Staff Initiated Discretionary Review Full Analysis HEARING DATE NOVEMBER 29TH, 2012

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1 -I SAN FRANCISCO PLANNING DEPARTMENT Staff Initiated Discretinary Review Full Analysis HEARING DATE NOVEMBER 29TH, 212 Date: Nvember 19th, 212 Case N.: D Prject Address: 7 Crestline Drive Permit Applicatin: Zning: RM-1 (Residential, Mixed, Lw-Density) Zning District 4-X Height and Bulk District Blck/Lt: 2845/5 Prject Spnsr: Sants & Urrutia Engineers 2451 Harrisn Street San Francisc, CA 9411 Staff Cntact: Tm Wang - (415) thmas.wang@sfgv.rg Recmmendatin: Take DR and deny the prject. 165 Missin St. Suite 4 San Francisc, CA Receptin: Fax: Planning Infrmatin: PROJECT DESCRIPTION The prject is t subdivide the subject lt, cntaining an area f apprximately 17,716 square feet and develped with a five-stry ver garage, 14-unit building (hereinafter "Subject Building"), int tw separate lts. As a result, a sutherly lt, with an area f apprximately 11,399 square feet, wuld cntain the existing 14-unit building and a new, vacant nrtherly lt, with an area f apprximately 6,317 square feet. This prpsed vacant lt wuld be develped with a new five-stry ver garage, fur-unit building. The prpsed fur-unit building wuld be 3 feet tall abve Crestline Drive and 69 feet deep and cntain a ttal grss flr area f apprximately 8,22 square feet. It wuld cnsist f tw ne-bedrm units with ne ff-street parking space fr each unit, ne three-bedrm unit with tw ff-street parking spaces, and ne fur-bedrm unit with ne ff-street parking space. The prpsed nrtherly lt (hereinafter "Prject Site") wuld be a thrugh lt, having its frntage n Crestline Drive, its rear lt line n Parkridge Drive, and its nrth side lt line n Vista Lane, which is a public staircase. Vista Lane wuld be used t prvide pedestrian access t three f the dwelling units in the new building. These three units wuld als have garage entrances frm the paved access easement ff Parkridge Drive. The furth unit wuld have bth pedestrian and vehicular access frm Crestline Drive. PROJECT HISTORY The current prject is similar t an earlier prject submitted in December 1998 under a minimum lt frntage variance applicatin, Case N V. The wner f the subject prperty subsequently withdrew the 1998 variance applicatin because f strng neighbrhd ppsitin and the realiatin that the Zning Administratr intended t deny the variance applicatin. The wner f the subject prperty has nt changed since

2 Staff Initiated Discretinary Review Full Analysis CASE NO Nvember 19th Crestline Drive SITE DESCRIPTION AND PRESENT USE As part f the Vista Francisc Develpment within the Twin Peaks neighbrhd, the subject prperty cntains an irregularly-shaped thrugh lt with an area f apprximately 17,716 square feet in an RM-1 (Residential, Mixed, Lw-Density) Zning District and a 4-X Height and Bulk District. The subject lt has its frnt lt line n Crestline Drive, its rear lt line n Parkridge Drive, and its nrth side lt line n Vista Lane (a public stairway). Grade n the subject lt slpes steeply dwnhill frm the frnt prperty line n Crestline Drive tward the rear prperty line n Parkridge Drive. Grade elevatin differential between the frnt and rear prperty lines is apprximately 35 feet. The subject prperty is develped with a five-stry ver garage, 14-unit building with a terraced design, which measures apprximately 83 feet deep and 27 feet tall abve Crestline Drive and cntains a ttal grss flr area f apprximately 11,366 square feet. It was cnstructed with an average frnt setback f apprximately 5 feet and a rear yard depth f apprximately 56 feet. The City Assessr s Office recrds indicate that the Subject Building was cnstructed in SURROUNDING PROPERTIES AND NEIGHBORHOOD Directly acrss Crestline Drive frm the Prject Site is the Twin Peaks Natural Area, which cntains apprximately 31 acres f land and is wned and managed by the San Francisc Recreatin and Parks Department. The Vista Francisc Develpment that was established circa 1965 cntains a significant number f multiunit residential buildings generally lcated alng Crestline Drive, Parkridge Drive and a sectin f Gardenside Drive and Burnett Avenue, respectively. These multi-unit residential buildings include a strng visual character that is defined by cmpatible siting, frm, prprtins, texture, and architectural details. HEARING NOTIFICATION REQUIRED TYPE PERIOD REQUIRED NOTICE DATE ACTUAL NOTICE DATE ACTUAL PERIOD Psted Ntice 1 days Nvember 19th, 212 Nvember 16 th 212, 13 days Mailed Ntice 1 days Nvember 19 th 212, Nvember 16th, days PUBLIC COMMENT SUPPORT OPPOSED NO POSITION Adjacent neighbr(s) Other neighbrs n the blck r directly acrss the street Neighbrhd grups SAN FRANCISCO 2 PLANNING DEPARTMENT

3 Staff Initiated Discretinary Review - Full Analysis CASE NO D Nvember 19 th, Crestline Drive The Department additinally received nine letters frm residents currently living in the Subject Building, wh were all ppsed t the prject. STAFF INITATED DISCRETIONARY REVIEW CONCERNS AND PROPOSED ALTERNATIVES Issue #1: The Department is cncerned that the prject will be incnsistent with the purpses and the Pririty General Plan Findings under the Planning Cde in that it will nt preserve and prtect the character and stability f the Vista Francisc Develpment, it will nt be an rderly and beneficial in-fill prject in the Vista Francisc Develpment, and it will nt prevent vercrwding the land and undue cngestin f ppulatin in the Vista Francisc Develpment. Issue #2: The Department is cncerned that the prject will result in an adverse impact n the integrity f the riginal Vista Francisc Develpment. The prject, if apprved, will result in an inapprpriate precedent r expectatin fr a similar in-fill prject elsewhere in the Vista Francisc Develpment. The Department has n prpsed alternatives available that culd address the abve cncerns. PROJECT SPONSOR S RESPONSE Please read the Prject Spnsr s submittal. PROJECT ANALYSIS The Vista Francisc Develpment cntains a significant number f dense, residential buildings. A unique neighbrhd character invlves a number f lts that were develped with a residential building ccupying a prtin f the lt and the remainder f the lt maintained as pen space. Fr instance, a number f units in the Subject Building, ccupying nly a prtin f the lt, were designed with nrth facing windws verlking the pen space, the remainder f the lt. Prpsing a five-stry building t entirely ccupy this pen space and be within clse prximity t thse nrth facing windws will substantially bstruct air and light t these units. It wuld als eliminate a significant design amenity f the riginal Vista Francisc Develpment. During a site visit by staff, it was identified that five ther lts n the subject blck and a number f lts n the adjacent blcks were develped in a way similar t the subject lt as described abve. The pen space n each lt functins as a density buffer between tw multi-unit buildings and allws adequate air, light and privacy prtectin t sme existing units in the residential building. It is nt meant fr the purpse f future in-fill husing. The circumstances surrunding the subject prperty and in this neighbrhd d nt appear t have changed since a similar prpsal was submitted in 1998 and subsequently relinquished by the same subject prperty wner. The prject, if apprved, will result in an inapprpriate precedent r expectatin fr a similar in-fill prject elsewhere in the Vista Francisc Develpment. Secndly, within the Vista Francisc Develpment, the subject lt and almst every ther lt have already been develped with a maximum dwelling density permitted by the RM-1 Zning District. The prject, which prpses t subdivide the lt in rder t add fur additinal units n the Prject Site, will nt be SAN FRANCISCO PLANNING DEPARTMENT

4 Staff Initiated Discretinary Review - Full Analysis CASE NO D Nvember 19h, Crestline Drive an rderly and beneficial in-fill prject because it will result in the lss f pen space and an undue cngestin f ppulatin in the Vista Francisc Develpment. Furthermre, the pen space n the subject lt in cnjunctin with its adjacent Vista Lane ffers a public view crridr t the City and Bay. The massing f the prpsed five-stry building, ccupying the entire pen space, will significantly minimie the public view crridr and impair public views. The prject will be incnsistent with the aspect f site design f the Residential Design Guidelines. ENVIRONMENTAL REVIEW The Department has determined that the prject is exempt frm envirnmental review, pursuant t Categrical Exemptin, Class 32 [State CEQA Guidelines, Sectin RESIDENTIAL DESIGN TEAM REVIEW The Department cncerns ver the prject s adverse impacts n the Vista Francisc Develpment and the subsequent denial recmmendatin t the Planning Cmmissin transcend the review f the prject frm an architectural design perspective by the Residential Design Team. BASIS FOR RECOMMENDATION The Department recmmends the Planning Cmmissin take Discretinary Review and deny the prject: The prject des create exceptinal and extrardinary circumstances because it will nt preserve and prtect the character and stability f the Vista Francisc Develpment and it will nt be an rderly and beneficial in-fill prject in the Vista Francisc Develpment. The prject, if apprved, will result in an inapprpriate precedent r expectatin fr a similar infill prject elsewhere in the Vista Francisc Develpment. I RECOMMENDATION: Take DR and deny the prject. I Attachments: Blck Bk Map Sanbrn Map Zning Map Aerial Phtgraphs Sectin 311 Ntice Categrical Exemptin frm Envirnmental Review Prject Spnsr s Submittal: Intrductry Letter Prpsitin M Findings Reduced Plans 3-D Rendering Site and Cntext Phtgraphs SAN FRANCISCO 4 PLANNING DEPARTMENT

5 Staff Initiated Discretinary Review - Full Analysis CASE NO D Nvember 19 th, Crestline Drive NEIGHBORHOOD CHARACTER (PAGES 7-1) Design Review Checklist QUESTION The visual character is: (check ne) Defined Mixed X Cmments: A unique neighbrhd character in the Vista Francisc Develpment invlves a number f lts that were develped with a residential building ccupying a prtin f the lt and the remainder f the lt maintained as pen space. SITE DESIGN (PAGES 11-21) QUESTION YES NO N/A Tpgraphy (page 11) -- Des the building respect the tpgraphy f the site and the surrunding area? X Is the building placed n its site s it respnds t its psitin n the blck and t the placement f surrunding buildings? Frnt Setback (pages 12-15) Des the frnt setback prvide a pedestrian scale and enhance the street? In areas with varied frnt setbacks, is the building designed t act as transitin between adjacent buildings and t unify the verall streetscape? Des the building prvide landscaping in the frnt setback? Side Spacing (page 15) Des the building respect the existing pattern f side spacing? Rear Yard (pages 16-17) Is the building articulated t minimie impacts n light t adjacent prperties? Is the building articulated t minimie impacts n privacy t adjacent prperties? Views (page 18) Des the prject prtect majr public views frm public spaces? Special. _Building_Lcatins _(pages _19-21) Is greater visual emphasis prvided fr crner buildings? Is the building facade designed t enhance and cmplement adjacent public spaces? Is the building articulated t minimie impacts n light t adjacent cttages? X X X X X - -- X X X Cmments: The prject will be inapprpriate because f its adverse impacts n the Vista Francisc Develpment. SAN FRANCISCO PLANNING DEPARTMENT

