY \ PROPOSED BUILDING SIGNAGE LOCATION. SEE DETAIL / 9 \ 5 -O", 1st Floor Plan 1/32 = 1-0 /, 12-3" SIDEWALK Detail A No Scale Side Elevation of Banner with Tenant Signage 1/8 = 1-0 Side Elevation of Canopy with Building Signage 118"= 1-0" 1 1 SK-02 Brereton Architects 909 Montgomery Street, Suite 260 San Francisco, CA March 20, 2014

9 71 STEVENSON BUILDING & BUSINESS SIGNAGE - EVEL 9 EL.i-133-0" JIEVEL 8 EL. ~120-0" JEVEL ".JmEVEL 6 EL " JEVEL 5 EL. 81-0" jmevel 4 EL " 4JLEVEL 3 EL " Lii 1) 4: z -J _ t EVEL 2 EL " MEZZANINE EL ROUND FLOOR EL " WOVEN FABRIC! CONVEX QUARTER ME I AL BUSINESS SICiNA(ih WALL-MOUNTED ROUND CANOPY. TEXT IS 9" H. MAX / WITH SATIN FINISH BUILDING SIGNAGE COLOR: WHITE WITH SATIN FINISH UP DOOR FASCIA 1 1 SK-03 Brereton Architects 909 Montgomery Street, Suite 260 San Francisco, CA March 20, 2014

Letter of Determination Suite 400

Letter of Determination Suite 400 ;P~9 counrfo~ U ~ ~,z w,~ x ~, '~ ~ ~ a 0 ~b3s 0~5~ SAN FRANCISCO PLANNING DEPARTMENT September 28, 2015 Warner Schmalz ForumDesign 1014 Howard Street San Francisco CA 94103 Site Address: Assessor's Block/Lot: