Discretionary Review Full Analysis HEARING DATE APRIL 21, 2016
Date: April 14, 2016 Case No.: 2015-002243DRP/VAR Project Address: 1615-1633 Grant Avenue 12-26 Medau Place Permit Application: 2015.0227.9626 & 9627
Zoning: RM-2 40-X Height and Bulk District Block/Lot: 0088 / 005 Project Sponsor: Paul C. Okamoto Okamoto Saijo Architecture 18 Bartol Street San Francisco, CA 94133 Staff Contact: Claudine Asbagh – (415) 575-9165 [email protected] Recommendation: Take DR and approve the project with modifications.
PROJECT DESCRIPTION
The Project consists of alterations to the existing vacant buildings including the reconfiguration of 16 existing dwelling units (four would expand into ground-floor storage space), reconfiguration of the interior courtyard stairs, and the addition of roof-top decks and four stair penthouses on the Grant Avenue building.
SITE DESCRIPTION AND PRESENT USE
The Project is located on a rectangular through lot on the west side of Grant Avenue near the intersection of Filbert Street and Grant Avenue, Block 0088, Lot 005. The development site contains 91.5 feet of frontage along Grant Avenue and Medau Place. The project site is located within the RM-2 (Mixed, Moderate Density Residential District) and the 40-X Height and Bulk District and the Telegraph Hill – North Beach Residential Special Use District. The site measures 7,771 square feet and is currently occupied by a two-story over basement residential building containing 8 dwelling units that fronts onto Grant Avenue, and a two-story residential building containing 8 dwelling units that fronts onto Medau Place. A narrow central courtyard with stairs that access the second floor units separates the two buildings. Both buildings are currently vacant.
The building is located in the Upper Grant Avenue Historic District and is eligible for the National Register as a contributor to a national register eligible district.
www.sfplanning.org Discretionary Review – Full Analysis CASE NO. 2015.00243DRP/VAR April 21, 2016 1615-1633 Grant Street & 12-26 Medau Place
SURROUNDING PROPERTIES AND NEIGHBORHOOD
The property is located on the west side of Grant Avenue within the Moderate Density Mixed Residential District (RM-2), and the Upper Grant Avenue Historic District. The RM-2 District extends along the western side of Grant Avenue and is generally surrounded by the North Beach Commercial District with RH-3 located directly across Grant Avenue (east) and Greenwich Street (north). Uses in the immediate vicinity are primarily residential with structures ranging in height from two to three stories.
BUILDING PERMIT APPLICATION NOTIFICATION
REQUIRED NOTIFICATION TYPE DR FILE DATE DR HEARING DATE FILING TO HEARING TIME PERIOD DATES December 21, 311 January 20, 30 days 2015 – January April 21, 2016 92 days Notice 2016 20, 2016
HEARING NOTIFICATION
REQUIRED ACTUAL TYPE REQUIRED NOTICE DATE ACTUAL NOTICE DATE PERIOD PERIOD Posted Notice 20 days April 1, 2016 April 1, 2016 20 days Mailed Notice 10 days April 12, 2016 April 11, 2016 11 days
PUBLIC COMMENT
SUPPORT OPPOSED NO POSITION
Adjacent neighbor(s) 0 0 0 Other neighbors on the block or directly across 1 1 0 the street Neighborhood groups 0 0 0 Other parts of 2 (this includes the DR 1 0 neighborhood Requestor)
SUPPORT Letters that support the project express a desire to have the building updated and occupied. Additionally, the project sponsor made modifications to penthouse locations in response to concerns raised by the neighbor across Grant Avenue.
OPPOSITION
2 Discretionary Review – Full Analysis CASE NO. 2015.00243DRP/VAR April 21, 2016 1615-1633 Grant Street & 12-26 Medau Place
Letters that oppose the project express concerns over the roof decks and number of penthouses as well as potential disruptions from construction activity.
DR REQUESTOR
Theresa Flandrich, 515 Lombard Street, San Francisco, CA 94133. The DR Requestor is within an approximate 700 foot radius from the project site.
DR REQUESTOR’S CONCERNS AND PROPOSED ALTERNATIVES
Issue #1: The DR requestor believes that the project violates the Planning Code’s Priority Policies listed in Section 101.1(b)(2) – (3) that prioritize the conservation and preservation of existing housing and neighborhood character. Specifically, the reconfiguration of the units and construction of new roof decks is representative of a development pattern that contributes to the displacement of long term residents.
Issue #2: The DR requestor believes that four staircase penthouses would be excessive for the site.
Proposed Alternatives: The Requestor has not provided any alternatives and contends that the project should be denied.
Reference the Discretionary Review Application for additional information. The Discretionary Review Application is an attached document.
PROJECT SPONSOR’S RESPONSE
The building has been in disrepair for a long time and the owners did not have the income stream to maintain the building. The repairs are badly needed and the reconfiguration will help to provide open space for units that currently have none. In addition, the project would create a more simplified and code compliant layout for the courtyard stairways and internal flow of the units. The property has been vacant for eight years and this project would allow the building to be occupied again.
Reference the Response to Discretionary Review for additional information. The Response to Discretionary Review is an attached document.
PROJECT ANALYSIS
Issue #1: As previously mentioned, the project’s scope of work consists of alterations to existing buildings including the reconfiguration of 16 existing dwelling units, reconfiguration of the courtyard stairs, and the addition of roof-top decks and four stairway penthouses on the Grant Avenue building.
The number of dwelling units will remain the same, with the number of bedroom changing due to the addition of common living areas. Currently the site has 12 three-bedroom units, and four two-bedroom units. When complete the site will have four one-bedroom units, eight two-bedroom units, and four larger three-bedroom units. As a result of the courtyard reconfiguration, the buildings will have greater separation and thus lessen an existing non-conforming situation. No tenants are being displaced as a result of the project as the buildings are currently empty.
3 Discretionary Review – Full Analysis CASE NO. 2015.00243DRP/VAR April 21, 2016 1615-1633 Grant Street & 12-26 Medau Place
Issue #2: Subsequent to the filing of the DR, the project was reviewed by the Residential Design Team (RDT) for consistency with the City’s Residential Design Guidelines. RDT recommends that the project sponsor remove the rooftop penthouses for the private roof decks and replace with hatches.
ENVIRONMENTAL REVIEW
The Department has determined that the proposed project is exempt from environmental review, pursuant to CEQA Guideline Sections 15301.
RESIDENTIAL DESIGN TEAM REVIEW
RDT reviewed the project on March 23, 2016. RDT recommends that the project be modified to remove the proposed penthouses. The cumulative effect of rooftop appurtenances diminishes the character of the building. Private open space could be accessed via roof hatches.
BASIS FOR RECOMMENDATION
Take Discretionary Review and approve the project with modifications
. The reconfiguration of the units creates more common living space and will allow living areas to be located adjacent to the internal courtyard. . The project does not remove any dwelling units or displace any tenants. . The reconfiguration of the units will create a more code compliant layout for the courtyard stairways and allow for greater separation between buildings on the lot. . The project has been reviewed by a preservation planner and found to be consistent with the Secretary of the Interior Standards for rehabilitation. . The construction of four new roof top penthouses would detract from the character of the building and should be redesigned so that the private decks are accessible by hatches. Removing the penthouses will allow the project to move forward and remain consistent with residential design guidelines.
RECOMMENDATION: Take DR and approve the project with modifications.
ATTACHMENTS Block Book Map Sanborn Map Zoning Map Aerial Photographs Context Photos Section 311 Notice DR Application Response to DR Application dated March 21, 2016 Reduced Plans
4 Discretionary Review – Full Analysis CASE NO. 2015.00243DRP/VAR April 21, 2016 1615-1633 Grant Street & 12-26 Medau Place
5 Parcel Map
Project Site
Case No. 2015.002243DRP/VAR 1615-1633 Grant Ave., 12-26 Medau Place Discretionary Review/ Variance Sanborn Map*
Project Site
*The Sanborn Maps in San Francisco have not been updated since 1998, and this map may not accurately reflect existing conditions.
Case No. 2015.002243DRP/VAR 1615-1633 Grant Ave., 12-26 Medau Place Discretionary Review/ Variance Aerial Photo
Project Site
Case No. 2015.002243DRP/VAR 1615-1633 Grant Ave., 12-26 Medau Place Discretionary Review/ Variance Zoning District Map
Case No. 2015.002243DRP/VAR 1615-1633 Grant Ave., 12-26 Medau Place Discretionary Review/ Variance Height and Bulk Map
Case No. 2015.002243DRP/VAR 1615-1633 Grant Ave., 12-26 Medau Place Discretionary Review/ Variance REVISIONS DATE
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SHEET A5.2B 1650 Mission Street Suite 400 San Francisco, CA 94103 NOTICE OF BUILDING PERMIT APPLICATION (SECTION 311/312)
On February 27, 2015, the Applicant named below filed Building Permit Application Nos. 201502279626 and 201502279627 with the City and County of San Francisco.
PROPERTY INFORMATION APPLICANT INFORMATIO N Project Address: 1615-33 Grant Ave /12-26 Medau Pl Applicant: Paul C. Okamoto Cross Street(s): Filbert St & Pardee Aly Address: 18 Bartol Street Block/Lot No.: 0088/005 City, State: San Francisco, CA 94133 Zoning District(s): RM-2 / 40-X Telephone: (415) 788-2118
You are receiving this notice as a property owner or resident within 150 feet of the proposed project. You are not required to take any action. For more information about the proposed project, or to express concerns about the project, please contact the Applicant listed above or the Planner named below as soon as possible. If you believe that there are exceptional or extraordinary circumstances associated with the project, you may request the Planning Commission to use its discretionary powers to review this application at a public hearing. Applications requesting a Discretionary Review hearing must be filed during the 30-day review period, prior to the close of business on the Expiration Date shown below, or the next business day if that date is on a week-end or a legal holiday. If no Requests for Discretionary Review are filed, this project will be approved by the Planning Department after the Expiration Date.
Members of the public are not required to provide personal identifying information when they communicate with the Commission or the Department. All written or oral communications, including submitted personal contact information, may be made available to the public for inspection and copying upon request and may appear on the Department’s website or in other public documents.
PROJECT SCOPE Demolition New Construction Alteration Change of Use Façade Alteration(s) Front Addition Rear Addition Side Addition Vertical Addition PROJECT FEATURES EXISTING PROPOSED Building Use Residential Residential Front Setback None No Change Side Setbacks None No Change Building Depth 41 feet (front building) 40 feet (front building) 33 feet (rear building) 30 feet (rear building) Rear Yard 8 feet No change Building Height 40 feet (front building) No Change 33 feet (rear building) Number of Stories 3 stories (front building) No Change 2 stories (rear building) Number of Dwelling Units 16 16 Number of Parking Spaces 0 0 PROJECT DESCRIPTION The proposed project is for the interior and exterior alteration of two existing structures with 16 dwelling units (8 units in each structure). All units will be reconfigured; 4 of the 8 units that face Grant Avenue will be enlarged to create two-level units by combining existing ground floor storage area with each unit. The existing footprint of each unit along the center courtyard will also be reconfigured (without changing the overall area). The existing non-conforming stairs and porches within the courtyard will be replaced with new stairs that meet current Building Code requirement and new roof decks will be provided on each structure to provide additional common and private open areas for the existing units, all outside of the required rear yard area. For more information, please contact Planning Department staff: Planner: Lily Yegazu Telephone: (415) 575-9076 Notice Date: 12/21/2015 E-mail: [email protected] Expiration Date: 01/20/2016
GENERAL INFORMATION ABOUT PROCEDURES
Reduced copies of the proposed project plans have been included in this mailing for your information. If you have questions about the plans, please contact the project Applicant listed on the front of this notice. You may wish to discuss the plans with your neighbors or neighborhood association, as they may already be aware of the project. If you have general questions about the Planning Department’s review process, please contact the Planning Information Center at 1660 Mission Street, 1st Floor (415/ 558-6377) between 8:00am - 5:00pm Monday-Friday. If you have specific questions about the proposed project, you should contact the planner listed on the front of this notice.