6 Staff Initiated Discretinary Review - Full Analysis CASE NO D Nvember 19 th, Crestline Drive BUILDING SCALE AND FORM (PAGES 23-3) Building Scale (pages 23-27) QUESTION YES NO N/A Is the building s height and depth cmpatible with the existing building scale at the street? Is the building s height and depth cmpatible with the existing building scale at the mid-blck pen space? Building Frm (pages 28-3) Is the building s frm cmpatible with that f surrunding buildings? Is the building s facade width cmpatible with thse fund n surrunding buildings? Are the building s prprtins cmpatible with thse fund n surrunding buildings? Is the building s rfline cmpatible with thse fund n surrunding buildings? X X Cmments: The prject will be inapprpriate because f its adverse impacts n the Vista Francisc Develpment. ARCHITECTURAL FEATURES (PAGES 31-41) QUESTION Building Entrances (pages 31-33) Des the building entrance enhance the cnnectin between the public realm f the street and sidewalk and the private realm f the building? Des the lcatin f the building entrance respect the existing pattern f building entrances? Is the building s frnt prch cmpatible with existing prches f surrunding buildings? Are utility panels lcated s they are nt visible n the frnt building wall r n the sidewalk? Bay Windws (page 34) Are the length, height and type f bay windws cmpatible with thse fund n surrunding buildings? Garages (pages 34-37) Is the garage structure detailed t create a visually interesting street frntage? Are the design and placement f the garage entrance and dr cmpatible with the building and the surrunding area? Is the width f the garage entrance minimied? Is the placement f the curb cut crdinated t maximie n-street parking? Rftp Architectural Features (pages 38-41) Is the stair penthuse designed t minimie its visibility frm the street? Are the parapets cmpatible with the verall building prprtins and ther building elements? SAN FRANCISCO 6 PLANNING DEPARTMENT

7 Staff Initiated Discretinary Review - Full Analysis CASE NO D Nvember 19th, Crestline Drive Are the drmers cmpatible with the architectural character f surrunding buildings? Are the windscreens designed t minimie impacts n the building s design and n light t adjacent buildings? Cmments: The prject will be inapprpriate because f its adverse impacts n the Vista Francisc Develpment. BUILDING DETAILS (PAGES 43-48) QUESTION YES NO N/A Architectural _Details _(pages _43-44) Are the placement and scale f architectural details cmpatible with the building and the surrunding area? Windws (pages 44-46) D the windws cntribute t the architectural character f the building and the neighbrhd? Are the prprtin and sie f the windws related t that f existing buildings in the neighbrhd? Are the windw features designed t be cmpatible with the building s architectural character, as well as ther buildings in the neighbrhd? Are the windw materials cmpatible with thse fund n surrunding buildings, especially n facades visible frm the street? Exterir Materials (pages 47-48) Are the type, finish and quality f the building s materials cmpatible with thse used in the surrunding area? Are the building s expsed walls cvered and finished with quality materials that are cmpatible with the frnt facade and adjacent buildings? Are the building s materials prperly detailed and apprpriately applied? X Cmments: The prject will be inapprpriate because f its adverse impacts n the Vista Francisc Develpment. * All page numbers refer t the Residential Design Guidelines. TCW: g:\ dcuments \ discretinary review \ 7 Crestline Drive staff initiated dr -fril analysis.dc SAN FRANCISCO PLANNING DEPARTMENT

8 Parcel Map 2845 VISTA FRANCISCO 51J. WO, I 4, 94. -, C, SEN 1F!TS EPECAL NONOI3TRJC1 ID \ AA I fl SAN FRANCISCO PLANNING DEPARTMENT Planning Cmmissin Hearing Case Number D 7 Crestline Drive

9 Sanbrn Ma p* 9 S S : 77 NJ y *The Sanbrn Maps in San Francisc have nt been updated since 1998, and this map may nt accurately reflect existing cnditins. SAN FRANCISCO PLANNING DEPARTMENT O Planning Cmmissin Hearing Case Number D 7 Crestline Drive

10 Zning Map cc ~~: 1 9 ~7 r\i / J RH-I IN- F!tIIII SAN FRANCISCO PLANNING DEPARTMENT Planning Cmmissin Hearing Case Number D 7 Crestline Drive

11 Aerial Pht N. I Pictmetry map j. (N s) H <15 39 le, SAN FRANCISCO PLANNING DEPARTMENT O Planning Cmmissin Hearing Case Number D 7 Crestline Drive

12 Aerial Pht N. 2 Open Space between Buildings tr -- - T Date: 5j 1\23 L Open Space between Buildings SAN FRANCISCO PLANNING DEPARTMENT O Planning Cmmissin Hearing Case Number D 7 Crestline Drive

13 Aerial Pht N. 3 Date: 4i Lee SAN FRANCISCO PLANNING DEPARTMENT Planning Cmmissin Hearing Case Number D 7 Crestline Drive

14 SAN FRANCISCO PLANNING DEPARTMENT 165 Missin Street Suite 4 San Francisc, CA 9413 On September 81h, 29, the Applicant named belw filed Building Permit Applicatin N (Alteratin) with the City and Cunty f San Francisc. Applicant: Sants & Urrutia Structural Engineers Prject Address: 7 Crestline Drive Address: 1331 Harrisn Street Crss Streets: Burnett Avenue City, State: San Francisc, CA 9411 Assessr s Blck /Lt N.: 2845/5 Telephne: (415) Zning Districts: RM-1/4-X Under San Francisc Planning Cde Sectin 311, yu, as a prperty wner r resident within 15 feet f this prpsed prject, are being ntified f this Building Permit Applicatin. Yu are nt bligated t take any actin. Fr mre infrmatin regarding the prpsed wrk, r t express cncerns abut the prject, please cntact the Applicant abve r the Planner named belw as sn as pssible. If yur cncerns are unreslved, yu can request the Planning Cmmissin t use its discretinary pwers t review this applicatin at a public hearing. Applicatins requesting a Discretinary Review hearing must be filed during the 3-day review perid, prir t the clse f business n the Expiratin Date shwn belw, r the next business day if that date is n a week-end r a legal hliday. If n Requests fr Discretinary Review are filed, this prject will be apprved by the Planning Department after the Expiratin Date. [1 DEMOLITION and/r [X]NEW CONSTRUCTION r [1 ALTERATION [1 VERTICAL EXTENSION ( ] CHANGE # OF DWELLING UNITS [1 FACADE ALTERATION(S) HORIZ. EXTENSION (FRONT) [1 HORIZ. EXTENSION (SIDE) [1 HORIZ. EXTENSION (REAR) BUILDING USE... FRONT SETBA... SIDE SETBACKS... BUILDING DEPTH... REAR YARD... HEIGHT OF BUILDING... NUMBER OF STORIES... NUMBER OF DWELLING UNITS... NUMBER OF OFF-STREET PARKING SPACES Fur-family dwelling Average 1 feet Nne feet 5 inches Average 47 feet 9 inches 3 feet n Crestline Drive Five-stry ver garage Fur Five The prpsal is t subdivide the subject lt, cntaining an existing furteen-family residential building, int tw lts. As a result, a sutherly lt wuld cntain the existing furteen-family residential building and a nrtherly lt wuld be a vacant lt. A prpsed five-stry ver garage, fur-family residential building wuld be cnstructed n the vacant, nrtherly lt. The prpsed lt subdivisin t create a vacant, nrtherly lt in rder t allw the cnstructin f a new five-stry ver garage, fur-family residential building will be brught t the Planning Cmmissin fr a staff initiated Discretinary Review hearing. The ntificatin f the Discretinary Review hearing will be mailed separately. PLANNER S NAME: Tm Wang PHONE NUMBER: (415) DATE OF THIS NOTICE: Thmas.wang@sfgv.rg EXPIRATION DATE:

15 NOTICE OF BUILDING PERMIT APPLICATION GENERAL INFORMATION ABOUT PROCEDURES Reduced cpies f the site plan and elevatins (exterir walls), and flr plans (where applicable) f the prpsed prject, including the psitin f any adjacent buildings, exterir dimensins, and finishes, and a graphic reference scale, have been included in this mailing fr yur infrmatin. Please discuss any questins with the prject Applicant listed n the reverse. Yu may wish t discuss the plans with yur neighbrs and neighbrhd assciatin r imprvement club, as they may already be aware f the prject. Immediate neighbrs t the prject, in particular, are likely t be familiar with it. Any general questins cncerning this applicatin review prcess may be answered by the Planning Infrmatin Center at 166 Missin Street, 1st Flr (415/ ) between 8: a.m. - 5: p.m. Please phne the Planner listed n the reverse f this sheet with questins specific t this prject. If yu determine that the impact n yu frm this prpsed develpment is significant and yu wish t seek t change the prpsed prject, there are several prcedures yu may use. We strngly urge that steps 1 and 2 be taken. Seek a meeting with the prject spnsr and the architect t get mre infrmatin, and t explain the prjects impact n yu and t seek changes in the plans. Call the nnprfit rganiatin Cmmunity Bards at (415) They are specialists in cnflict reslutin thrugh mediatin and can ften help reslve substantial disagreement in the permitting prcess s that n further actin is necessary. 3. Where yu have attempted, thrugh the use f the abve steps, r ther means, t address ptential prblems withut success, call the assigned prject planner whse name and phne number are shwn at the lwer left crner n the reverse side f this ntice, t review yur cncerns. If, after exhausting the prcedures utlined abve, yu still believe that exceptinal and extrardinary circumstances exist, yu have the ptin t request that the Planning Cmmissin exercise its discretinary pwers t review the prject. These pwers are reserved fr use in exceptinal and extrardinary circumstances fr prjects, which generally cnflict with the City s General Plan and the Pririty Plicies f the Planning Cde; therefre the Cmmissin exercises its discretin with utmst restraint. This prcedure is called Discretinary Review. If yu believe the prject warrants Discretinary Review by the Planning Cmmissin ver the permit applicatin, yu must make such request within 3 days f this ntice, prir t the Expiratin Date shwn n the reverse side, by cmpleting an applicatin (available at the Planning Department, 166 Missin Street, 1st Flr, r n-line at Yu must submit the applicatin t the Planning Infrmatin Center (PlC) during the hurs between 8: a.m. and 5: p.m., with all required materials, and a check, fr each Discretinary Review request payable t the Planning Department. T determine the fee fr a Discretinary Review, please refer t the Planning Department Fee Schedule available at r at the PIG lcated at 166 Missin Street, First Flr, San Francisc. Fr questins related t the Fee Schedule, please call the PlC at (415) If the prject includes multi building permits, i.e. demlitin and new cnstructin, a separate request fr Discretinary Review must be submitted, with all required materials and fee, fr each permit that yu feel will have an impact n yu. Incmplete applicatins will nt be accepted. If n Discretinary Review Applicatins have been filed within the Ntificatin Perid, the Planning Department will apprve the applicatin and frward it t the Department f Building Inspectin fr its review. BOARD OF APPEALS An appeal f the apprval (r denial) f the permit applicatin by the Planning Department r Planning Cmmissin may be made t the Bard f Appeals within 15 days after the permit is issued (r denied) by the Superintendent f the Department f Building Inspectin. Submit an applicatin frm in persn at the Bard s ffice at 165 Missin Street, 3rd Flr, Rm 34. Fr further infrmatin abut appeals t the Bard f Appeals, including their current fees, cntact the Bard f Appeals at (415)