If you believe that the impact on you from the proposed project is significant and you wish to seek to change the project, there are several procedures you may use. We strongly urge that steps 1 and 2 be taken.
1. Request a meeting with the project Applicant to get more information and to explain the project's impact on you. 2. Contact the nonprofit organization Community Boards at (415) 920-3820, or online at www.communityboards.org for a facilitated discussion in a safe and collaborative environment. Community Boards acts as a neutral third party and has, on many occasions, helped reach mutually agreeable solutions. 3. Where you have attempted, through the use of the above steps or other means, to address potential problems without success, please contact the planner listed on the front of this notice to discuss your concerns.
If, after exhausting the procedures outlined above, you still believe that exceptional and extraordinary circumstances exist, you have the option to request that the Planning Commission exercise its discretionary powers to review the project. These powers are reserved for use in exceptional and extraordinary circumstances for projects which generally conflict with the City's General Plan and the Priority Policies of the Planning Code; therefore the Commission exercises its discretion with utmost restraint. This procedure is called Discretionary Review. If you believe the project warrants Discretionary Review by the Planning Commission, you must file a Discretionary Review application prior to the Expiration Date shown on the front of this notice. Discretionary Review applications are available at the Planning Information Center (PIC), 1660 Mission Street, 1st Floor, or online at www.sfplanning.org). You must submit the application in person at the Planning Information Center (PIC) between 8:00am - 5:00pm Monday-Friday, with all required materials and a check payable to the Planning Department. To determine the fee for a Discretionary Review, please refer to the Planning Department Fee Schedule available at www.sfplanning.org. If the project includes multiple building permits, i.e. demolition and new construction, a separate request for Discretionary Review must be submitted, with all required materials and fee, for each permit that you feel will have an impact on you. Incomplete applications will not be accepted.
If no Discretionary Review Applications have been filed within the Notification Period, the Planning Department will approve the application and forward it to the Department of Building Inspection for its review.
BOARD OF APPEALS
An appeal of the Planning Commission’s decision on a Discretionary Review case may be made to the Board of Appeals within 15 calendar days after the building permit is issued (or denied) by the Department of Building Inspection. Appeals must be submitted in person at the Board's office at 1650 Mission Street, 3rd Floor, Room 304. For further information about appeals to the Board of Appeals, including current fees, contact the Board of Appeals at (415) 575-6880.
ENVIRONMENTAL REVIEW
This project has undergone preliminary review pursuant to California Environmental Quality Act (CEQA). If, as part of this process, the Department’s Environmental Review Officer has deemed this project to be exempt from further environmental review, an exemption determination has been prepared and can be obtained through the Exemption Map, on-line, at www.sfplanning.org. An appeal of the decision to exempt the proposed project from CEQA may be made to the Board of Supervisors within 30 calendar days after the project approval action identified on the determination. The procedures for filing an appeal of an exemption determination are available from the Clerk of the Board at City Hall, Room 244, or by calling (415) 554-5184.
Under CEQA, in a later court challenge, a litigant may be limited to raising only those issues previously raised at a hearing on the project or in written correspondence delivered to the Board of Supervisors, Planning Commission, Planning Department or other City board, commission or department at, or prior to, such hearing, or as part of the appeal hearing process on the CEQA decision. .r~~'F V.iMPFi `''/~ 7 ~+ . _ ~'I ~ O V ~~ V U
APPLICATION FOR Discretionary Review
Owneri"Applicant Infiormation
DR APPI_I~ANT'S NAME: Theresa Flandrich
DR APPIJCANT'S ADDfiESS: ZIPCODE. TELEP:~+~~NF. 515 Lombard St 94133 X415 ~7gg-2775
PROPERTY OWNER WHO IS DOItJ6 THE PROJECT ON WHICH YOU ARE REDUESTING DISCRETIONARY REVIEW NAME Grant Avenue Land Trust
ADDRESS ZIP CODE: TELEPtiCINF c/o Okamoto & Saijo, 18 Bartol St, San Francisco 94133 X41 S ~ 7gg-2118
CONTACT FOR DR APPLICATfON
Same as Above '~
ADDRESS. ZIP CODE: TELEPHONE
E-MAIL ADDRESS: tfla n drich@ya hoo.co m
2 Location end Classification
STREET ADDRESS OF PROJECT ZIP CODE: 1615-33 Grant Ave;12-26 Medau PI 94133 CROSS STREETS: Filbert &Pardee
ASSESSORS BIOCK/LDT: LOT DIMENSIONS LOT AFE4(SO ~: ZONING DISTRICT: HEIGHTBULK DISTRICT 0088 /005 7771 RM 2 40-x
3. Project Description
Wease check all that apply Change of Used Change of Hours ❑ New Construction ~-i Alterations ~ Demolition ❑ Other ~
Additions to Building: Rear ~ Front iJi Height I~ Side Yard ❑ Residential s" Present or Previous Use: Residential Proposed Use: 201502279626 Building Permit Application No. Date Filed: Z~Z~~z015
RECE1~`~ JAN 2 0 201 IT1(&COUNT°~t ~~ ~.r~ ~ AfiYM~NT 9 PLANNINGP1~ 4. Actions Prior to a Discretionary geview Request
Prior Rclion YES NO
Have you discussed this project with the permit applicant?
Did you discuss the project with the Planning Department permit review planner?
Did you participate in outside mediation on this case?
5. Changes Made to the Project as a Result of Mediation
If you have discussed the project with the applicant, planning staff or gone through mediation, please summarize the result, including any changes there were made to the proposed project. Community members have had repeated communications with the owners and their representatives for many years objecting to evictions and displacement of tenants and conversions of the property from affordable rental to upscale uses. Owners and their representatives have been unresponsive.
., SAN FgANGI5C0 PI.ANNI NG DEPARTMENT V.08.01-2012 CASE. NUMBER
Dis~retio~ar~ Reviev~ Request
In the space below and nn separate paper, if necessary, please present facts sufficient to answer each question.
1. What are the reasons for requesting Discretionary Review? The project meets the minimum standards of the Planning Code. What are the exceptional and extraordinary circumstances that justify Discretionary Review of the project? How does the project conflict with the City's General Plan or the Planning Code's Priority Policies or Residential Desib Guidelines? Please be specific and site specific sections of the Residential Design Guidelines.
This project is in the heart of residential North Beach and would complete the gentrification of this property in violation of Planning Code Section 101.1(b)(2)-(3) following the eviction of all the former residents of the building. The reconfiguration of the building is inconsistent with the historic and residential character of the neighborhood and will intrude upon views from the streets and neighbors in violation of Planning Code Sections 101.1(b)(7)-(8).
2. The Residential Design Guidelines assume some impacts to be reasonable and expected as part of constnzction. Please explain how this project would cause unreasonable impacts. If you believe your property, the property of others or the neighborhood would be adversely affected, please state who would be affected, and how:
Overall, the specific changes are a part of a pattern of gentrifying development impacting the neighborhood and fueling the displacement of long term residents. Reconfiguration of units plus the roof deck are a part of a formula for gentrification in other parts of the City, a process which should not be encouraged in Upper Grant. Moreover, this roof deck has a proposed four penthouse stairways (7'x7'/ 7'x10'), an unprecedented amount for buildings in the neighborhood (See roofplan on A1.0). (continued on attachment)
3. What alternatives or changes to the proposed project, beyond the changes (if any) already made would respond to the exceptional and extraordinary circumstances and reduce the adverse effects noted above in question #1?
The proposed roof deck, reconfiguration of the stairs, and other modifications should be rejected. Discretionary Review Application: 1615 Grant Ave. Page 9a
(continuation of #2) Allowing this expansive and visually intrusive roof deck and penthouse stairways will only beget more displacements and roof decks in the neighborhood. They intrude upon the visual and social character of the neighborhood and are also inconsistent with the historic design of the building which is in the National Register of Historic Places and in the Upper Grant Historic District of the California Historic Registry.
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Street view of 1616 — 33 Grant /~ppiicant's /affidavit
Under penalty of perjury the following declarations are made: a: The undersigned is the owner or authorized agent of the owner of this property. b: The information presented is true and correct to the best of my knowledge. c: T'he other information or applications may be required.
Signature:` ~O. 2/L ~`7~ ~— __ Date: `J 2`_-'-C~
Print name,an d indicate whether owner, or authorized agent:
Owner / thorized Agent (}ircle oneJ/
SAN FPANCISCO PLANNING DEPARIWENT V.O8.0].2012 CASE NUMBER: Far Stzff 4se only Discretionary Review Application Submittal Checklist
Applications submitted to the Planning Department must be accompanied by this checklist and all required materials. The checklist is to be completed and signed by the applicant or authorized agent.
REQUIRED MATERIALS (please check cortect column) DR APPLICATION Application, with all blanks completed ❑
Address labels (original), if applicable Q
Address labels (copy of the above), if applicable Q Photocopy of this completed application ❑
Photographs that illustrate your concerns Convenant or Deed Restrictions .,.
Check payable to Planning Dept. ❑ Letter of authorization for agent ❑ Other: Section Plan, Detail drawings (i.e. windows, door entries, trim), Specifications (for cleaning, repair, etc.) and/or Product cut sheets for new :. elements (i.e. windows, doors)
NOTES: ❑ Required Material. "- Optional Material. O Two sets of original labels and one copy of addresses of adjacent property owners and owners of property across street.