16 c SAN FRANCISCO PLANNING DEPARTMENT Certificate f Determinatin EXEMPTION FROM ENVIRONMENTAL REVIEW Case N.: E Prject Address; 7 Crestline Drive Zning: RM-1 (Residential, Mixed - Lw Density) District 4-X Height and Bulk District Blck/Lt: 2845/5 Lt Sie: 18,164 square feet Prject Spnsr: Rdrig Sants, Sants &r Urrutia Staff Cntact: Heidi Kline, , HeidLKline@sfgv.rg 155 Missin St. Suite 4 San Francisc, GA Receptin: Fax: Planning Infrmatin: PROJECT DESCRIPTION: The prpsed prject wuld invlve the subdivisin f an apprximately 18,164 square ft (sq. ft.) parcel with an existing 14-unit apartment building int tw lts, ne with the existing building and n the secnd parcel, a new fur-unit residential building wuld be cnstructed. The new six-stry building wuld have a height f 3 feet (ft.) and wuld be cnstructed n a 6,317 sq. ft. parcel created by subdividing the existing parcel at the nrthern end f the existing building. The new 8,22 sq. ft. building wuld have tw ne-bedrm units with ne ff-street parking space fr each unit, ne three-bedrm unit with tw ff-street parking spaces, and ne fur-bedrm unit with ne ff-street parking space. The existing six-stry, 11,366 sq. ft. building has a 14-car garage and wuld be lcated n anew lt sie measuring apprximatelyl 1,847 sq. ft. EXEMPT STATUS: Categrical Exemptin, Class 32 [State CEQA Guidelines, Sectin 15332] REMARKS: See next page. DETERMINATION: I d hereby certify that the abve determinatin has been made pursuant t State and Lcal requirements. Bill Wyck " Date Envirnmental Review Officer cc: Rdrig Sanche, Spnsr Sctt Wiener, Supervisr, District 8 Thmas Wang, Current Planning Exemptin/Exclusin File Bulletin Bard / M.D.F. Distributin List

17 PROJECT DESCRIPTION (Cntinued): The prject site has a steep grade f apprximately 45 percent slping dwnhill frm west t east with access t the building and garages frm Crestline Drive. The dwnhill side f the lt has a paved private access easement frm Parkridge Drive shared with adjining prperties. The prject site s nrthern bundary is frmed by Vista Lane, a public staircase, which wuld be used t prvide pedestrian access t three f the dwelling units in the new building. These three units wuld have garage entrances frm the paved access easement ff Parkridge Drive; the furth unit wuld have pedestrian and vehicle access frm Crestline Drive. The prject site is lcated within the irregularly-shaped blck bunded by Crestline Drive t the suth, west, and nrth; and Parkridge Drive and Burnett Avenue t the east, in the Twin Peaks neighbrhd. REMARKS Califrnia Envirnmental Quality Act (CEQA) State Guidelines Sectin 15332, r Class 32, prvides an exemptin fr prjects characteried as in-fill develpment meeting the cnditins described belw: (a) The prject is cnsistent with the applicable general plan designatin and all applicable general plan plicies as well as with pertinent ning designatin and regulatins. The prject site is in a RM-1 (Residential, Mixed - Lw Density) ning district. The Planning Cde specifies that the RM-1 ning designatin permits a mixture f the dwelling tsmec fund in RH districts, hut als has a igni1icant number f aparhnent buildings with a range f unit sies and variety f structures. A pattern f 25 t 35 ft. building widths is retained, hwever, and structures rarely exceed 4 ft. in height. The verall density f units remains lw, buildings are mderately scaled and segmented, and units r grups f units have separate entrances. The permitted dwelling unit density in the RM-1 ning district is ne unit per 8 sq. ft f lt area and a minimum lt sie f 2,5 sq. ft. The prperty is lcated in the 4-X height and bulk district which allws a maximum 4 ft. building height. The prpsed fur-unit residential building n a 6,317 sq. ft. lt wuld be a permitted use in the RM-1 ning district and wuld have a density f ne dwelling unit per 1539 sq. ft. f lt area, while the existing 14-unit building n the remaining 11,847 sq. ft. lt wuld have a density f ne unit per 846 sq. ft. The 3 ft. height f bth buildings wuld be within the maximum permitted 4 ft. height limit. (b) The prpsed develpment ccurs within city limits n a prject site substantially surrunded by urban uses. f n mre than five acres The sie f the prject site befre subdivisin is 18,164 sq ft., r.41 acres, which is within the maximum five-acre sie permitted t be eligible fr this exemptin. The prject site is lcated at the eastern edge f the Twin Peaks Natural Area within the develped Twin Peaks neighbrhd in San Francisc cnsisting f residential uses. The prject site is lcated n the east side f Crestline Drive which is develped with residential uses and is brdered n the nrth, suth, and east by multifamily residential buildings. Thus, the prpsed prject is prperly characteried as being n a site f less than five acres, surrunded by urban uses. (c) The prject site has n value as habitat fr rare, threatened, r endangered species. The existing 14-unit building n the prject site is lcated in the suthwest prtin f the existing 18,164 sq. ft. parcel with its building ftprint cvering apprximately 5,578 sq. ft., SAN FRANCISCO 2 PLANNING DEPARTMENT

18 r 34.5% f the prject site. The lt area immediately east f the existing building is at the bttm f the slpe and is predminantly cvered with the asphalt paving f a shared private drive ff Parkridge Drive. That prtin f the prject site has an unmarked, paved parking area alng this private drive currently used fr several ff-street parking spaces. A small slpe separates this private drive frm Parkridge Drive and is planted with nn-native landscape trees and shrub species. On the nrth end f the existing building is an apprximately 6,3 sq. ft. undevelped prtin f the site. This area is brdered n the west by Crestline Drive, n the nrth by Vista Lane, a public staircase prviding access t the Twin Peaks Natural Area, and n the east by the shared private drive. The 31-acre Twin Peaks Natural Area, wned and managed by the San Francisc Recreatin and Parks Department (SFRPD), is directly ppsite the prject site n the west side f Crestline Drive. The SFRPD s prpsed Significant Natural Resurce Areas Management Plan identifies the area immediately acrss frm the prject site as habitat fr the Missin Blue Butterfly (icaricia icariides rnissinensis), a U.S. federallydesignated endangered species) This species requires ne f three types f native Lupinus spp. t reprduce as the larvae will nly feed n the lupine. Withut the lupine the species can nt reprduce and survive. 2 Lupines necessary fr the Missin Blue Butterfly habitat are fund in grassland and castal chaparral areas which have been largely develped in the San Francisc Bay Area. The unbuilt prtin f the prject site lcated acrss Crest]ine Drive frm the Missin Blue Butterfly habitat area is cvered by nn-native trees, shrubs, and herbaceus plants, including Eucalyptus spp., Juniperus spp., Rubus spp, Agapanthus spp., and Hedera spp. Wild blackberry bramble (Rubus spp.) has becme intertwined with rnamental junipers creating an apprximately 6 ft. high thicket ver much f the unbuilt site area. The grundcver in this area, where visible, is predminantly ivy (Hedera spp.). N native pen grassland r lupines, necessary cmpnents f Missin Blue Butterfly habitat, are visible anywhere n the prject site. 3 Therefre, the site des nt have suitable habitat fr the endangered Missin Blue Butterfly. N ther habitat areas fr rare, threatened, r endangered species have been designated in areas adjacent t the prject site. Small islated parcels such as the prject site - because f their limited sie, nn-native landscaping, and nn-cntiguus nature - are generally f very limited value as habitat. Thus, the site currently has n value as habitat fr rare, threatened, r endangered species. (d) Apprval f the prject wuld nt result in any significant effects relating t traffic, nise, air quality, r water quality. San Francisc Recreatin and Park Department (SFPRD) 26. Significant Natural Resurce Areas Management Plan - Final Draft. February 26. This dcument is available fr public review at 165 Missin Street, Suite 4, San Francisc, CA, as part f Case File N E. 2 Arnld, R.A., Hafemik, J., Osbrne, K.H., as quted in Jseph Meltn, "The Bigegraphy f the Missin Blue Butterfly", 2. This dcument is available fr public review at 165 Missin Street, Suite 4, San Francisc, CA, as part f Case File N E. Heidi Kline, 7 Cresfline Drive Field Visit Ntes, May 11, 212. This dcument is available fr public review at 165 Missin Street, Suite 4, San Francisc, CA, as part f Case File N E. SAN FRANCISCO 3 PLANNING DEPARTMENT

19 Traffic Based n the residential trip generatin rates in the Planning Department s Transprtatin Impact Analysis Guidelines fr Envirnmental Review (Octber 22), the prpsed new furunit building wuld generate an additinal 35 daily persn-trips f which 6 wuld be expected t ccur during the PM peak-hur. These PM peak-hur persn-trips wuld be distributed amng varius mdes f transprtatin, including ne vehicle trip, tw transit trips, and tw walking trips. The Guidelines did nt prject any bicycle, mtrcycle, r taxi trips wuld be generated by the prject. The estimated increase f ne PM peak hur vehicle which wuld result frm the cnstructin f the fur residential units wuld be a small incremental increase in traffic and wuld nt be cnsidered a substantial traffic increase relative t the existing capacity f the surrunding area s street system. Therefre, there wuld nt be a significant impact n traffic in the prject area as a result f the prpsed prject. Cnstructin Traffic The prject spnsr estimates that during cnstructin, there wuld be an average f five truck trips per day during the expected mnth-lng excavatin and shring phase, and abut tw truck trips per day fr the estimated tw-and-a-half-mnth-lng cnstructin -f XATn111A fc..11rm, Tf ic nn rinni-pafhif A TYlcIiC.TihT nf fhp rnninn-rp1cili d truck traffic wuld use 1-8,1-28, and U.S. 11 t access the prject site frm the East Bay, Suth Bay, and frm lcatins within the City. There wuld be apprximately five t ten cnstructin wrkers per day at the prject site, depending n the cnstructin phrase. It is anticipated that the additin f these wrker-related vehicle r transit trips wuld nt substantially affect transprtatin cnditins. Cnstructin wrkers wh drive t the site wuld cause a temprary increase in traffic vlume and demand fr n-street parking. Thus, during the prject s demlitin and cnstructin phases, wrker demand fr parking wuld lessen the availability f n-street parking during wrking hurs. Prir t cnstructin, the prject cntractr wuld crdinate with Muni s Street Operatins and Special Events Office t crdinate cnstructin activities and reduce any impacts t transit peratins. Due t their temprary and limited duratin, cnstructin-related impacts generally wuld nt be cnsidered significant. Parking Sectin 151 f the Planning Cde requires that a minimum f ne ff-street parking space be prvided fr each dwelling unit within a RM-1 district. Thus, the prpsed prject with fur residential units wuld be required t prvide fur ff-street parking spaces. As such, the prpsed prject s five ff-street parking spaces wuld cmply with the Planning Cde s ffstreet parking requirement. The parking demand generated by the prpsed prject has been estimated in accrdance with the Transprtatin Impact Analysis Guidelines at five parking spaces, and thus the prject s parking supply wuld accmmdate its demand fr parking. San Francisc des nt cnsider parking supply as part f the permanent physical envirnment. Parking cnditins are nt static, as parking supply and demand varies frm day t day, frm day t night, frm mnth t mnth, etc. Hence, the availability f parking SAN FRANCISCO 4 PLANNING DEPARTMENT

20 spaces (r lack theref) is nt a permanent physical cnditin, but changes ver time as peple change their mdes and patterns f travel. Parking deficits are cnsidered t be scial effects, rather than impacts n the physical envirnment as defined by CEQA. Under CEQA, a prject s scial impacts need nt be treated as significant impacts n the envirnment. Envirnmental dcuments shuld, hwever, address the secndary physical impacts that culd be triggered by a scial impact (CEQA Guidelines Sectin 15131(a)). The scial incnvenience f parking deficits, such as having t hunt fr scarce parking spaces, is nt an envirnmental impact, but there may be secndary physical envirnmental impacts, such as increased traffic cngestin at intersectins, air quality impacts, safety impacts, r nise impacts caused by cngestin. In the experience f San Francisc transprtatin planners, hwever, the absence f a ready supply f parking spaces, cmbined with available alternatives t aut travel (e.g., transit service, taxis, bicycles r travel by ft) and a relatively dense pattern f urban develpment, induces many drivers t seek and find alternative parking facilities, shift t ther mdes f travel, r change their verall travel habits. Any such resulting shifts t transit service in particular, wuld be in keeping with the City s "Transit First" plicy. The City s Transit First Plicy, established in the City s Charter Sectin prvides that "parking plicies fr areas well served by public transit shall be designed t encurage travel by public transprtatin and alternative transprtatin." Nise An apprximate dubling f traffic vlumes in the area wuld be necessary t prduce an increase in ambient nise levels discernable t mst peple. As described abve, the prpsed prject wuld nt cause a dubling in traffic vlumes and therefre wuld nt result in a substantial increase in the ambient nise level in the prject vicinity. Althugh sme increase in nise wuld be assciated with the cnstructin phase f the prject, such ccurrences wuld be limited t certain hurs f day and wuld be temprary in nature. Thus, n significant nise impacts wuld be assciated with the prpsed prject. Air Quality The Bay Area Air Quality Management District (BAAQMD) has established threshlds fr prjects requiring its review fr ptential air quality impacts. These threshlds are based n the minimum sie prjects, which the District cnsiders capable f prducing air quality prblems due t vehicle emissins r statinary surces f pllutin. The prpsed prject wuld nt exceed this minimum standard. Therefre, n significant air quality impacts wuld be generated by the prpsal. Water Quality The prpsed prject wuld nt generate substantial additinal wastewater r result in discharges that wuld have the ptential t degrade water quality r cntaminate a public water supply. The prpsed new building wuld be serviced by the City s cmbined sewer system, which already serves the existing building. The prpsed prject wuld nt result in a substantial increase in intensity f use. Furthermre, the City s cmbined sewer system pssesses sufficient capacity t accmmdate the incremental increase in demand, if any, assciated with the prpsed prject. Thus, the prject wuld nt result in significant effects related t water quality. SAN FRANCISCO 5 PLANNING DEPARTMENT

21 (e) The site can be adequately served by all required utilities and public services. The prject wuld be undertaken in an area where all utilities and services are currently prvided. Therefre, there wuld be n need fr any expansin f public utilities r public service facilities, either individually r cumulatively. The prject site s prpsed area f cnstructin wuld be in clse prximity t an existing fire hydrant. The prject spnsr wuld be required t cnfer with the San Francisc Fire Department t crdinate cnstructin activities s as nt t impede any future fire suppressin respnse. If the prject s prpsed new driveway and curb cut, which are in clse prximity t the fire hydrant, were deemed t be an impairment t the ptimal use f the fire hydrant, the prject spnsr wuld be required t crdinate with the Fire Department t permanently relcate the fire hydrant at the prject spnsr s cst. The prpsed area f cnstructin wuld als be in clse prximity t an existing Muni bus stp that currently serves the 37 Crbett rute. The prject spnsr wuld be required t cnfer with the San Francisc Municipal Transprtatin Authrity (SFMTA) t crdinate cnstructin activities s as nt t impede transit service in the immediate area. If the prpsed new driveway and curb cut, which are in clse prximity t the bus stp, are deemed t be an impairment t the cntinued use f the transit stp, the prject spnsr wuld be required t crdinate with the SFMTA t permanently relcate the transit stp dilu tidy 11)1 ditv LPU W}) IeIOLdL-IUJ-L WL The prpsed area f cnstructin wuld be in clse prximity t an existing public stairway in a City right-f-way, Vista Lane. Additinally, access t three f the new units wuld be frm this public stairway, requiring physical pedestrian walkway imprvements between the units and public staircase which wuld be within the public right-f-way. The prject spnsr wuld be required t have plans fr all imprvements and any wrk within the right-f-way apprved by the San Francisc Department f Public Wrks (DPW) Bureau f Street Use and Mapping (BSM). BSM wuld als crdinate cnstructin activities s as t minimie disruptin f access t the public stairway during cnstructin. The lcatin and design f the new driveway and curb cut n Crestline Drive, which are in clse prximity t the tp f the public stairway wuld als be reviewed by BSM t minimie any ptential mtrist-pedestrian access cnflicts. Public Ntice and Cmment A "Ntificatin f Prject Receiving Envirnmental Review" was mailed n Nvember 22, 21 t wners and ccupants within a 3-ft radius and t ptentially interested parties. Five respnses were received. One respndent wished t be included in the distributin f materials relating t the prpsed prject. Fur letters expressed cncerns regarding the lss f pen space, either as an intended master-planned cmmunity design feature, as a firebreak benefit, r as ptential habitat. Tw letters expressed cncerns that the adjacent fire hydrant, bus stp and public staircase wuld be impeded by the prpsed develpment and that views, light and air wuld be bstructed. One letter stated that the prpsed develpment wuld cmprmise the structural integrity f the existing SAN FRANCISCO 6 PLANNING DEPARTMENT

22 building at 7 Crestline Drive. Anther letter claimed that the new develpment wuld exacerbate a parking shrtage in the area and wuld wrsen the area s depressed husing markel Respnses t Public Cncerns Lss f Open Space The Planning Department was unable t lcate any recrds that wuld indicate that the vacant prtin f the prject site was established as a cnditin f apprval r as a required permanent neighbrhd design feature. The tpics f fire suppressin and public services have been addressed abve. Bilgical resurces and species habitat have als been addressed abve within this dcument. Shadw and Visual Resurces San Francisc is an urban area whse neighbrhds are cmprised f residences with varying degrees f public and private views and sunlight penetratin. Residences within the Twin Peaks neighbrhd have a variety f private views, sme n- and ff-site. Changes t these views, while they may be cnsidered undesirable fr thse affected, are expected t ccur in urban areas. Additinally, there are n view easements in the immediate area which wuld be cmprmised. Althugh the prpsed prject culd affect sme private views and the amunt f sunlight nearby prperties wuld receive, this change is expected in an urban area and wuld nt be cnsidered a significant envirnmental impact pursuant t CEQA. Getechnical Structural Integrity The cncern ver the structural integrity f the prpsed prject has been addressed within the fundatin investigatin cmmissined fr the prpsed prject. 5 The fundatin investigatin included a number f recmmendatins t ensure the integrity f bth the prpsed and existing adjacent buildings. These recmmendatins include incrprating 24-inch diameter pier fundatins, use f retaining walls, and limiting cnstructin t the dry mnths (May thrugh Octber) f the year. 6 T ensure that the cnclusins and recmmendatins f the fundatin investigatin are apprpriate and incrprated int the prject plans, a getechnical engineer peer review was cmmissined.7 The peer review cnfirmed that the recmmended measures had been incrprated int the prject design and that these measures wuld be adequate t ensure the structural integrity f the prpsed new building. " crrespndence frm Matthew C_ Lee, SFMTA t Jeremy Battis, SF Planning Department, February 29, 212. This dcument is available fr public review at 165 Missin Street, Suite 4, San Francisc, CA, as part f Case File N E. Fundatin Investigatin Prpsed Residential Building 7 Crestline Drive by Harld Lewis, July 22, 21. This dcument is available fr public review at 165 Missin Street, Suite 4, San Francisc, CA, as part f Case File N E. Tbd, New 4 Unit Building 7 Crestline Drive by Philip Whitehead, March 22, 212. This dcument is available fr public review at 165 Missin Street, Suite 4, San Francisc, CA, as part f Case File N E. 8 ibid. SAN FRANCISCO 7 PLANNING DEPARTMENT