For Department Use Only Appli tion received by g De rtment:
B Date: -- _ ------Z ---- - j-
S HE E T I ND E X I ON F ORMAT IN E CTP ROJ ARCHITECTURAL P ROJECT ARE 3 1 2 1 24 MedauPlace 22 MedauPlace 16 MedauPlace 26 MedauPlace 20 MedauPlace 18 MedauPlace 1631 GrantAvenue 1629 GrantAvenue 1619 GrantAvenue 1617 GrantAvenue 1633 GrantAvenue 1627 GrantAvenue 1621 GrantAvenue 1615 GrantAvenue G ieSrnle om-0--+7 7 +75 +155 75 +132 +153 155 132 153 + 75 +155 +132 +153 -1902 - - - 0 - - - 1902 - - - - 0 0 - 0 0 - - - T - 1,902 Fire Sprinklier Room - Gas MeterRooms Room Laundry Trash Room Existing Storage G 14 MedauPlace 12 MedauPlace M M A5.2B A5.2 A5.1B A5.1 A4.2 A4.1 A3.2 A3.1 A2.3 A2.2 A2.1 A1.5 A1.4B A1.4 A1.3 A1.2 A1.1 A1.0 PARKING: FIRE SPRINKLERS: BUILDING BUILDING REAR YARDSETBACK: AREA: LOT OCCUPANCY: STORIES: BUILDING BUILDING ZONING: LOT:BLOCK / PROJECT r s n s o r r d t t e d t a a
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E N p p n o l l i A y y INGS t n i i n n - S g g -
Apartments Apartments B E Common (sq ft) u x 1 NONE EXISTING (NO CHANGE) NEW COMPLETESPRINKLERSYSTEM (NONE EXISTING) PENTHOUSES = 196 SF STAIRPROPOSED OF AREA CALCULATIONSPROPOSEDBELOW AREA, FOR PROJECTSEE AREA S.F.BUILDING14,671 GROSS-- EXISTING AREA PROPOSED R MEDAUCHANGE) PL(NO EXISTING =24'-6"ON AVCHANGE) (NO GRANT EXISTING =27'-3"ON APPLICATION)VARIANCE (PENDING EXISTING =16'-0" REQUIREDLOT = 21'-3"(MIN.25% OF DEPTH) S.F.7,777.5D) (91'-6"W X 85'-0" R-2 RESIDENTIAL (NO CHANGE) 3 STORIES + BASEMENT (NO CHANGE) CHANGE) (NO TYPE V,B 2013 CALIFORNIA RM-2 0088 / 005 CONTROL. NO EXCA CURRENTLY,DECKS. THE EXISTING UNITS ARE NOT OCCUPIED & NOT UNDER RENT BATHROOMS, HABITABLE BASEMENT INTO REMODEL ALL (16) AP REMODEL ALL(16) i i ,3 7+6 2127-96 1,237 -82 +63 -77 1,333 3 s l d t , i 5 2 4+4 1 -11 -15 611 -16 623 -16 - 624 - 609 -23 - -7 +43 - 456 -7 +44 596 -54 -9 +43 - 596 -59 +41 - 583 -59 - 622 -57 +36 -14 - 638 +52 -14 640 -59 788 +52 -14 625 -59 803 +50 -14 -59 - 803 479 -59 - 789 603 - +63 603 - +63 +421 592 -77 +63 1,175 -77 +63 +538 + 435 -77 +468 1,306 802 -77 +63 1,223 817 + 552 817 + 482 -77 +63 803 +63 -77 754 -77 768 755 i n n 5 g g 3 R C e D a o (sq ft) r e N m
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Located inGrant Ave 1stfloor Located inGrant Ave 1stfloor Located inGrant Ave 1stfloor Located inGrantAve 1stfloor Located inGrantAve 1stfloor unit Proposed 2-story unit Existing 2-story unit Proposed 2-story unit Proposed 2-story C C o m m e n 9 January 2015 9January t s -216 3,239 3,045 2,525 2,277 LEGEND 1 ADJACENT BUILDINGS PROPOSED WORK PROJECT BUILDING PROPERTY LINE MEDAU 520 1/8" = 1'-0" 1/8" = S E D S I TE P LAN P O R O P 19 1 7 - - - - 33 PLACE 536 3 9 3-STORIES KRAMER KRAMER MEDAU 3-STORIES 2-STORIES 2-STORIES FILBERT (PRIVATE PLACE PLACE PLACE STREET ACCESS EASEMENT)
MEDAU PLACE (PRIVATE ACCESS EASEMENT) C L 5 2 1 5 4 3 8'-0" A A UPPER ROOF4'-7" =+ UPPER (N) 9'-5" 12 2-STORIES / + 24'-6" HT - 20 2-STORIES / + 24'-6" HT 18 - MEDAU 26 KRAMER PLACE MEDAU 25% REAR YARD SETBACK PLACE (N) MEDAU ROOF DECK PLACE (N) 17'-0" B B PROPOSED COURTYARD ADDITION COURTYARD 85'-0" (E) STREET TREES (E) TO REMAIN 1601 77'-0" GRANT 1635 1639 3-STORIES - - C C 1637 1645 2'-2" 2'-2" AVENUE (N) GRANT ROOF(N) GRANT DECK 2-STORIES 4-STORIES GRANT GRANT (N) = 9'-1" TYP (N) = (N) = 15'-0" (N) = 15'-0" (N) = 10'-7" 5'-0" 5'-0" (N) = 15'-0" 11'-2" AVENUE AVENUE 14'-1" 1615
(N) = 10'-0" (N) = 5'-1" 1627 2-STORIES / + 26'-8" HT 2-STORIES / + 27'-3" HT - - 1621 (E) LIGHTWELL (E) (E) LIGHTWELL (E) 1633 (E) LIGHTWELL (E) (N) = 23'-2" TYP (N) = (N) 7' X 8' STAIR PENTHOUSE STAIR (N) 7'X8' GRANT
(N) = 8'-7" GRANT (N) = 7'-7" (N) 10' X 7' & 7'X10' 10' X7' (N) PENTHOUSE STAIR10' (N) 7'X STAIR PENTHOUSES STAIR FILBERT (N) = 16'-3" TYP (N) = 18'-3" AVENUE + 7'-7" DIFF UPPER ROOF = AVENUE + 7'-8" DIFF ADJ. ROOF = STREET D D
46'-0" 91'-6" 4 3 2 1 5 (E) STREET (E) TREE TO REMAIN (E) STREET (E) TREE TO REMAIN (E) STREET (E) TREE TO REMAIN STREET (E) TREE TO REMAIN (N) STREET TREE
GRANT AVENUE 1616 1636 1622 1628 1634 492 - 1618 FILBERT GRANT GRANT - - 2-STORIES 2-STORIES 3-STORIES 3-STORIES 1624 1630 GRANT 2 2 -STORIES -STORIES GRANT GRANT AVENUE AVENUE STREET AVENUE AVENUE AVENUE N SHEET JOB DRAWN DATE PLANNING PLANNING PLANNING PLANNING SET EIIN DATE REVISIONS 25 FEBRUARY25 2015 A1.0 CL 1308 REVISION 12/07/15 REVISION REVISION 01/04/16 REVISION 01/31/16 REVISION P R O J E C T I N F O R M A T I O N GRANT AVENUE LAND TRUST & P R O P O S E D S I T E P L A N 1615 - 33 GRANT AVENUE / 12 - 26 MEDAU PLACE SAN FRANCISCO, CALIFORNIA REVISIONS DATE A B C D
1 1
(E) LIGHTWELL (E) (E) (E) (E) EXIT DOOR LOCATION & SWING TO REMAIN NET EXISTING FLOOR AREA TABULATION (E) GRANT AVENUE WING: 1ST FLOOR: 2,467 SQ. FT. BEDROOM 2 2ND FLOOR: 3,045 SQ. FT. 3RD FLOOR: 3,239 SQ. FT. 26 MEDAU BEDROOM 1 TOTAL: 8,751 SQ. FT. +2'-10" ELEVATION 459 SQ. FT. (E) STORAGE + 3'-8" ELEVATION 770 SQ. FT. MEDAU PLACE WING:
(E) 1ST FLOOR: 2,277 SQ. FT. 2ND FLOOR: 2,525 SQ. FT. REF.
KITCHEN TOTAL: 4,802 SQ. FT. BATH HALL
NET EXISTING FLOOR AREA: 13,553 SQ. FT.
(E) (E) GAS METERS 2 VOID 2
(E) HALL KITCHEN BATH UP REF. 1627 GRANT + 3'-8" ELEVATION 610 SQ. FT.
20 MEDAU +2'-10" ELEVATION 583 SQ. FT. (E) GAS METERS
(E)
BEDROOM 1 BEDROOM 2 (E) EXIT DOOR LOCATION & SWING TO REMAIN 0'-0"
(E) (E) (E) UP TO GRANT SIDEWALK
(E) ELEC. METERS (E) LIGHTWELL 3 ABOVE 3
(E) PLACE BEDROOM 2 12 - 26 MEDAU PLACE MEDAU 26 - 12 / BEDROOM 1 MEDAU AVENUE GRANT
18 MEDAU (E) STORAGE SAN FRANCISCO, CALIFORNIA -1'-9" ELEVATION - 1'-10" ELEVATION 586 SQ. FT. 770 SQ. FT. 1615 - 33 GRANT AVENUE 1615 -
REF. (E)
HALL KITCHEN BATH (E) GRANT AVENUE LAND TRUST
(E) (E) (E) GAS METERS PLANNING SET 4 VOID 4 (E) N
A
HALL
KITCHEN L BATH P
(E) STORAGE
REF.
- 2'-7" ELEVATION R
610 SQ. FT. O
12 MEDAU O
-1'-9" ELEVATION L
565 SQ. FT. F
T
S
R
I
F
BEDROOM 1 (E)
(E)
(E) EXIT DOOR LOCATION & SWING TO REMAIN G
N
BEDROOM 2 I
T
(E) (E) S
UP TO GRANT SIDEWALK I
X
(E) GAS METERS E
5 (E) LIGHTWELL ABOVE 5
DATE 25 FEBRUARY 2015
N DRAWN CL A B C D JOB 1308
SHEET E X I S T I N G F I R S T F L O O R P L A N A1.1 1 1/4" = 1'-0" REVISIONS DATE A B C D
1 1
(E) LIGHTWELL
BEDROOM 3
BEDROOM 2 BEDROOM 3 24 MEDAU BEDROOM 2 BEDROOM 1 1633 GRANT +13'-3" ELEVATION +17'-1" ELEVATION 580 SQ. FT. 739 SQ. FT. REF. REAR HALL
DN
REF. KITCHEN DN
KITCHEN
BATH
HALL
BEDROOM 1
BATH UP
2 2 DN DN UP
BATH BEDROOM 1 HALL BATH KITCHEN REF. KITCHEN
DN
UP REAR HALL REF. 22 MEDAU DN 1627 GRANT +13'-3" ELEVATION +17'-1" ELEVATION 596 SQ. FT. 739 SQ. FT. BEDROOM 2 BEDROOM 1
BEDROOM 2 BEDROOM 3 BEDROOM 3
3 (E) LIGHTWELL 3
DN
BEDROOM 3 BEDROOM 3 12 - 26 MEDAU PLACE MEDAU 26 - 12
BEDROOM 2 /
PLACE BEDROOM 2 BEDROOM 1 AVENUE SAN FRANCISCO, CALIFORNIA MEDAU
16 MEDAU 1621 GRANT GRANT DN +8'-8" ELEVATION +9'-6" ELEVATION 598 SQ. FT. REAR HALL REF. 739 SQ. FT. HALL UP
DN 33 GRANT AVENUE 1615 -
REF. KITCHEN BATH KITCHEN HALL BEDROOM 1
BATH GRANT AVENUE LAND TRUST
UP PLANNING SET 4 DN 4
UP
BATH N
A
BEDROOM 1 HALL L
BATH KITCHEN P
KITCHEN
REF. R
O 14 MEDAU DN 1615 GRANT O +8'-8" ELEVATION DN +9'-6" ELEVATION L
583 SQ. FT. REF. 725 SQ. FT.
REAR HALL F
D
N
BEDROOM 2 BEDROOM 1 O
C
E
S
BEDROOM 2
G
BEDROOM 3 BEDROOM 3 N
I
T
S
I (E) LIGHTWELL X
5 5 E
DATE 25 FEBRUARY 2015
N DRAWN CL
JOB A B C D 1308 SHEET E X I S T I N G S E C O N D F L O O R P L A N A1.2 1 1/4" = 1'-0" REVISIONS DATE A B C D
1 1
(E) LIGHTWELL
BEDROOM 4
BEDROOM 3 BEDROOM 2 1631 GRANT +27'-6" ELEVATION 769 SQ. FT. REF.
REAR HALL
KITCHEN
HALL DN
BEDROOM 1 DN BATH
2 2 (E) NORTH MEDAU WING ROOF
BATH
DN BEDROOM 1
HALL KITCHEN
REAR HALL
REF. 1629 GRANT +27'-6" ELEVATION 784 SQ. FT. PLACE
BEDROOM 3 BEDROOM 2 MEDAU
BEDROOM 4 AVENUE GRANT
(E) LIGHTWELL 3 COURTYARD 3
BEDROOM 4 PLACE MEDAU 26 - 12 /
BEDROOM 3 BEDROOM 2
1619 GRANT SAN FRANCISCO, CALIFORNIA +19'-11" ELEVATION REF. 784 SQ. FT.
REAR HALL 33 GRANT AVENUE 1615 -
KITCHEN HALL
BEDROOM 1 DN GRANT AVENUE LAND TRUST
BATH PLANNING SET 4 (E) SOUTH MEDAU WING ROOF 4
BATH )
. G
DN BEDROOM 1 D
DN N
L
HALL A
B & L KITCHEN
P . )
L .
G P R
1617 GRANT
REAR HALL
D
O
+19'-11" ELEVATION
U 769 SQ. FT. L
REF. O
A B
L
D
F
.
E V
D A M
R
BEDROOM 3 BEDROOM 2 T 3
@
N (
G A
N R N
I A G BEDROOM 4
T L
S P @
I
(
X F
E (E) LIGHTWELL O
O
5 5 R
DATE 25 FEBRUARY 2015
N DRAWN CL
A B C D JOB 1308
SHEET E X I S T I N G T H I R D F L O O R P L A N A1.3 1 1/4" = 1'-0" REVISIONS DATE 1 2 3 4 5
A
+ 3'-2" FIN. FLR. (E) PAINTED METAL SECURITY GATE @ FRONT FACADE
- 1'-8" FIN. FLR. (E) PAINTED METAL SECURITY E X I S T I N G P A R T I A L S O U T H E L E V E X I S T I N G W E S T E L E V A T I O N ( M E D A U P L . ) GATE @ FRONT FACADE 12 1/4" = 1'-0" 11 1/4" = 1'-0" 5 4 3 2 1
11 A4.2 12 - 26 MEDAU PLACE MEDAU 26 - 12 /
1 SAN FRANCISCO, CALIFORNIA A4.2 1615 - 33 GRANT AVENUE 1615 - GRANT AVENUE LAND TRUST
PLANNING SET S
N
O
I
T
A
V
E
L
E
R
O
I
R
E
T
X
E
+ 16'-8" FIN. FLR.
G
N
I
T
S
I
X
E
+ 9'-1" FIN. FLR.
DATE 25 FEBRUARY 2015
DRAWN CL
JOB 1308
SHEET E X I S T I N G E A S T E L E V A T I O N ( G R A N T A V E . ) A1.4 1 1/4" = 1'-0" REVISIONS DATE
PLANNING REVISION 11/30/15 11 A4.1
22 MEDAU PL. 24 MEDAU PL. 1 A4.1
TOP OF PARAPET + 25'-0"
14 MEDAU PL. 16 MEDAU PL.
+ 20'-6" TOP OF PARAPET
MEDAU 2ND FLR + 13'-2"
+ 8'-8" MEDAU PL 2ND FLR
MEDAU 1ST FLR + 2'-10"
26 MEDAU PL.
- 1'-8" MEDAU PL 1ST FLR 20 MEDAU PL.
18 MEDAU PL.
LEVEL OUTLINE MEDAU SIDEWALK 12 MEDAU PL. E X I S T I N G W E S T C O U R T Y A R D E L E V A T I O N 9 1/4" = 1'-0" 11 A4.1 1631 GRANT AVE. 1629 GRANT AVE. 12 - 26 MEDAU PLACE MEDAU 26 - 12 / SAN FRANCISCO, CALIFORNIA
1619 GRANT AV. 1617 GRANT AV. 1615 - 33 GRANT AVENUE 1615 - GRANT AVENUE LAND TRUST
+ 26'-8" FIN. FLR. PLANNING SET
1633 GRANT AVE. 1627 GRANT AVE. S
N
O
I
T
A + 19'-1" FIN. FLR. V
E
L 1621 GRANT AVE. 1615 GRANT AVE.
+ 16'-8" FIN. FLR. E
D
R
A
Y
T
CENTRAL R
PASSAGE U
O
+ 9'-1" FIN. FLR. C
G
N
I
T
S
+ 4'-1" FIN. FLR. + 4'-1" FIN. FLR. I
+ 3'-6" CONC. FLR.
X
E + 1'-9" CONC WALKWAY GRANT STREET LEVEL OUTLINE SOUTH + 0'-0" PASSAGE + 0'-0" DATUM DATE 25 FEBRUARY 2015
- 1'-6" FIN. FLR. DRAWN CL - 2'-7" FIN. FLR. JOB 1308
SHEET E X I S T I N G E A S T C O U R T Y A R D E L E V A T I O N A1.4B 4 1/4" = 1'-0" REVISIONS DATE
PLANNING REVISION 11/30/15
AERIAL VIEW FROM THE SOUTH
VIEW FROM COIT TOWER LOOKING WEST
A B C D A B C D
MEDAU WING GRANT WING MEDAU WING GRANT WING
C. LOOKING NORTH-WEST TOWARDS MEDAU WING 1 1 1 1 (N) WINDOWS FOR& LIGHT AIR (N) = 13'-1" (N) = 10'-0" 10'-0"
2 2 2 (N) EXTERIOR STAIR (SHADED) 2 (E) = 23'-7" (N) = 31'-3" (N) = (E) = 22'-2"
UP 10'-0"
PLACE F. LOOKING NORTH-EAST TOWARDS GRANT AVE STRUCTURE PLACE AVENUE AVENUE
F PLACE MEDAU 26 - 12 / MEDAU C MEDAU GRANT A B GRANT
3 3 3 3 (N) = 26'-4" (N) = SAN FRANCISCO, CALIFORNIA UP DN
UP LINE PROPERTY IMPLIED WING PL FOR MEDAU (N) WINDOWS FOR LIGHT & AIR & LIGHT FOR (N) WINDOWS G 1615 - 33 GRANT AVENUE 1615 -
UP 10'-0" B. LOOKING SOUTH-EAST TOWARDS MEDAU WING GRANT AVENUE LAND TRUST
4 4 4 (N) EXTERIOR STAIR (SHADED) 4 (E) = 23'-7" (N) = 31'-3" (N) = (E) = 22'-2" PLANNING SET 10'-0" TYP 10'-0" S
W &
O
10'-0" T
D
U
N
(N) = 12'-7" (N) = O I
Y (N) WINDOWS W
FOR& LIGHT AIR
A
5 5
5 5 L E
L
R B
I
A A G. LOOKING NORTH-WEST TOWARDS NORTH-SIDE STAIR (E) EXTERIOR STAIR -- TO BE (N) EXTERIOR STAIR (SHADED) R T DEMO'D & REPLACED W/ (N)
E S
A B C D A B C D P
O D
E
F S
LEGEND O O
(E) = 9'-2" (E) = 7'-0" (N) = 3'-6" 7'-0" (N) = 5'-6" P
S
PERMITTED AREAS FOR NON-FIRE-RATED OPENINGS O A
R
(E) MEDAU WING 16'-0" +/- (E) GRANT WING (E) MEDAU WING 16'-0" +/- (E) GRANT WING E
P (E) COURTYARD FIRE-RATED ZONE, EXTENDING 10'-0" HORIZONTALLY & (E) COURTYARD R VERTICALLY FROM EDGE OF STAIR -- NON-FIRE-RATED A OPENINGS ARE NOT PERMITTED IN THIS ZONE
N EXISTING OR NEW EXTERIOR EGRESS STAIRS (SHADED) DATE 25 FEBRUARY 2015 A. LOOKING SOUTH TOWARDS SOUTH-SIDE STAIR DRAWN CL EXISTING REAR PORCH OR JOB NEW REAR ADDITION (SHADED) 1308
E X I S T I N G C O U R T Y A R D S T A I R L A Y O U T P R O P O S E D C O U R T Y A R D S T A I R L A Y O U T , F I R E - SHEET & F I R E - R A T E D Z O N E R A T E D Z O N E , & A R E A S O F O P E R A B L E W I N D O W S A1.5 5 1/8" = 1'-0" 1 1/8" = 1'-0" REVISIONS DATE A B C D
11 A4.1
(E) +3'-3" (3)-(N) TANKLESS WH UNITS
1 1
(E) LIGHTWELL (E) +2'-11" FIRE (E) EXIT DOOR LOCATION & SWING TO REMAIN SPRINKLER (N) +3'-8" ROOM
TRASH / RECYCLING BLK BIN BLK BIN BLU BIN BLU BIN GRE BIN BATH LIVING 26 MEDAU BEDROOM 1 +3'-2" ELEVATION 1633 GRANT 459 SQ. FT. 1633 GRANT UP + 2'-4" ELEVATION DECK 770 SQ. FT. BATH MASTER BEDRM (N) +5'-1"
(E) +2'-10"
HALL
KITCHEN
DN
CLOSET REF.
2 REMOVE OLD GAS METERS 2 VOID
UP CLOSET DN
KITCHEN HALL (E) +1'-9" REF.
(N) +5'-1" 1627 GRANT BATH + 2'-4" ELEVATION MASTER BEDRM 610 SQ. FT. 1627 GRANT UP 20 MEDAU (E) GAS METERS DECK +3'-2" ELEVATION TO BE REMOVED 583 SQ. FT.
GAS METER RM (8)-(N) METERS FOR GRANT WING BEDROOM 1 LIVING BATH 4/8 3/7 2/6 1/5 (E) EXIT DOOR LOCATION & SWING TO REMAIN
(E) + 0'-0"
(E) COURTYARD UP 11 CONC DATUM UP (8) (N) ELEC METERS FOR GRANT WING @ (E) LOCATION A4.1 +5'-6" 3 3 (E) LIGHTWELL ABOVE
FOLDING CLOTHES COUNTERTOP (E) -1'-8" AVENUE PLACE WH RM
BATH LAUNDRY (8)-(N) TANKLESS PLACE MEDAU 26 - 12
WH UNITS / GRANT MEDAU BEDROOM 1 LIVING DRYER DRYER DRYER WASHER WASHER WASHER SAN FRANCISCO, CALIFORNIA 18 MEDAU 1621 GRANT 1621 GRANT -1'-8" ELEVATION DECK - 2'-7" ELEVATION 586 SQ. FT. 770 SQ. FT.