23 Sciecnmic Cncerns With regard t parking cnditins, as described abve, San Francisc des nt cnsider parking cnditins t be envirnmental in nature. Finally, husing prices and ccupancy rates are sciecnmic phenmena and are nt cnsidered t be physical effects pursuant t CEQA. Cnclusin CTCA Ofnf d1i-i -icu-i 1S11fl 9 anr,- il chi11 rnf h iicd fr r activity where there is a reasnable pssibility that the activity will have a significant effect n the envirnment due t unusual circumstances. Fr these and ther reasns as described abve, the prject wuld nt result in a significant impact. There are n unusual circumstances surrunding the current prpsal that wuld suggest a reasnable pssibility f a significant envirnmental effect. The prject wuld be exempt under Class 32. Fr all the abve reasns, the prpsed prject is apprpriately exempt frm envirnmental review. SAM FRANCISCO 8 PLANNING DEPARTMENT

24 SANTOS& URRUTIA Nvember 2, 212 Mr. Rdney Fng, President San Francisc Planning Cmmissin 165 Missin Street, Suite 4 San Francisc, CA Re: Case Number E - 7 Crestline Drive. S&U Jb # 6563 This brief describes the backgrund and relevant facts t the prpsed prject at 7 Crestline Drive PROJECT SUMMARY Prject spnsr prpses t subdivide an existing lt int tw parcels. The existing lt has an existing six-stry, 14-unit residential building with 14 ff-street parking spaces, which will ccupy ne f the parcels. The secnd parcel is a vacant lt n which the prject spnsr prpses t build a new 4-unit residential building with 5 ff-street parking spaces. The nrth facade f the prpsed new building is adjacent t Vista Lane, a public right f way that will be landscaped and perpetually maintained by the prject spnsr, creating a well-lit, safe public pen space. In 1999, the prject spnsr filed a prpsal that required a variance and was subsequently withdrawn. The present prpsal s design prcess started in 27. It was designed frm scratch t fit with the existing neighbrhd, des nt require any variance, and is in full cmpliance with all applicable ning regulatins, design guidelines and building cdes. PROJECT DESCRIPTION The site f the prject is an irregular shaped parcel f apprximately 18,164 sq. ft.(17,716 sq. ft. accrding t survey) n a steep slpe directly dwnhill frm Twin Peaks, bund by Crestline Dr. n the west, Parkside Dr. n the east, and Vista Lane n the nrth. The prpsed prject wuld invlve the subdivisin f the existing parcel int tw parcels, the first cntaining the existing building, and the secnd a vacant lt n which a new 4-unit residential building wuld be cnstructed. Case Number E Page 1 f 3 7 Crestline Drive 2451 Harrisn Street San Francisc CA 9411 Phne Fax

25 The existing, six-stry, 14-unit residential building with 14 ff-street parking spaces will ccupy the newly created suthern parcel f 11,399 sq. ft. The prpsed new 822 sq. ft., six-stry, 4-unit building with 5 ff street parking spaces will be built n the new vacant 6,317 sq. ft. nrthern parcel resulting frm the lt split. The existing neighbrhd is built n a steep slpe directly belw the Twin Peaks park area and the prpsed new building fllws the terraced cnfiguratin f the existing adjacent buildings, aligning with their setbacks and heights, integrating harmniusly within the existing urban fabric withut bstructing the prevailing dwnhill east views f its neighbrs. The terracing is cnfigured alng the slped terrain in three steps as fllws: step 1 (bttm step) is 2 stries ver garage, step 2 (middle step) is fur stries and step 3 (tp step) is three stries. The tp step presents a 3 high frnt fa ade n Crestline Drive. The prpsed building cntains 4 units f varied dimensins and cnfiguratins, prviding husing ptins fr a variety f incmes and life styles as fllws: tw ne-bedrm apartments 1,1 sq. ft. and 1,8 sq. ft. respectively with ne ff-street parking space fr each unit; ne tw-stry, threebedrm 1,76 sq. ft. apartment with tw ff-street parking spaces; and ne three-stry, fur-bedrm 2,39 sq. ft. twnhuse with ne ff-street parking space. The three apartments are accessed frm Vista Lane, adding activity and a sense f neighbrhd t this segment f the public right f way. Public Right Of Way Vista Lane is a 1 wide public right f way adjacent t the nrth prperty line f the prpsed prject. It cntains a 5 wide public stair alng its centerline and its purpse is t prvide public access t the Twin Peaks park area immediately abve Crestline Drive. The pen space between the prpsed building s nrth fa ade (which will be 1 inch ff its prperty line) and the suth fa ade f the existing building acrss Vista Lane (which is 8 ft. 1 in. ff its prperty line) is Case Number E Page 2 f 3 7 Crest/me Drive

26 18 ft. 11 in. As part f the prject, this pen space will be landscaped, including exterir lighting, and the stairs will be repaired, and it will be maintained by the building wner in perpetuity. Windws n Nrth Fa ade The pening n the nrth fa ade facing Vista Lane, which is 5 -l" ff the centerline f the public right f way, are perable and have a ttal area f less than the allwed 25% f the fa ade area at anyne stry. Rear Yard The prject parcel is a thrugh lt. The prpsed building is set back 1 feet ff the Crestline Dr. (frnt/west) prperty line and 48 ff the Parkside Dr. (rear/east) prperty line. Rughly half f the rear setback area is ccupied by a driveway easement that runs thrugh the whle develpment and prvides access t the basement parking garages, and the ther half is a landscaped, tree planted slpe that separates the driveway frm the Parkside Drive sidewalk. Shuld/u have any questins, please cntact me at yur earliest cnvenience. Rdrig Sants Sants & Urrutia Structural Engineers Case Number E Page 3 f 3 7 Crest/me Drive

27 CASE NUMBER: Fr Staff U~ nly Applicatin fr Pririty Plicies General Plan Findings APPLICATION FOR Pririty General Plan Findings Pririty Plicies General Plan Findings Please state hw the prject is cnsistent r incnsistent with each plicy. Each statement shuld refer t specific circumstances r cnditins applicable t the prperty. Each plicy must have a respnse. If a given plicy des nt apply t yur prject, explain why it des nt. 1. That existing neighbrhd-serving retail uses be preserved and enhanced and future pprtunities fr resident emplyment in and wnership f such businesses enhanced; It des nt apply: This is a residential prject in a residential neighbrhd ned RM-1 2. That existing husing and neighbrhd character be cnserved and prtected in rder t preserve the cultural and ecnmic diversity f ur neighbrhds; The prject is a 4 unit residential building. It fits the architectural character f the neighbrhd by matching the height, the setback lines and the terraced cnstructin f the adjacent buildings. 3

28 3. That the City s supply f affrdable husing be preserved and enhanced; It des nt apply: As a fur unit building, the prject is exempt f prviding affrdable husing units. Hwever, the units vary in sie, catering t prspective dwellers f diverse incme and family structure. 4. That cmmuter traffic nt impede Muni transit service r verburden ur streets r neighbrhd parking; The prject des nt have any significant impact n traffic, Muni transit r street and neighburhd parking as determined by the Certificatin Exemptin frm Envirnmental Review by the San Francisc Planning Department f May 24, That a diverse ecnmic base be maintained by prtecting ur industrial and service sectrs frm displacement due t cmmercial ffice develpment, and that future pprtunities fr resident emplyment and wnership in these sectrs be enhanced; It des nt apply: The prject des nt displace any existing industrial r service activity, since it is prpsed n a lt split frm an existing residential building in a residential neighbrhd. 4 SAN FRANCISCO PLANNING DEPARTMENT V

29 Applicatin fr Pririty Plicies General Plan Findings Fr 1wi nly l 6. That the City achieve the greatest pssible preparedness t prtect against injury and lss f life in an earthquake; The prject structure is designed in cmpliance with all seismic cde regulatins. 7. That landmarks and histric buildings be preserved; and There are n histric landmark buildings n the site. 8. That ur parks and pen space and their access t sunlight and vistas be prtected frm develpment. Accrding t the Certificatin Exemptin frm Envirnmental Review by the San Francisc Planning Department f May 24, 212, the Planning Department was unable t lcate any recrds that wuld indicate that the vacant prtin f the prject site was established as a cnditin f apprval r as required permanent neighbrhd design feature, and the unbuilt prtin f the prject site... is cvered by nn-native trees, shrubs and herbaceus plants... has n value as habitat fr rare, threatened r endangered species. The prject spnsr is cmmitted t preserve and maintain the existing Vista Lane stairs, landscape the prtin f Vista Lane adjacent t the prject with native plants, and prvide landscape lighting, thus imprving bth the quality and security f the public pen space established by the existing right f way. 5

30 EXHIBIT A PROJECT INFORMATION AND DRAWINGS A-1 COVER SHEET A-2 SITE / ROOF PLAN A-21 BASEMENT FLOOR PLAN A-22 FIRST FLOOR PLAN A-23 SECOND FLOOR PLAN A-24 THIRD FLOOR PLAN A-25 FOURTH FLOOR PLAN A-26 FIFTH FLOOR PLAN A-31 WEST/STREET ELEVATION A-31. WEST ELEVATION W/ADJACENT BLDGS A-32 NORTH/STAIRS ELEVATION A-33 EAST ELEVATION 1 A-33. EAST ELEVATION 1 W/ADJACENT BLDGS A-34 SOUTH ELEVATION A-41 SECTION AA