(N) -0'-8" MASTER BEDRM BATH 33 GRANT AVENUE 1615 - UP
REF. HALL KITCHEN GRANT AVENUE LAND TRUST DN CLOSET UP REMOVE OLD GAS METERS PLANNING SET 4 VOID 4
CLOSET DN N
A HALL L
KITCHEN
REF. P 1615 GRANT
MASTER BEDRM - 2'-7" ELEVATION R UP 610 SQ. FT. O BATH
12 MEDAU (N) -0'-8" O
-1'-8" ELEVATION L 1615 GRANT
565 SQ. FT. F DECK
T
S 1 R
A4.2 I GAS METER RM
LIVING F BEDROOM 1 WH RM (8) (N) METERS (MEDAU WING) (5)-(N) TANKLESS
BATH WH UNITS D BATH (E) EXIT DOOR LOCATION & SWING TO REMAIN
4/8 3/7 2/6 1/5 E
S
O
P 5
(8) (N) ELEC METERS UP UP O
REMOVE OLD GAS A4.2 FOR MEDAU WING
METERS R
P 5 5 (E) -2'-7" (E) LIGHTWELL ABOVE (DASHED)
DATE 25 FEBRUARY 2015
N DRAWN CL
JOB 1 1308 A B C A4.1 D SHEET P R O P O S E D F I R S T F L O O R P L A N A2.1 1 1/4" = 1'-0" MEDAU PLACE 2 1 5 4 3 (N) BM ABOVE FOR ROOF DECK (DASHED) ROOF DECK FOR ABOVE (N) BM 583 SQ. FT. +8'-4" ELEVATION 598 SQ. FT. +8'-4" ELEVATION 596 SQ. FT. +13'-2" 580 SQ. FT. +13'-2" 14 MEDAU14 MEDAU16 MEDAU22 MEDAU24 ELEVATION ELEVATION A4.2 A4.1 11 1 1 1/4" = 1'-0" 1/4" = P R O P O S E D S EC O N A A ERO LIVING BEDROOM 2 BEDROOM 1 LIVING BEDROOM 1 BEDROOM 2 BEDROOM 2 BEDROOM 1 LIVING BEDROOM 1 BEDROOM 2 BATH BATH BATH BATH A4.1 11 DN DN DN DN D F L O O R P L A N PL D FL OR REF. REF. REF. REF. KITCHEN KITCHEN KITCHEN KITCHEN LIVING B B (N) DN (N) DN (N) DN (N) DN (N) DN (N) UP (N) DN (N) UP REAR HALL REAR HALL REAR HALL REAR HALL (N) UP BATH BATH BATH BATH C C KITCHEN KITCHEN KITCHEN KITCHEN LIVING LIVING LIVING LIVING REF. REF. REF. REF. N NUP (N) DN N NUP (N) DN N NUP (N) DN NUP DN BEDROOM 2 BEDROOM 2 BEDROOM 2 BEDROOM 2 HALL HALL HALL HALL LIGHTWELL A4.1 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 DN DN D D 739 SQ. FT. +16'-8" 1633 GRANT 739 SQ. FT. +16'-8" 1627 GRANT 1621 GRANT 1615 GRANT 739 SQ. FT. +9'-1" ELEVATION 725 SQ. FT. +9'-1" ELEVATION ELEVATION ELEVATION N 1 2 3 4 5
GRANT AVENUE SHEET JOB DRAWN DATE PLANNING SET REVISIONS 25 FEBRUARY25 2015 A2.2 CL 1308 GRANT AVENUE LAND TRUST P R O P O S E D S E C O N D F L O O R P L A N 1615 - 33 GRANT AVENUE / 12 - 26 MEDAU PLACE
SAN FRANCISCO, CALIFORNIA DATE REVISIONS DATE C D A B C D PLANNING REVISION 12/07/15
11 PLANNING REVISION 01/04/16 A4.1 PLANNING REVISION 01/31/16
1 1
(E) LIGHTWELL (E) LIGHTWELL NORTH MEDAU WING FLAT ROOF
(N) GLASS OR CABLE RAIL GUARDRAILS @ (N) ROOF DECK (TYP) (N) 7' X 8' SPIRAL STAIR PENTHOUSE TO ROOF
LIVING ROOM BEDROOM 1 (N) GLASS GUARDRAILS @ (N) ROOF DECK (TYP) 1631 GRANT AV 1631 GRANT ROOF DECK +26'-8" ELEVATION 769 SQ. FT. 135 SQ. FT. 7'-7" BATH (N) DN
REAR HALL KITCHEN
BEDROOM 2 DN NOTE: (N) ROOF DRAIN
UNDER DECK (E) STAIRS (N) DN REF. DW
NOTE: REMOVE (4)-(E) SHTMET DUCT NOTE: REMOVE (4)-(E) SHTMET DUCT 2 HOODS ON ROOF FROM OLD KITCHENS HOODS ON ROOF FROM OLD KITCHENS 2 NORTH GRANT AVE WING ROOF (E) STAIRS (N) DN REF. DW
ROOF DECK DN BEDROOM 2 17'-0" x 37'-6" KITCHEN 636 SQ. FT. REAR HALL
(N) GLASS GUARDRAILS @ (N) ROOF DECK (TYP)
1629 GRANT AV BATH ROOF DECK 1629 GRANT 135 SQ. FT. +26'-8" ELEVATION 784 SQ. FT.
BEDROOM 1 9'-5" 17'-0" FROM FRONT FACADE TO EDGE OF ROOF DECK LIVING ROOM
(N) 10' X 7' SPIRAL STAIR PENTHOUSE TO ROOF (N) 1-HR F-R PARAPET GUARDRAIL
11 A4.2 (E) LIGHTWELL 3 (E) LIGHTWELL 3 PLACE (N) 7' X 10' SPIRAL STAIR PLACE MEDAU 26 - 12 PENTHOUSE TO ROOF LIVING ROOM / AVENUE MEDAU (N) GLASS OR CABLE RAIL GUARDRAILS @ (N) ROOF DECK (TYP) BEDROOM 1 (N) SPIRAL STAIR TO ROOF GRANT 1619 GRANT AV
ROOF DECK SAN FRANCISCO, CALIFORNIA (N) DN 1619 GRANT 9'-0" x 15'-0" 135 SQ. FT. BATH +19'-1" ELEVATION 784 SQ. FT. (N) GLASS GUARDRAILS @ (N) ROOF DECK (TYP) 1615 - 33 GRANT AVENUE 1615 -
16'-3" TYP REAR HALL FROM FRONT FACADE TO EDGE OF ROOF DECK KITCHEN ROOF DECK 2'-2" 9'-0" TYP 23'-0" TYP 17'-0" x 37'-6" DN BEDROOM 2 GRANT AVENUE LAND TRUST 636 SQ. FT. (E) STAIRS (N) DN REF. DW NOTE: REMOVE (4)-(E) SHTMET DUCT PLANNING SET 4 HOODS ON ROOF FROM OLD KITCHENS SOUTH GRANT AVE WING ROOF NOTE: REMOVE (4)-(E) SHTMET DUCT 4 HOODS ON ROOF FROM OLD KITCHENS REF. (E) STAIRS (N) DN DW NOTE: (N) ROOF DRAIN )
UNDER DECK . G
DN N
BEDROOM 2 D
KITCHEN A REAR HALL L
HALL L B &
P
. )
L
.
R G P
1617 GRANT
O D
+19'-1" ELEVATION
U L 769 SQ. FT. O
(N) GLASS GUARDRAILS @ (N) ROOF DECK (TYP)
L A BATH B
F D
.
E V
D
A M
1617 GRANT AV
1 R
ROOF DECK
A4.2 3
T
9'-0" x 15'-0" @
N (
BEDROOM 1
135 SQ. FT. D
LIVING ROOM A
E
N R
S
A (N) 7' X 10' SPIRAL STAIR PENTHOUSE TO ROOF G
O L
SOUTH MEDAU WING FLAT ROOF P P
@
O (
F R
(E) LIGHTWELL O P
(E) LIGHTWELL O
5 5 R
DATE 25 FEBRUARY 2015
N DRAWN CL
JOB C D A B C 1 D 1308 A4.1 SHEET G R A N T A V E N U E W I N G R O O F P L A N P R O P O S E D T H I R D F L O O R P L A N A2.3 5 1/4" = 1'-0" 1 1/4" = 1'-0" REVISIONS DATE 1 2 3 4 5 PLANNING REVISION 12/07/15
PLANNING REVISION 01/31/16
(E) OUTLINE OF THE GRANT AV WING BEYOND
(N) COMMON ROOF DECK W/ GLASS OR CABLE RAIL GUARDRAIL @ MEDAU WING
(N) COMMON ROOF DECK WL GLASS OR CABLE RAIL GUARDRAIL @ MEDAU WING
24'-3" 24'-6"
(N) SOLID CORE EXTERIOR WOOD DOOR @ (E) EXIT CORRIDOR
(E) FRONT STONE STAIRS SHALL REMAIN -- CLEAN & REPAIR DAMAGED EDGES IN KIND (TYP)
+ 3'-2" FIN. FLR. (E) PAINTED METAL SECURITY GATE @ FRONT FACADE (E) PAINTED METAL SCREENS SHALL REMAIN (TYP @ 7 LOCATIONS ON MEDAU PL) - 1'-8" FIN. FLR. (E) PAINTED METAL SECURITY P R O P O S E D W E S T E L E V A T I O N ( M E D A U P L . ) GATE @ FRONT FACADE 11 1/4" = 1'-0"
(N) 1629 GRANT AV STAIRWAY PENTHOUSE: (N) 1631 GRANT AV STAIRWAY PENTHOUSE: 5 4 3 7'-0" W x 10'-0" D x 8'-6" H, SETBACK 16'-3" FR 2 8'-0" W x 7'-0" D x 8'-6" H, SETBACK 16'-3" FR 1 S H E E T N O T E S: 11 GRANT AV, PAINTED SIDING & WD WINDOWS GRANT AV, PAINTED SIDING & WD WINDOWS A4.2 1. ALL PAINTED WOOD WINDOWS ARE EXISTING AND TO REMAIN. REPAIR OR REPLACE WOOD SASHES IN KIND TO MATCH EXISTING. (N) 1617 GRANT AV STAIRWAY PENTHOUSE: (N) 1619 GRANT AV STAIRWAY PENTHOUSE: (N) ROOF DECK W/ GLASS (N) ROOF DECK W/ GLASS 2. THERE ARE NO NEW WINDOWS BEING PROPOSED FACING GRANT AVENUE & 10'-0" W x 7'-0" D x 8'-6" H, SETBACK 16'-3" FR 10'-0" W x 7'-0" D x 8'-6" H, SETBACK 16'-3" FR GUARDRAIL @ 1629 GRANT AV GUARDRAIL @ 1631 GRANT AV MEDAU PLACE. GRANT AV, PAINTED SIDING & WD WINDOWS GRANT AV, PAINTED SIDING & WD WINDOWS 12 - 26 MEDAU PLACE MEDAU 26 - 12
3. EXISTING PAINTED WOOD APARTMENT UNIT ENTRY DOORS SHALL REMAIN. 1 / A4.2 4. EXISTING BLACK PAINTED METAL SCREENS @ GRANT AVENUE FIRST FLOOR 8'-6" SHALL REMAIN. NEW FIXED TEMPERED GLASS SHALL BE INSTALLED BEHIND (N) ROOF DECK W/ GLASS SCREENS WITH BLACK PAINTED SASHES (5 TOTAL). GUARDRAIL @ 1619 GRANT AV
5. EXISTING BLACK PAINTED METAL SCREENS @ MEDAU PLACE CRAWL SPACE SAN FRANCISCO, CALIFORNIA SHALL REMAIN (7 TOTAL). (N) ROOF DECK W/ GLASS GUARDRAIL @ 1617 GRANT AV 6. THE ONLY PROPOSED NEW WORK ON THE TWO STREET FACADES IS TO REPLACE THE PAINTED EXTERIOR EXIT DOORS (3 TOTAL BOTH STREET FACADES). 1615 - 33 GRANT AVENUE 1615 -
7. SEE ROOF PLANS FOR LOCATION OF PROPOSED ROOF DECKS AND STAIRWELL 8'-6" PENTHOUSES. NEW RAILINGS SHALL BE GLASS ON THE GRANT WING & GLASS OR CABLE RAIL ON THE MEDAU WING. DECKS SHALL BE STAINED WOOD. GRANT AVENUE LAND TRUST
PLANNING SET 27'-3" R S
O N
I
O
R I
E T
26'-8"
T
A
X
V
E
E
L
D
E
E
S T
O E
E P
R O
T R
S P (N) SOLID CORE EXTERIOR WOOD + 16'-8" FIN. FLR. DOOR @ (E) EXIT CORRIDOR (E) FRONT STONE STAIRS SHALL REMAIN -- CLEAN & REPAIR DAMAGED EDGES IN KIND (TYP)