31 GENERAL CONDITIONS cntr4c-rrs RESpONSmnITIEs I CONTRACTOR TO PRO\ IDE ALL WORK AND MATERIALS IN ACCORDANCE WITH THE 94 BC OS AMENDED BY ALL STATE AND LOCAL CODES. AND CALIFORNIA ADMINISTRSTIVL CODE, TI ILL 24. DISABLE]) ACCESS COMPLIANCE REGULATIONS. 2 CONTRACTOR SHALL MAKE SITE INSPECTiONSAND BE RESPONSIBLE FOR ALL NEW AND DEMOLITION WORK. WHETHER DETAILED BY WE SPECIFICATIONS AND DRAWINGS. OR IMPLIED BY EXISTING CONDITIONS. 3 ANY DISCREPANCIES IN THE CONSTRUCTION DOCUMENTS AS CONFLICTS WISH ACTUAL SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT BEFORE PROCEEDING WEDS THE WORK. 4.CONI1AACTOR SHALL PROVIDE ALL TEMPORARS SHORING U UNDERPINNING AS NECESSARY, WORK TO RE PERFORMED UNDER SEPARATE PERMIT S CONTRACTOR SHALL RE RESPONSIBLE 1 COORDINATE AND PROVIDE ALL NECESSARY TEMPORARY UTILITY HOOK UPS FOR ALL EQUIPMENT DURING CONSTRUCTION 6.CONIRACTOR SHALL HE RESPONSIBLE FOR DISCONNECTION I CAPPING OFT Al- ALL EXISTING UTILITIES AND RE CONNECTION WHERE RE USE IS POSSIBLE 7 CONFIRM ALL WINDOW SIZES WITH ACTUAL EXISTING ROUGH OPENING DIMENSIONS PRIOR TO ORDERING WINDOWS SCOPE OF WORK SPLIT EXISTING LOU TO CREATE SACANT LOT FOR NEW CONSTRUCTION NEW CONSTRUCTION 1 A IOU R ( SIT RESIDENTIAL TERRACE" BUILDING DNA STEEP, IRREGULAR LOT PLANNING DEPARTMENT NOTES PROJECT LOCATION: TO CIIIIILHO OHIO). 55 Flrn:.Ca 4131 :1)1:1: Blck #2845 Lt 33 LOT SIZE: EXISTING LOT SQ.FC PARCEL A (NEW RUILDINGI: 1-9 Bur LIII DIIHSnIIHHI: 76.R"(El))6 IIIW:S )27.6YNWL36.4"(S: 11sT Lt ArES 6,317 SQ.FT Aba :1:1: AR ISIdIE 125-Dr R1cHr. 5.77S Q.FT PARCEL H (EXISTING BUILDING) 11 _399 SOFT. ZONING DISTRICT. RM) PROPOSED BUILDING USE: Fur unit rshdiiiibi bc:idir.r: BUILDING HEIGHT LIMITS 4 X MAXIMUM DWELLING UNIT DENSITY: (lbs Dwelling Unit per HAG SQ.FT f (1 Ores SIIREDI PHO1Uu II LI LOCATION MAP Oe ) II I "U LLJ B SLOPE ALL FLOORS I ROOFS TO DRAIN A MINIMUM OF 1 14 PER I Ii UNLESS SPECIFICALLY NCITED OTHERWISE PARCEL A 7 DweII::IR U:IIG IIIHwSI. 4 1IIiBg UHIB pbdlied PARCEL B 14 DIIISR U:I,IIsII:IId. II OelIing ( flu B:lllrg In 9 CONTRACTOR IS RESPONSIBLE TO PROCURE.flfl.PWTRL4L SAltY PERMIT FOR ANY WORK OVER 16 IN HEIGHT. INVOLVING EXCAVATION OVER 5 K OS OTHEHWISF REQUIRED. DRAWINGS: USABLE OPEN SPACE: IDA SO FT f 5511 csable llldr phip1 reqllred pr:11iii CHO ) 21 SOFT ploiid3d, Units 2 & 3 lag SQ.FT prsdd, Unit SQ.FT. prlidar SETBACKS: RUB: FcI 911: dsplh r rriildiir baird Upn BUIIBR. III blilidilgi AUOIIIgO f adjacerl blidrirl pr:lldcd a< I DO NOT SCALE DRAWINGS ALL B RISTUN DIMENSIONS SUPERSEDE SCALED DIMENSIONS.ALL DIMENSIONS ARE TO FACE OF STUD UNLESS SPECIFICALLY NOTED OTHERWISE EXISTING DIMENSIONS DENOTED 85 (E)ARE TO FACE OF EXISTING FINISH UNLESS SPECIFICALLS NOTED OTHERWISE ALL EXISTING DISSENSIONS SHALL BE FIELD VERIFIED PRIOR TO PROCEEDING WITH WE WORK FIOHI Sind Setback 1131 dpie r redw Fsed Ilpfl slerage EldiR:rqlilnd ) Bdj.UJHL EI:Id:r: prvldfl. FLOOR AREA RATIO ILI.R: Nt rcqslred fr len:denhcii In H MI 11 PARKING REQUIRED: OIl libhdoid p ArkIllR IPs) p11511 IOQIIIOA. OHeIlSfldSld )OIIDS S LARGE SCALE DRAWINGS TAKE PRECEDENCE OVER SMALL SCALE DRAWINGS WRITTEN SPECIFICATIONS TAKE PRECEDENCE OVER ALL DRAWINGS REFER TO EXTERIOR ELliS ATIONS I OR INDICATIONS OF WISD(SW OPERATION AND HANDING ASSEMBLIES: SEE OVER SHEET LEGEND FOR RATED WALL DESIGNATIONS AND OTHER WALL TYPES) I PROVIDE MINIMUSI I.HOCR WALL AND FLOOR CEILING ASSEMBLY BETWEEN ALL RESIDENTIAL UNITS. SEE PLANS AND BUILDING SECTIONS FOR DESIGNATIONS, AND STANDARD DETAILS FOR COMPLETE ASSEMBLY DESCRIPTIONS 2 PROVIDE SIINISIUS4 SI) SAC AND HC REQUIREMENT AT ALL UNITS AT FLOORS,CFILLNGS AND WALLS. SEE PLANS AND BUll DING SECTIONS FOR DESIGNATIONS. AND STANDARD DETAILS FOR ASSEMBLY DESCRIPTIONS 3 INSULATE ALL ASSEMBLIES BETWEEN HEATED AND UNHEATED AREAS BOO AT ROOFS.R 13 AT WAILS. B 19 AT FLOORS MINIMUM UNLESS SPECIFICALLY NOTED OTHERWISE SEC TITLE 24 ENERGY COMPLIANCE STATEMENT MANDATORY MEASURES CHECKLIST FOB SPECIFIC REQUIREMENTS I PROS IDE AENTILATLITY OF ALL JOIST, STUD AND RAFTER SPACES ENCLOSED BY BUILDING ASSEMBLIES BETWEEN HEATED AND UNHEATED AREAS INCLUDING A1TICS BASEMENTS. ROOFS SOFFITS PARAPET AND RAILING SYALLS. ETC FALL DOORS BETWEEN HEATED AND UNHEATED AREAS SHALL RE PROVIDED WITH WEATHER STRIPPING AND THRESHOLDS. K.ALL PROPERTY LINE WINDOWS (INDICATED ON DRAWINGS DVI SHALL HE STEEL SASH WITH FIXED WIRE GLASS. WITH SPRINKLER HIND PROTECTION PER SE BUILDING CORE SECTION 53 PROVIDE MOISTURE RESISTANT GYPSUM WALL BOARD (MR UWB) ON ALL BATHROOM WALLS DO NOT USE A CONTINUOUS VAPOR HARRIER REBIND SIR EBB PROS IDE All POUND ROOFING FEEL BEHIND FINISH SURFACE OF ALL TUB SHOW FT SURROUNDS. LAPPING ALL SPANS DO NOT USE MB GWB ON BATHROOM CEILINGS, USE H U TYPES OWR MECHANICAL AND ELECTRICAL: IMECR.SNICAL AND ELECTRICAL WORK SHOWN ON DRAWINGS IS SCHEMATIC IN NATURE CONTRACTOR TO CONFIRM FINAL LAYOUT WITH ARCHITECT, PRIOR TO PROCEEDING WITH WE WORK 2. AU. WORK TO RE PERFI1RMEO UNDER SEPARATE. PERMIT. 3 PARKING GARAGE(S). CORRIDORS AXIS STAIRS SHALL RE VENTILATED AS REQUIRED PER CODE 4 PROVIDE EMERGENCY I EXIT LIGHTING ST ALL EXIT RAMS OF TRAVEL AS REQUIRED PER( )DE ALL INTERIOR COMMON AREA UGHT FIXTURES. ETC SHALL RE PROVIDED WITH SWITCHING VIA CENTRAL PHOTO ELECTRIC SENSOR WITH CIMER CLOCK SWITCH OVERRIDE UNLESS OTHERWISE SPECIFIED K PARKING GARAGE(S) AND ALL OTHER COMMON AREAS NOT SERVED BY DAY LIGHTING WINDOWS, SHALL REPROVIDED BlUR ELECTRIC LIGHTING 24 HOURS PER DAY, UNLESS SPECIFICALLY NOTED OTHERWISE - STAGOER ALL ELECTRICAL AND MECHANICAL ITEMS IN ALL DEMISING WALLS AND FLOORS BETWEEN UNITS TO MAINTAIN ASSEMBLY S ACOUSTICAL RATINGS SEE SPECIFICATIONS AND DLTAJLS FOR SPECIFIC REQUIREMENTS H ALL ELECTRICAL RECEPTACLES IN DAMP LOCATIONS TORE GROUND FOUL INTERRUPTER (1 I AS REQUIRED PER CODE WATERPROOFING: IALL SHEET METAL WORK TO REIN ACCORDANCE WITH CURRENT EDITION OF SMA.CNS STANDARDS, PROVIDE GALVANIZED SHEET METAL FLASHING AT ALL WINDOW AND DOOR HEADS INSTALL I NDER FYTERIOR SIDING OR CEMENT PLASTER AND RI ILLAING PAPER AND OVER HEAD FRAME OF ALL NEW DOORS AND LAUNLIOLSS PROVIDE ADDITIONAL CLASHING MEMBRANE PER STANDARD WINDOW FLASHING DETAIL (SEE DETAIL SHEETS) AROUND ALL WINDOAS SOD DOOR OPENINGS APROVIDE GALVANIZED SHEET METAL FLASHING AT ALL ROOF CONDI11S INCLUDING BU-F. T LIMITED TO PERIMETER EDGES. VALLEYS, PARAPET CAPS. WALL KOOF INTERSECTIONS. R)OOF PENETRATIONS ETU SEE DETAIL SHEETS FOR SPECIFIC REQUIREMENTS 1)11 pr In: Usil: 2 5 & IL. 111 SL.Urdcrd 5RIE:R:pscel prvided fr UllIl I BUILDING AREA CALCULATIONS: PARKING GARAGE En,: On# 555 SQ.FT Tll: Tw lid 11cc 56 HIliFer IDS TOTAL GARAGE AREA 1,42 SQFL RESIDENTIAL UH:IOHe. I,76SQFT C:::! Tw: ()11 I n:i Th:e. (,RSR E n:ifl 7,39 TOTAL UNIT AREA 6,6 SQFT. COMMON AREAS SQF. GROSS RESIDENTIAL AREA: 6, SQ.FF. TOTAL GROSS FLOOR AREA: 8,22 SQST BUILDING DEPARTMENT NOTES 27 CaI:fOm:a Building Cde with San FlarRD Amendments. 27 Califrnia MnvSBr:ReI. FIeD:ea( and Plumbing CRAGS with San Francisc AmerdmIOJS, 27 Dab FlavARR Fire CIII), 27 Dan F,BnDISRB HH4AiR9 1dB 27 Cal IRVS:a KrRrgH Cde FOUR STORY BUILDING TerIaed Building InIRw:g Trade 4 slvnyn manlrnurl each Slp. CONSTRUCTION TYPE DenIes Hu:Id:Sg 4 SlIT Ba SleD TYPE V-A. Re-Slur, wd flame cisrirudirn OCCUPANCY CLASSIFICATION: Mixed Use PHI sec. 55 DIIUP B 21 Grup U p1115 garage OCCUPANT LOAD Tw mdaflr f 9lCSS 1)5(1)4 Tw means In E9O5R plrclded IBI each cr15 WI snpanal:o 1 1(3diagnal RI anna Snrued per set ins) n nxcrpiro 2 Unit SIRS) silly iwsnrlls typ 15:1 lcated at steel level TaB mnlns Ii egress pmu:ded at TeRn 2nd BOOr IS 5 5) ev lad 5) and 3rd flrs lad 3) Cmply with table lois 1 Cmmn path f egress iravelbapflnrn:slaihih I IT. Rlmples with bth nnlapl:bn 4 and Wig S Osenn:I IB9U:lRdlRr U P1165g Dar age use, Maximum Fr U garage) 3 ST 51 ext pmu:ded Tram each Garage ALLOWABLE AREA R-2 Area OR:t per stry per tabln 53 12, M., FIIIH Spnnklened 51:14:59 24.R MawrrxLcm Stry Area OmpSad Cmplies U Garage maximum area allwed: 3 SI PRI Dm Maximum Garage Area per stry prpsed, 1,15 Si. CBmpILen Building Csnpl.es with ACCESSIBILITY Units 1,2,3 and 4are eahmri frm disabled aesns rnqu:reninsls Par Sectin 11 5A, Test #n-dnusual Characteristics Unit Sn Iss:bln FIRE SPRINKLERS ARIBmaI: Fine SpnnkJel SySIRm :R neu red:r B 2 fur slims building ml Sectin 542 Apprved AulliRmalK Fire bpnnklenn System NFPA 13,n accrdance with SROi)Rn 93.3A1 prsded NOTE Ann S9IR be under separate pnnn:i DPW STREET IMPROVEMENT NOTES AERIAL VIEW I 1 e q I7L 4 DRAWING INDEX A-1 COVER SHEET A-2 SITE / ROOF PLAN A-21 BASEMENT FLOOR PLAN A-22 FIRST FLOOR PLAN A-23 SECONDD FLOOR PLAN A-24 THIRD FLOOR PLAN A.25 FOURTH FLOOR PLAN A-26 FIFTH FLOOR PLAN A-31 WEST/STREET ELEVATION A-31. WEST ELEVATION W/ADJACENT BLDGS A.32 NORTH/STAIRS ELEVATION A-33 EAST ELEVATION I A-33. EAST ELEVATION I W/ADJACENT BLDGS A-34 SOUTH ELEVATION A.41 SECTION AA A-SO! BOLCK VIEW PHOTOS A-52 ADJACENT BUILDINGS FACADE PHOTOS A-53 ADJACENT BUILDINGS FACADE PHOTOS A-61 AERIAL VIEW A-62 ISOMETRIC VIEW A-63 DIGITAL MODEL A-64 SITE DIGITAL MODEL PHOTOMONTAGE A-65 PROJECT RENDERIGS U) 1- U) Sheet Title I- Ui Ui C,, Ui C) PIIf)I C, Z w - I WI- 5 ca UJ I E E5 1_ c< c g Ce_j 14 LULL O CL Z p-ri) In 4 ALL NEW EXTERIOR FINISHES TO RE INSTALLED OVER A MINIMUM MOISTURE BARRIER OF OF TWO LAYERS OF IS POUND (GRADED) BUILDING PAPER DPW RAM SITE MEETING REQUIRED. CALL TO ARRANGE APIOINTSIENT WITH INSPECTOR OFFICIAL SIDEWALK SLOPE IN 1)5 PER FOOT RISE FROM CURB GRADE TO PROPERTY LINE SUU ENTRANCES, BOTH PEDESTRIAN AND VEHICULAR, SHALL MEET SIDEWALK GRADE ALL RAMPING SHALL HF INSIDE OF PROPERTY LINE DRIVEWAYS AND SIDEWALKS MUST CONFORM TO CITY REQI IRUMEN TS FOR FURTHER INFORMATION CALL BUREAU OF STREET USE& MAPPING, nra/ar: ALL ENCROACHMENTS INTO OFFICIAL STREET OR SIDEWALK AREAS MUST HE GRANTED IN WHITING BY THE DIRECTOR OF PT HUC WORKS ORBS RESOLUTION OF THE BOARD OF SUPERVISORS ALL RAMPING Ti BE INSIDE PROPERTY LINE A SEPARATE PERMIT REQUIRED FROM BUREAU OF STREET USE & MAPPING FOR POTTED PLANTS & STREET TREES IN SIDEWALK AREAS FOR FURTHER INFORMATION CALL, DPW I BSM SIGN OFF REQUIRED ON JOB CARD PRIOR TO Del FINAL PER 611, OF PI,A411N)N& REOS OF 12/2/ 1 ALL WORK IS SUBJECT TO THE CONDITIONS NOTED ON PENDING DPW STREET IMPROVEMENT PERMIT WHERE APPLICABLE! DATE 12//5 SCALE: lets 5 4 EASEMENT DRIVEWAY VIEW (LOWER END) A-1