(E) PAINTED METAL SCREENS SHALL REMAIN (N) SOLID CORE EXTERIOR WOOD (TYP @ 5 LOCATIONS ON GRANT AV) DOOR @ (E) EXIT CORRIDOR DATE 25 FEBRUARY 2015
DRAWN + 9'-1" FIN. FLR. CL
JOB 1308
SHEET P R O P O S E D E A S T E L E V A T I O N ( G R A N T A V E . ) A3.1 1 1/4" = 1'-0"
4 1/4" = 1'-0" = 1/4"
A3.2
U R T Y A R D E L E V A T I O N O I T A V E L E D R A Y T R U O C T S A E D E S O P O R P
SHEET
1308
JOB
(E) CONCRETE (E) - 2'-7" -
CL
DRAWN
25 FEBRUARY 2015 FEBRUARY 25
GRANT AV WING 1ST FLR 1ST WING AV GRANT SOUTH (E) COURTYARD CONC DATUM CONC COURTYARD (E) + 0'-0" + + 0'-0" + DATE
OUTLINE
STREET LEVEL STREET
GRANT WALKWAY CONC + 1'-9" + P
R
O
NORTH GRANT AV WING 1ST FLR 1ST WING AV GRANT NORTH 4'-1" + P PASSAGE
O SOUTH
S
E
D
C
2ND FLR 2ND GRANT 9'-6" + O
U PASSAGE
R CENTRAL
T
1615 GRANT AVE. GRANT 1615 AVE. GRANT 1621 Y
A
R
D
E 2ND FLR 2ND GRANT + 17'-1" +
L
E
V
GRANT 3RD FLR 3RD GRANT
A 19'-11" +
1627 GRANT AVE. GRANT 1627 AVE. GRANT 1633 T
I
O
N
S
PLANNING SET PLANNING
3RD FLR 3RD GRANT + 27'-6" +
GRANT AVENUE LAND TRUST
TOP OF PARAPET OF TOP + 32'-7" + 1615 - 33 GRANT AVENUE
SAN FRANCISCO, CALIFORNIA SAN FRANCISCO,
3RD FLR 3RD GRANT + 40'-2" + 1619 GRANT AV AV GRANT 1619 @ GUARDRAIL
(N) ROOF DECK W/ GLASS GLASS W/ DECK ROOF (N) @ 1617 GRANT AV AV GRANT 1617 @ (N) ROOF DECK W/ GLASS GUARDRAIL GUARDRAIL GLASS W/ DECK ROOF (N)
/ SINGLE PANEL GLASS DOOR GLASS PANEL SINGLE & WINDOW
x 8'-6" H, PAINTED SIDING, WD WD SIDING, PAINTED H, 8'-6" x 12 - 26 MEDAU PLACE D 7'-0" x 10'-0"
(N) 1619 GRANT AV STAIRWAY PENTHOUSE: PENTHOUSE: STAIRWAY AV GRANT 1619 (N)
A4.1
SINGLE GLASS PANEL DOOR PANEL GLASS SINGLE & WINDOW WD WINDOW & SINGLE GLASS PANEL DOOR PANEL GLASS SINGLE & WINDOW WD
11
D x 8'-6" H, PAINTED SIDING, SIDING, PAINTED H, 8'-6" x D 7'-0" x W 10'-0" 7'-0" W x 10'-0" D x 8'-6" H, PAINTED SIDING, WD WD SIDING, PAINTED H, 8'-6" x D 10'-0" x W 7'-0" WINDOW & SINGLE GLASS PANEL DOOR DOOR PANEL GLASS SINGLE & WINDOW FIXED
(N) 1629 GRANT AV STAIRWAY PENTHOUSE: PENTHOUSE: STAIRWAY AV GRANT 1629 (N) (N) 1617 GRANT AV STAIRWAY PENTHOUSE: PENTHOUSE: STAIRWAY AV GRANT 1617 (N) 7'-0" D x 8'-6" H, PAINTED SIDING & & SIDING PAINTED H, 8'-6" x D 7'-0" x W 8'-0"
(N) 1631 GRANT AV STAIRWAY PENTHOUSE: PENTHOUSE: STAIRWAY AV GRANT 1631 (N)
@ 1629 GRANT AV AV GRANT 1629 @ @ 1631 GRANT AV AV GRANT 1631 @
(N) ROOF DECK W/ GLASS GUARDRAIL GUARDRAIL GLASS W/ DECK ROOF (N) (N) ROOF DECK W/ GLASS GUARDRAIL GUARDRAIL GLASS W/ DECK ROOF (N)
1617 GRANT AV. GRANT 1617
1619 GRANT AV. GRANT 1619 1629 GRANT AVE. GRANT 1629 1631 GRANT AVE. GRANT 1631
5 4 3 2 1
9 1/4" = 1'-0" = 1/4"
U R T Y A R D E L E V A T I O N O I T A V E L E D R A Y T R U O C T S E W D E S O P O R P
12 MEDAU PL. MEDAU 12
MEDAU
SIDEWALK
LEVEL OUTLINE
18 MEDAU PL. MEDAU 18
20 MEDAU PL. MEDAU 20
26 MEDAU PL. MEDAU 26 MEDAU PL 1ST FLR 1ST PL MEDAU - 1'-9" -
(E) COURTYARD CONC DATUM CONC COURTYARD (E) (E) COURTYARD CONC DATUM CONC COURTYARD (E) + 0'-0" + + 0'-0" +
MEDAU 1ST FLR 1ST MEDAU + 2'-10" +
MEDAU PL 2ND FLR 2ND PL MEDAU + 8'-8" +
MEDAU 2ND FLR 2ND MEDAU + 13'-2" +
TOP OF PARAPET OF TOP + 20'-6" +
TOP OF PARAPET OF TOP + 25'-0" +
14 MEDAU PL. MEDAU 14 16 MEDAU PL. MEDAU 16
A4.1
1
24 MEDAU PL. MEDAU 24 22 MEDAU PL. MEDAU 22
A4.1
11
RAIL GUARDRAIL @ MEDAU WING WING MEDAU @ GUARDRAIL RAIL REVISION 01/31/16 REVISION PLANNING
(N) COMMON ROOF DECK W/ GLASS OR CABLE CABLE OR GLASS W/ DECK ROOF COMMON (N)
REVISION 12/07/15 REVISION PLANNING
1 2 3 4 5
DATE REVISIONS REVISIONS DATE
1 2 3 4 5 PLANNING REVISION 12/07/15
PLANNING REVISION 01/31/16
(N) COMMON ROOF DECKS W/ GLASS OR CABLE RAIL GUARDRAILS @ MEDAU WING + 25'-0" TOP OF PARAPET
TOP OF PARAPET + 20'-6"
24 MEDAU PL. 22 MEDAU PL.
+ 13'-3" 2ND FLOOR 16 MEDAU PL. 14 MEDAU PL.
2ND FLOOR + 8'-8" EXT 26 MEDAU PL. 20 MEDAU PL. CORR NORTH
+ 2'-10" 1ST FLOOR 18 MEDAU PL. 12 MEDAU PL.
+ 0'-0" DATUM + 0'-0"
1ST FLOOR - 1'-9"
MEDAU STREET LEVEL OUTLINE L O N G I T U D I N A L S E C T I O N 2 ( M E D A U W I N G L O O K I N G E A S T ) 11 1/4" = 1'-0"
5 4 3 (N) ROOF DECKS W/ GLASS GUARDRAIL 2 (N) 1631 GRANT AV STAIRWAY PENTHOUSE W/ 1 @ 1629 & 1631 GRANT AV PAINTED EXTERIOR SIDING & WD WINDOW
(N) STAIRWAY PENTHOUSE W/ PAINTED EXTERIOR SIDING & WD WINDOWS (N) 1617 GRANT AV STAIRWAY PENTHOUSE W/ PAINTED EXTERIOR SIDING & WD WINDOW 12 - 26 MEDAU PLACE MEDAU 26 - 12 / (N) ROOF DECKS W/ GLASS GUARDRAIL @ TOP OF PARAPET + 40'-2" 1617 & 1619 GRANT AV
SAN FRANCISCO, CALIFORNIA
+ 32'-7" TOP OF PARAPET 33 GRANT AVENUE 1615 - 1629 GRANT AVE. 1631 GRANT AVE.
3RD FLOOR + 27'-6" GRANT AVENUE LAND TRUST
1617 GRANT AVE. 1619 GRANT AVE. PLANNING SET
1627 GRANT AVE. 1633 GRANT AVE. MAIN LIVING LEVEL MAIN LIVING LEVEL
+ 19'-11" 3RD FLOOR
L
CENTRAL A
PASSAGE N S
2ND FLOOR + 17'-1" I
N
D
O U
I
T T
I 1615 GRANT AVE. 1621 GRANT AVE.
C
MAIN LIVING LEVEL MAIN LIVING LEVEL G
E
N
S
O
L G 1627 GRANT AVE. 1633 GRANT AVE. TRASH / (N) GAS
N
+ 9'-6" 2ND FLOOR (E) LOWER LEVEL (N) LOWER LEVEL METERS RECYCLING D I
E D
S L
I O
U P
B EXTERIOR (N) GAS 1ST FLOOR + 5'-1" O (N) LAUNDRY CORRIDOR METERS 1615 GRANT AVE. R
1621 GRANT AVE. TRASH RM + 3'-8" SOUTH (N) LOWER LEVEL (N) LOWER LEVEL P
LEVEL LINE GRANT AVENUE SIDEWALK CONC @ LAUNDRY + 1'-0" DATUM @ COURTYARD + 0'-0" - 0'-6" 1ST FLOOR
(N) CRAWL SPACE DATE 25 FEBRUARY 2015 - 2'-7" (E) CONCRETE @ COURTYARD BEYOND (N) CRAWL SPACE DRAWN CL
JOB 1308
SHEET L O N G I T U D I N A L S E C T I O N 1 ( G R A N T W I N G L O O K I N G W E S T ) A4.1 1 1/4" = 1'-0" A B (N) ROOF DECK W/ GLASS GUARDRAIL C D REVISIONS DATE @ 1629 GRANT AV
PLANNING REVISION 12/07/15 (N) 1629 GRANT AV STAIRWAY PENTHOUSE FOR (N) SPIRAL STAIRS TO ROOF DECK W/ PAINTED PLANNING REVISION 01/31/16 EXTERIOR SIDING & WD WINDOWS & DOOR
TOP OF PARAPET + 40'-2"
(N) COMMON ROOF DECK W/ GLASS OR CABLE 1629 GRANT AVE. RAIL GUARDRAIL @ MEDAU WING
COURTYARD 3RD FLOOR + 27'-6" (E) LIGHTWELL
+ 25'-0" TOP OF PARAPET
+ 22'-5" LANDING 1627 GRANT AVE.
11'-9" 22 MEDAU PL.
2ND FLOOR + 17'-1"
45 RISERS 7/8" @ 6 EA = 25'-9" +/- REMOVE (E) DOORS & WINDOWS (DASHED) + 13'-3" 2ND FLOOR CENTRAL PASSAGE + 12'-1" LANDING GRANT AV SIDEWALK + 10'-2"
+/-
10'-5" 20 MEDAU PL.
LANDING + 5'-9" (N) BASEMENT + 4'-10"
15R @ 6" = 7'-5"
+ 2'-10" 1ST FLOOR
2'-10" (E) CRAWL SPACE + 0'-0" DATUM MEDAU PLACE DATUM + 0'-0"
(E) CONCRETE + 1'-9" 3'-6" 3'-6" 5'-6" 3'-6" 34'-6" +/-
(N) CONC WALKWAY & STAIRS (SHADED) M I D D L E T R A N S V E R S E S E C T I O N (L O O K I N G N O R T H) 11 1/4" = 1'-0"
A B C D (N) 1629 GRANT AV STAIRWAY PENTHOUSE BEYOND W/ PAINTED EXTERIOR SIDING
(N) ROOF DECK W/ GLASS GUARDRAIL @ 1629 GRANT AV 12 - 26 MEDAU PLACE MEDAU 26 - 12 /
(N) 1619 GRANT AV STAIRWAY PENTHOUSE W/ PAINTED EXTERIOR SIDING, WD WINDOWS & ROOF DECK W/ GLASS GUARDRAIL SAN FRANCISCO, CALIFORNIA
(N) COMMON ROOF DECK W/ GLASS OR TOP OF PARAPET + 32'-7" CABLE RAIL GUARDRAIL @ MEDAU WING 1615 - 33 GRANT AVENUE 1615 - GRANT AVENUE LAND TRUST
1617 GRANT AVE. PLANNING SET COURTYARD
+ 20'-6" TOP OF PARAPET C D 3RD FLOOR + 19'-11"
S
N
O
I
T
C
+ 15'-3" LANDING E 1615 GRANT AVE. S MAIN LIVING LEVEL
14 MEDAU PL. G 1615 GRANT AVE. N
MAIN LIVING LEVEL I
D
(E) LIGHTWELL L
2ND FLOOR + 9'-6" I + 8'-8" 2ND FLOOR U
B
D
+ 7'-0" LANDING 40 RISERS 3/4" @ 6 EA = 22'-6"
GRANT AV SIDEWALK E
S
GAS METER RM 1615 GRANT AVE. O
(N)
(E) SIDEWALK + 2'-11" (N) LOWER LEVEL P 12 MEDAU PL.
O
R LANDING + 0'-10"
(N) P
1ST FLOOR - 0'-6"
- 1'-9" 1ST FLOOR (N) CRAWL SPACE
11R @ 6" = EA 5'-6" +/- (E) CONCRETE - 2'-7" DATE 25 FEBRUARY 2015
(E) CRAWL SPACE MEDAU PLACE DRAWN CL 18'-4" +/- JOB (N) CONC WALKWAY & STAIRS (SHADED) 3'-6" 4'-6" 4'-7" 3'-6" 1308
SHEET S O U T H E X I T C O R R I D O R S E C T I O N (L O O K I N G N O R T H) S O U T H E R N T R A N S V E R S E S E C T I O N (L O O K I N G N O R T H) A4.2 5 1/4" = 1'-0" 1 1/4" = 1'-0" P R O P O S E D C O U R T Y A R P R O P O S E D C O U R T Y A R D - LO O KING N ORTH D - LO O KING S O U TH P R O P O S E D C O U R T Y A R D - P R O P O S E D RO F DE C A ERIL L OK ING NORTH K ON M E DAU W IN G SHEET JOB DRAWN DATE PLANNING SET EIIN DATE REVISIONS 25 FEBRUARY25 2015 A5.1 CL 1308 GRANT AVENUE LAND TRUST P R O P O S E D -- R E N D E R I N G S 1615 - 33 GRANT AVENUE / 12 - 26 MEDAU PLACE SAN FRANCISCO, CALIFORNIA E E X X I I S S TI TI N N G G
C C O O U U R R T T Y Y A A R R D D
-L -L O O O O K K I I NG NG
S N O O U R T T H H E E X X I I S S TI TI N N G G
R C O O U F R
T D Y E A C R K D
ON - A
E M R E I A D L A U L
O W I K NG I NG
NO R T H SHEET JOB DRAWN DATE PLANNING A5 PLANNING REVISIONS 25 O K AM O T O S A I JO FEBRUARY REVISION CL 1308
/ ARCHITE CT URE .1 SG GRANT AVENUE LAND TRUST 18 Bartol E X I S T I N G -- R E N D E R I N G S San Francisco
SET
B CA 94133
2015
1615 - 33 GRANT AVENUE / 12 - 26 MEDAU PLACE 01/04/16
SAN FRANCISCO, CALIFORNIA 415 788-2118 DATE 415 986-2815 fax E. MEDAU PLACE LOOKING EAST TOWARD COIT TOWER 5 1/16" =1'-0" P M A YI T N C I I V EI T S N GI S T X I E D. FILBERT STREET LOOKING NORTH UP MEDAU A. CORNER OF GREENWICH STREET LOOKING SOUTH DOWN KRAMER
E 520 - 536 3-STORIES FILBERT MEDAU PLACE 19 STREET - 33 3-STORIES MEDAU 7 1 - - 9 3 KRAMER KRAMER PLACE 2-STORIES 2-STORIES PLACE PLACE D
8'-0" MEDAU PLACE 2-STORIES / + 24'-5" HT 2-STORIES / + 25'-0" HT 12 20 - - 18 26 A
MEDAU MEDAU KRAMER PLACE + 4'-7" PLACE PLACE FILBERT STREET 1601 77'-0" 1639 1635 85'-0" GRANT 3-STORIES - - 1645 1637 4-STORIES 2-STORIES AVENUE GRANT GRANT 1615 1627 2-STORIES + / 27'-1" HT 2-STORIES + / 30'-0" HT - - 1621 1633 AVENUE AVENUE + 7'-7" GRANT GRANT AVENUE AVENUE
46'-0" 91'-6" 20'-0" 20'-0"
GRANT AVENUE
B1 B2 1622 1628 1616 1634 1636 492 - - - FILBERT GRANT GRANT 1624 1630 2-STORIES 1618 3-STORIES 3-STORIES 2-STORIES 2-STORIES 2-STORIES GRANT GRANT GRANT AVENUE AVENUE STREET AVENUE AVENUE
C AVENUE N B2. GRANT BELOW GREENWICH LOOKING SOUTH (ONE STOP ON SIDEWALK) B1.LOOKING CORNER @ GREENWICH STREET SOUTH DOWN GRANT C. UP FROMC. UP FILBERTLOOKINGTHE CORNER OF NORTH STREET (ONE SPOT ONSIDEWALK) SHEET JOB DRAWN DATE PLANNING REVISION 12/07/15 REVISION PLANNING PLANNING SET EIIN DATE REVISIONS 25 FEBRUARY 2015 A5.2 PCO 1308 GRANT AVENUE LAND TRUST S I T E L I N E A N A L Y S I S 1615 - 33 GRANT AVENUE / 12 - 26 MEDAU PLACE SAN FRANCISCO, CALIFORNIA HansonBridgett BRETT GLADSTONE PARTNER DIRECT DIAL (415) 995-5065 DIRECT FAX (415) 995-3517 E-MAIL [email protected]
April 12, 2016
VIA HAND DELIVERY
Rodney Fong, President San Francisco Planning Department 1650 Mission Street, Suite 400 San Francisco, CA 94103
Re: DR Hearing and Variance Hearing —April 21, 2016, 1615 Grant Avenue
Dear President Fong and Commissioners:
We represent the Grant Ave. Trust, a group of family members, and the Trust owns the 16-unit building at 1615 Grant Ave. Members of the Trust are local residents of Chinese origin, and most family members have owned and managed the building for 69 years. Now the next generation is managing the building as the older generation (in their 80's and 90's) wants to keep the building in the family indefinitely. The project is before you because a person from several blocks away filed a DR. Because she lives several blocks away and cannot see the building, we do not understand how project changes would affect her. She has not responded to many inquiries from my clients or an inquiry from your Staff.
The City records indicate the building was built in 19Q8. Given its age, the building contains features that are no longer code-compliant.. The courtyard contains the stairs required for a second means of egress. The stairs have extensive dry rot, their width is deficient, and the incline is extremely steep and thus dangerous. Rear porches face the very narrow interior courtyard of 12.5 feet in width and serve each unit. However, the porches were constructed beyond the building's foundation and are resting on inadequate footings in a very dangerous condition. Like the stairs, the porches are rotted and require replacement.
I. INFORMATION ON THE HISTORY OF THE PROJECT AND REASON FOR ITS VACANCY TODAY.
The building (in the same ownership for 69 years)was purchased by two Chinese immigrant families which have managed it since that time. The now elderly members of the families found it too much work and time to manage the day to day operations and maintain the building, and starting about ten years ago did not have the funds at that time to renovate the building to bring it up to modern standards so that continual renovations would no longer be necessary.
It was projected that the expense would soon greatly exceed rental revenue if the building was significantly renovated. The cost of renovation could not be adequately funded by the existing rental revenue, and they could not get a loan. As a result, the elderly members of the family decided to go out of the rental business. They could not afford to operate at a loss, and they were concerned that the inability to make badly needed improvements put the family members
Hanson Bridgett LLP 425 Market Street, 26th Floor, San Francisco, CA 94105 hansonbridgett.com 12285786.1 Rodney Fong April 12, 2016 Page 2 living in four of the units, and the building tenants, at risk during a fire or seismic event. The Ellis Act was created so as not to force a property owner to stay in business at a loss, or when the owners feel a building is not safe. Prior to the Ellis Act, property owners could not do what owners of stores could do when losing money, which is to go out of business. Four family members vacated the building along with four other tenants (at that time, six units were vacant for some time).
The elders of the family have designated younger family members Anthony and James Lee to be responsible for the property management and renovation approval process. The idea is to keep the building in the family indefinitely, as the rents will assist the elderly family members financially.
The building is now over 109 years old with an original facade. The building of 16 very small units has been empty for the last 7 years. Of the 16 units, 75% are below 810 sf; and 50% are less than 625 sf; only 25% of the units have 1,000 sf or more.
II. DR Requestor's Concerns. The attached DR Response my clients prepared and sent to Planning Staff, at Exhibit A, give my clients' response to Planning Code issues addressed by the DR Requestor. Other issues she mentions are issues she will need to address with other City agencies and departments.
III. Work to Be Performed Now. In the ►ast five years, our client reached out to bank lenders to get a loan for the project, but they would not approve a loan based on the current layout of building and the other code compliance issues which made the building unsafe for the tenants. The lenders considered the stairs too dangerous because the steps are much too narrow and too steep. In addition, the electrical systems were very problematic and they began to present a problem to tenants. Bathrooms at the rear were never insulated and thus showers were usable only certain times of the year.
Our client decided to move forward to address the safety and code issues (and install a fire sprinkler system) to allow them to get a loan. The loan will be funded if this renovation proposal is approved by your Commission.
Additional work includes providing useable open space for the first time, which will be on the roof since the rear courtyard is only 12.5 feet wide and too narrow and dark. (This was strongly recommended to the owners by the Planning Department in 2014.) The renovation also includes plumbing, installing a complete fire sprinkler system, installing a new hot water heater for each unit, creating a common trash/recycling room (not provided now), and creating a common laundry room below (not provided now).
IV. Variance. What triggers a Variance is the fact that when the stairs to the rear courtyard are rebuilt to be less steep, they will encroach into the required rear yard open space. See renderings at Exhibit B.
V. Level of Support. With the exception of the DR Requestor, my clients were able to find solutions to the issues brought up by neighbors of this project, such as making the roof railings glass and putting glass into the roof pop-ups. My clients have made several attempts by phone to reach the DR Requestor, but my clients have not received a response from the DR Requestor
12285786.1 Rodney Fong April 12, 2016 Page 3
as of yet (and my clients have sent several emails as well without a response). My clients will continue to attempt to connect with the DR Requestor to see if they can make reasonable changes to accommodate her needs as well.
My clients have several supporters that live next to the building. (Exhibit C Letters of Support) One of the individuals who lives across the street from the building on Grant Avenue brought up a concern as to view from his property of the city skyline. My clients made modifications to their original plans to meet his needs, despite the fact that views are not a protected right, and he has written one of the letters of support.
VI. Roof Deck Hatches. Your Residential Design Team told my client a week or so ago that the means to reach the roof decks should be a roof hatch, not stairs. We ask you to reconsider and to review the Memorandum attached as Exhibit D. The Building Code will not allow this, and if this is a Condition of Approval and the Building Department will not allow (for reasons discussed in the attached Memo), our client would have to have another hearing before the Commission for amendment of the Conditional Use Permit. By looking at Exhibit E, you will see the mild visual effect, as it shows the clear railings and the small popups from different street views.