32 N NOTE SHOVN EXISTIN6 LOT AREA REFLECT ACTUAL DIMENSIONS PER SURVEY AND SURVEYORS CLOSURE CALCULATIONS / I I / LU ILl _.l cn g8 4 LU _l 4 xm /. LOT S 17,716,SF TO BPLIT IN PAR LS A" & "B N 2" I- a: a: c J; U) I- Z lu - ISTING 14 UNIT BUILDING PARCEL B LOT AREA SF Lu TRASH LOADING Sheet titte-. U- 415 / LU I c) // N EL Prject LLI In I- - C.) J VISTA LANE PUBLIRIGHTOFWAY PROPOEO NEW 4 UNIT BUILDING PARCEL "A" LOT AREA / 6,31 F S.F. ZONING LOT AREA 5,77 SQ.FT. 4S5 / I / / _ r IT c / I BUS STOP TWIN PEAKS PARK AREA I_c< Ce.1_1 Cl) LULL LU IX L&. UC.) Ui < l< Z F-Cl) m O. Al Al Al ZL 5/12/jO PER 115 OF PLMNjN& REO SOF 12/2/OP Date; 12/5/OS O (AJACENT BL) A-2 f eheet

33 LU ILl -I aa a w 2 -J I- ZL L Sneer T!11e -J IL. I- LU uj a. Pmject Ow I ) a I- - J D C.) -J Cl) -- U, le l_ c< U) (lj uj w ric LL ILl < Z p-u) m Q. A Al A A & 1S/tO LA 4 IT LAYOUT A PER NOTIOS OF PLANNING REGSOF 12 2/OS Date. 1DIUOU SIe. 1/4=r- A-21 Of sheets

34 w Ui m j 4 Ui 4 I- H -I I- ZL cn Sheet Sil -J U- I- (I) Prjehi w In x C.) UJ -J In :3..Z CD< Ceelj C Ui UJ xll. Q (.)Z O Ix Ui Z t m a. A 4/15/1 La 4 UNIT LAYOUT LI\ 5/12/1 PER NOTICE OF P.ANNIN& RSOSOF 12/2 /OP Dte 12/5/OS Sale 1/4=1 - A-22 f sheets

35 C, LU LU -J w _l I- -j I a:- cts F- - (n : 1 Sh1 File J U. O C.) LU ca 9L Prject U., I- - UJ J U, LLI. U. w (.)C.) Ix Ui '(. RevSIOnS A b/15/1 4 UNIT UAeOUT Al 5/12 Seth PER NOTICE OF PANNlN& REOSF 12/2/ON 12/S/OS - A-23 I el sheeth

36 C, w w I c6 H U) H I ZL H1 < F tfl Sheet Title: j U- FE IQ. Prject C)! O () Z i LU QQ a. A &/1/1O /lls 4 UNIT LAYOUT Al 5/12/tO PER NOTICE OF PLANNlN SEOSOF 12/2/OS Sete 1 2/3/5 - A-24 f sheets

37 C, LU Lu flit LU _l U U) I ZL < U) Sheet PIle j U- I U_a- Prject UI U, T -J UI UJ C.)Z Lu 4 _1< Z N-CO O. Z4 A (1/15/1 La 4 UNIT LAYOUT Li\ 3/12/1 PR 5115 OF PLANNING R5OSP 12/2/ON Date 12/5/5 S4e 1/4- A-25 Of sheets

38 Ui Lu _.l a U _l t5 (I) F- Zb (n - Sheet TtIe j U- IZ I-. U- Prnject a I- ao LLJ I ) C U) 9 C4 _I Ui IU Lk Ui < 1< Z i.c. AS A &1S/1 4 UNIT LAYOUT Al 3/12/1 FSS 5114 OF PLANNIN& REOSOF 2 2/F Dete s A-26 f sheets

39 I I I I I i APJACENT BL 4 MAX. UT. LINE CR. SLS. FROM CURS w lu I AN&LEO SlOE OF SLO&. RECEIN ADJACENT 5L2- ELEVATIONS KEY p ROOF. S COAT CEMENT PLASTER/STUCCO INTSRRAL COLOR FIN (T -ep) EL. -M5.35 ANOPIZED ALUM. F4INDOY5 ANt2 DOORS (rf) I ANODIZED ALUM. DECORATIVE SRATE / IN FRONT OF OPEN STAIRS 4 uj ANODIZED ALUM. DECORATIVE 4RATE BALCONY RAILLN ANODIZED ALUM. TRIM 1- FIFTH FL. -.-EL. 75S55s PERFORATED ALUMINUM PANEL SECTIONAL &ARA&E DOOR RECESSED ENTRANCE PORCH 6LASSSLOCK REINFORCED CONCRETE FALL c - H/ -H Ar FOURTH FIT. - 1< (I) THIROFL. EL ENTRANCE SLDSCRLINE+ Sheet Title DOFNUILLFUSLIC STAIRS BEYOND - j U I U) lii Prject PUBLIC RISHT OF INAY BEYOND FRONTAL VIE$U L. C, OFENSPACE SETr4EEN BLD4S _ UJ < (I) W1 U LL Ix u O U 4 _j< Z -- U4) Revisins - As DRIVE SAY AT BOTTOM OF HILL BEYOND IL - ZL Dte 5/15/1 4 UNIT LAYOUT 12/5/5 A41 f sheets

40 FIF EL _ 14TL]- 11 r rn 9 (s >. >1 /4).>.>> U U U -._. > >. II, PII II II 1 li _: - - (p j] -HINGE LINE -UI ZI r Im 1I - (p Z r I E NEW 5 UNIT BUILDING 7 CRESTLINE DRIVE SAN FRANCISCO f BLOCK 2845 LOT 5 PARCEL A NTOS & URRUTIA LEONARDO ZYLBERBERG 1331 Harrisn Street Architect San Francisc, CA 9413 (415) Ve i@larchitect.cm (415) Fax

41 c= Ui -I Lu Cd I- U) I- - U) Sheel flue Ui 1 Ui I P,jeCt j Ui(s1) In Z CD< N1 WIL UJ Z Rev sins ZL A A A A 15/1 A 4 UNIT Ode A42 f sh~ils

42 I I ALj4T. LINE BLDG. FROM CURB FL. APJAENT BL&, Lu m Lu j AJAENT8L. 5ECOND EETBAK (STEP 2) ROOF. EL, ECOND SEAK (5TEF2) - - ROOF. flfl EL. T75,E5 Lu F IFTH FL. EL U FIFTH FL. EL. T&535 FIRST 5ETBAr~K (1) F- FL. U) FIST 5E1BACK (STEP 2) TF4IRFU. Sheet Title LOUJM - E. w j U I- U) U Prject:! O C.) UJO, Z c< Cl) 1 1 i UJIL uj LI. ()e) W 4 Z j< I -Cl) O. Revistns AS AS Al c,ar FORT9 BABEMENT 4/15/1 4 UNIT EL Dte. ELEVATION A-33 f sheets

43 3O )tjt rrn }rn C > rnt ct - l r IS I L r ADJACENT BUILDING) I NEW 5 UNIT BUILDING I EAST ELEVATION 1. I II 7 CRESTLINE DRIVE (NORTH-EAST SIDE I SAN FRANCISCO FRONTAL VIEW WIFULL BLOCK 2845LOT 5 I _ PARCELA 1 SANTOS & URRUTIA - LEONARDO ZYLBERBERG - I Harrisn Street Architect San Francisc, CA 9413 (415) Vice I@IarchitecLcm (415) Fax

44 I U Ch / 4 MA(. HT. LINE C,R. SLP&. FROM CURS LINE 1 FROM FRONT PROPERTY LINE lii ALIGN STEP SETSAK P/FAE OF ADJACENT -WLOS. IN FORESRV 5L6 STEP BEYOND LUE VIE ROOF. EL. T15.35 Z w rim 2A FIFTH FL. EL tt- I I LI IL IL PVP4EOFAOL4ENT 5LS IN P OPEN STAIRS ROOF BEYOND FOURTH FL. - EL U) F- - U) I :: -4- Sheet rue I:. - U -J Ui I I- Cl) I :: FL P,jecl Q w U, GRADE 45% - FIRST FL. I- UJ u_i - F w It w LL. () O Ix U < Z F-Cl) m Q. EL Rev!NOnS Al BASEMENT EL 71.5 PRIVATE DRIVEWAY EASEMENT 5/15/ LAYOUT Date, 12/5/6 A-34 1 sheets

45 I L LINE 1 FROM FRONT PROPERTY LiNE \ 4 M(. HT LINE GR. SL& FROM CURB \ \ LU,, j S. - 35, FL: 11 FIFTH FL. EL 75 S5 w ROOF TERRACE FIFTH FL. ca E U) I EL, I- _TERRACE II FOURTH FL. EL THIRD FL OPEN STAIRS ROOF BEYON D IIuI - - _ - ROOFTERRACE Li _ UNIT GARAGE UNIT5 DRIVEWAY/ ACCESS RAMP 112 / SIDEWALK CRESTLINEDRIVE EL THIRD FL. MMI CURB OF 5LDr, UNIT1 (E)GRADE *1-45% SECONOFL ENTRANCE - SWN FL EL 1555 uj CO ELI GRADE PLANE LU Ln FIRST FL. :l:hhh EL UNIT - _ CD Re,sins GARAGEUNIT A PRIVATE DRIVEWAY EASEMENT -- - (E) PUBLIC STAIRS IN FOREGROUND A A EL " /1 / 11 - A 4 UNIT LAYOUT Date. 12/5/8 STEP 1 - BASEMENT + 2 STORYS STEP 2-4 STORYS STEP 3-4 STORYS 1 HR FRAMING CONCRETE A-41 - f shoelo

46 EXHIBIT B EXISTING CONDITIONS A-51 BLOCK VIEW PHOTOS A-52 ADJACENT BUILDINGS FACADE PHOTOS A-53 ADJACENT BUILDINGS FACADE PHOTOS

47 III N _I c5 c H ZL..<I -ft LL BLOCK VIEW FROM NORTH OF SITE LOOKING SOUTH ALONG PARKRIDGE DRIVE Sh T U U -ix a. =! X LL P-61 PEI 4O11f Q RESQF Z21q Dt BLOCK VIEW FROM CL OF SITE LOOKING SOUTH ALONG CRESTLINE DRIVE B! U( K \!L\ I Ru\1 1, ui iii LOOKING NOR i H ALONG CRESTLINE DRIVE [AO1 f h

48 I DO ru C ru ru ru Cn ru 9 I. U. amng... I! Tr SITE PERMIT t NEW 5 UNIT BUILDINGS ADJACENT BUILDINGS 7 CRESTLINE DRIVE FACADE PHOTOS SAN FRANCISCO BLOCK 2845 LOT PARCELA SANTOS & URRUTIA LEONARDO ZYLBERBERG HHHI 1331 Harrisn Street Architect San Francisc, CA 9413 (415) Vice I'!archulect.cQfn (415) Fax

49 LU LU I t J I- U) I- U) VIEW OF SOUTH BUILDING NORTH FACADE FROM DRIVEWAY VIEW OF NORTH BUILDING SOUTH FACADE FROM DRIVEWAY Sheet Sil (I) (1) LLiW < <11. Prjel VIEW OF SITE FROM DRIVEWAY d j U) i- -3 1: 1< D Cl) 1 J U, W UJ LU< Z IeCl) D. VIEW OF SOUTH BUILDING FACADE FROM DRIVE\AY APPROACH VIEW OF NORTH BUILDING FACADE FROM DRIVEWAY APPROACH At S/12/1O PSR 5115 OF PNING RSOSOF 12/2/O 3, 12/1 Date scale A5O ets

50 EXHIBIT C 3D MODEL - RENDERINGS A-61 AERIAL VIEW A-62 ISOMETRIC VIEW A-63 DIGITAL MODEL A-64 SITE DIGITAL MODEL PHOTOMONTAGE A-65 PROJECT RENDERINGS

51 - - 7 CRESTLINE DRIVE C) SAN FRANCISCO BLOCK 2845 LOT 5 PARCEL A NEW 4 UNIT BUILDING SITE AERIAL VIEW SANTOS & URRUTIA LEONARDO ZYLBERBERG 1331 Harrisn Street I I I Architect San Francisc, CA 9413 r, IF 4 1 (415) Vice - I@)arc5ltectcm 415) Fax

52 I I I - NEW 4 UNIT BUILDING 7 CRESTLINE DRIVE C) SAN FRANCISCO BLOCK 2845 LOT PARCEL A ISOMETRIC VIEW arch - SANTOS & URRUTIA LEONARDO ZYLBERBERG 1 - F- LZ Architect San Francisc, CA l@larchitect.cm 1331 Harrisn Street (415) Vice 415) Fax

53 I rn H rn -Il rn H rn 11 H C r1 COD Cn NMI rn H rn C rn rri -, NEW 5 UNIT BUILDING DIGITAL MODEL SANTOS & URRUTIA LEONARDO ZYLBERBERG OOQ 7 CRESTLINE DRIVE SAN FRANCISCO BLOCK 2845 LOT 5 PARCEL A 1331 Harrisn Street Architect San Francisc, CA 9413 (415) Vice I'Iarchitectcm (415) Fax

54 r.i. il ;.,e ILI.,.. -, ;., j;. e 4. 7 tc ; 1I $. I ::. k 1...J I. 4, * I#. -., q!o = 1rL r " w, :$ _, I Zm 171 4I S Ilk - JX- r - - n 4 / t:i&ti wj iwm :;. NEW 4 UNIT BUILDING 7 CRESTLINE DRIVE C) SAN FRANCISCO. BLOCK 2845 LOT 5 PARCEL A SITE PHOTOMONTAGE SANTOS & URRUTIA! LEONARDO ZYLBERBERG Harrisn Street Architect San Francisc, CA 9413 FFI (415) Vice IarcSte.m 415) Fax

55 H a- -Il C) rn IN C rn H 2 C 2 I Uj fli NEW 4 UNIT BUILDING OPEN SPACE SANTOS & URRUTIA LEONARDO ZYLBERBERG RENDERINGS 7OCRESTLINEDRIVE C) SAN FRANCISCO - L... i... (71 L I 7 irrh 1331 Harrisn Street Architect San Francisc, CA I@Iarchitect.cm (415) Fan BLOCK 2845 LOT 5 - H Vice PARCEL A - --