We respectfully request the Planning Commission not to take discretionary review and allow this renovation project to move forward so that the family can provide a safe and healthy living environment to the occupants and to inject life and housing back into this block. While these units are not part of the "affordable rental stock", and never were, they are affordable by virtue of their small size, their very small rooms, and the lack of amenities such as parking or common area (other than deck and laundry areas).
~~V ,r~-#~~+I ours,
Brett Gladstone
CC: Grant Avenue Trust
12285786.1
,. ~aa~ rranciscn ~~~~71~1►~'7~t~~ DISCRETIONARY
1650 MISSION STREET,SUITE 400 REVIEW CDRP~ SAN FTtANCISCO,CA 84103-2478 MAIN:(415)858-8378 SPPLANNING.ORG
Project Information p~QPeny Address: 1615-33 Grant Ave / 12-26 Medau PI Zip Code: 941 ~3 Building Permit Application(s):R01502279626 atld 201502279627 14Sbagh Record Number: Assigned Planner: C~~Udlft@
Project Sponsor 415-788-2188 Name: PaUI OkOt110t0 Phone:
~ma;i: [email protected]
Required Questions 1. Given the concerns of the DR requester and other concerned parties, why da you feel your proposed project should be approved? (If you are not aware of the issues of concern to the DR requester, please meet the DR requester in addition to reviewing the attached DR application.) see -attached
2. What alternatives or changes to the prapased projEct are you willing to make in order to address the concerns of the DR requester and other concerned parties? If you have already changed the project to meet neighborhood concerns, please explain those changes and indicate whether they were made before or after filing your application with the City. see -attached
3. If you are not willing to change the proposed project or pursue other alternatives, please state why you feel that your project would no# have any adverse effect on the surrounding properties, Include an explaination of your needs for space or other perspnal requirements that prevent you from making the changes requested by the DR requester. see- attached Project Features
Please provide the following information about the project for both the existing and proposed features. Please attach an additional sheet with project features that are not included in this table.
27. 3•• __. 43` & 3~ 41' _& 29~ _. __ _.___ _. _ 0 $5M TBD
true to the best of my knowledge. r ,~ ;~:: Signature: ~ ~;~y~~~r ~ :" Date: ❑ Property Owner 8 Authorized Agent Prirrted Name.,~,: ~~~u~~.. C~
If you have any additional information that is not covered by this application, please feel free to attach additional sheets to this form. RESPONSE TO DISCRETIONARY REVIEW REQUEST (DRP).
For Grant Avenue Variance.
DESCRIPTION OF WHAT IS PROPOSED AND WHY
The City records indicate the building was built in 1908. Given its age, the building contains features that are no longer Code-compliant -further discussed below. The courtyard contains the stairs required for a second means of egress. The stairs have extensive dry rot, their width is deficient, and the incline is extremely steep and thus dangerous. Rear porches face the interior courtyard and serve each unit. However, the porches were constructed beyond the building's foundation and are resting an inadequate footings in a very dangerous condition. Like the stairs, the porches are rotted and require replacement.
BACKGROUND INFORMATION ON THE HISTORY OF THE PROJECT AND REASON FOR AN ELL.IS ACT EVICTION.
The building has been in the same ownership for 69 years, purchased by two Chinese immigrant families which have managed it since that time. The now elderly members of the families found it too much work and time to manage the day to day operations and maintain the building, and did nat have the funds at that time to renovate the building to bring it up to modern standards so that continual renovations would no longer be necessary.
About ten years ago, the property's repair and maintenance expense increased dramatically. It was projected that the expense would soon exceed rental revenue if the building was not significantly renovated. The cost of renovation could not be adequately funded by the existing rental revenue. As a result, the elderly members of the family decided to go out of the rental business. They could not afford to operate at a loss, and they were concerned that the inability to make badly needed improvements put the residents at risk during a ire or seismic event. The Ellis Act was created so as not to farce a property owner to stay in business at a loss, or when the owners feel a building is not safe. Prior to the Ellis Act, property owners could not do what owners of stores could do when losing money, which is to go out of business..
The elders of the family have designated younger family members ,Anthony and James Lee, to be responsible for the property management and renovation approval process. The idea is to keep the building in the family indefinitely, as the rents wi11 assist the elderly family members financially.
(1) Existing project does not have any legal open space —the existing courtyard is not wide enough to comply with open space usable area requirements due to the awkward existing rear stair configuration. Moreover, it is quite dark due to narrowness and shadow from the two buildings. There are no other opens spaces on the roof or elsewhere. Open space with sunlight is important for healthy living, and the open space needs to be accessible to the largest number of building occupants. There will be several roof decks in the future: two will be accessible to ail units; four will be accessible by the individual units.
The proposed decks include: (a) common deck on the Medau Building (accessible for all units at 1,272 SF) and (b} four private decks on the Grant Building (135 SF for each of the four top floor units). These decks comply with the Code's requirement and meets today's minimum open space for all 16 uniks. There are four proposed spiral stair enclosure pop-ups to reach the deck. Because three out of the four enclosures abut a blank wall of an adjacent taller building, these spiral stair enclosure pop-ups will blend into the historic North Beach building fabric and be little noticed.
The project plans simplifies the layout of the bathrooms and stairs to maximize light and air via the habitable room windows facing onto the courtyard —see Sheet A1.5. The owners are remodeling the basement in the Grant Building to maximize the light and air for the habitable rooms facing onto the courtyard. This resu{ts in a net decrease in the square footage of the building in the amount of 216 square feet.
Buildings such as this outlive their useful life if they are not repaired/improved extensively every twenty or thirty years. This building is pre-earthquake and now 118 years old, The building is an historic resource with original facades, and a failure to allow this project to go forward would cause a great deterioration of an historic resource. Moreover, without the renovation, all 16 units would continue t4 remain outside the housing stock despite the major housing shortage in the City.
None of the renovations contemplated, and certainly not the improvements that trigger the variance, would create luxury units out of these units - in fact these units will always be "affordable by design" given the smallness of the bedrooms and other living area and the lack of parking.
The long time vacancy of the building and its uncertain future has been a major concern of the neighbors, and the intent is to bring back an occupied building with changes that bring back life into the block and make it more secure. The construction is expected to take roughly one year.
SCOPE OF IMPROVEMENTS.
The plan is to improve the bathrooms facing the courtyard by providing proper insulation in them
for the first time. Currently the depth and size of the steps are not safe and not legal under today's codes. Additional work includes upgrading the electrical service, upgrading the gas service, installing a complete fire sprinkler system, installing a new hot water heater for each unit, creating a common trash/recycling room (not provided now), and creating a common laundry room (not provided now).
RESRONSE TO DRP QUESTIONS:
First, we note that the DR Requestor has stated that she has already discussed this project with the permit applicants. The applicant has no recollection of this, but will call or email the DR requestor to initiate this contact. Other members of the community have had communications with applicants, but this occurred over eight years ago, and the comments from the community were not directed at the merits of the variance, but rather directed to landlord/tenant issues that are not subject to the Planning Department or Commission review. A neighborhood meeting was held in February 2015 We had several neighbors that showed up to the meeting and expressed happiness that this abandoned building was to be fixed and reoccupied.
The only concern was with Michael Chin, a neighbor across the street who did not want a view impaired by the roof deck. The roof deck was altered as a result, and Mr. Chin has written a letter of support. The Numbers beiaw correspond to the numbered questions in the DRP Form provided by Planning Department. The responses are too lengthy to answer in the form itself.
uesiion one. Why the proposed project should be approved?
The improvements are modest and are intended to help bring the building up to modern living standards for tenants today. (SEE ABOVE) The bathrooms are not completely insulated and somewhat exposed to the elements and need major repair. In a fire, the stairs leading to the
rear yard (which is one of the triggers far the Variance) are not safe, as the risers and runners and the width are not up to code. Making them code complying means they must be larger, and thus must be built into the required rear yard open space, thus justifying the need for a variance. Without approval of the project, the City would continue to be deprived of 16 dwelling units, and an historic resource with original facade will deteriorate.
Question Two. What alternatives or changes are possible make to address concerns of DR requester and other concerned parties. And what changes to the project have already been made to address neighborhood concerns -- and list which changes preceded the filing of fhe application with the City for the Variance.
We believe that the concerns of DR reques#or are unfounded. Most importantly, the DR Applicant lives at 515 Lombard Street, which is nearly three blocks away. The subject property is not visible from that address. DR requestor shows a photo taken from a pubic sidewalk where the roof deck is minimally visible (see photo)
The distance between the two properties is about three blocks away down the hill at the closest point. Some of DR Requestor's concerns are based on a misunderstanding of the limited nature of the project, and some are based on eviction issues that are outside the scope of a DR appeal and discussion.
The DR Requestor also states that there are too many locations where there will be pop up stairs that will be seen on the roof when the roof decks go in. First, we do not believe these can be seen by the DR Requestor, and they can barely seen by members of public on nearby streets and sidewalks. The photos attached illustrate that. DR REQUESTOR refers to an "unprecedented number of the stair enclosures for buildings in the neighborhood, We know of no portion of the Planning Code that restricts the number of stairs or roof pop ups. Modification of the roof deck and/or stairwells would not address DR Requestor's primary concern of loss of affordable rental units. Moreover, the railings will be glass. As a result, the roof deck will not be visible to members of the public observing the building from the street or sidewalk. There are two distinct spots on the public sidewalk where it might be possible to see the new stair enclosures but one would have to make a concerted effort to look up at the right moment to see them. A pedestrian taking a I walk along Grant or Filbert would be hard pressed to notice any roof pop-ups from the sidewalk.
Telegraph Hill has perhaps hundreds of homes and apartment buildings with inadequate open space. Far a large majority of them, the answer has been to provide roof decks, and they are regularly approved by the Planning Commission where they are sat back appropriately and when they have railings that are open or glass to preserve views. This application requests the same.
The DR request states that the building is in the National Register of Historic Places, and is part of the Upper Grant Historic District in the California Historic Registry. That information is not contained in the Property Information Statistics on the Planning Website, which only states that the project is considered an A level Historic Resource by the Planning Department.
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EXISTING COURTYARD -LOOKING SOUTH EXISTING ROOF DECK ON MEDAU WING ~~A5.1 B s December 3, 2015
City Planning Department
Re: 1615 Grant Avenue
San Francisco, CA
To whom this may concern
We are Property Owners at 551-557 Greenwich St, we also have here since 1977. We are
half a block away from 1615 Grant Ave, along with our backyard facing the property.
Over the years, we have been concerned that the building has been vacant and abandoned.
We have recently been informed that the owners are in the process of rennovating the building.
We joyous to see that the property will be rejuvenated and the building updated. This will certainly be
an positive vision for the Grant Ave from Filbert Street to Greenwich Street. We thoroughly support the
project for the intended use of the neighborhood. Please do not hesitate to contact us if you need more
information. __-~~
~' Best regards, !~ ~~ ~.~George &Joanne Lung ,~ I~ ~ ~-- 557 Greenwich Street ~~ ~~_._ r'~ San Francisco, CA 94133 f;ich~~~r~i.! I~~. Lore ~lE~?4 C;r~~~~7f:,~v~~.
C~c~ccmk~ci~ :iC), 2C~1.S
t:i;y ~~I~~ririir~4; Department i:i+y ~ar~c~ Cnti~~ty of San Fr~nrisco 1G.SC Il~lissi~an Str-~et, Suite 400 5a~~ f r~7ncisco, CA 9103
t~c~~~tlemc~n: >> bjr~c~~: f'rc~~~osec~ Renovation/Addition of Living Units at 1a1~ Gi~an~t Ave. San Fr~nci~:;~:c~, C~.
I P;ve~ anti u~~vr~ thc~~ building (1622-162 Grant Avg:; dir~ct(y arxoss tf~~F~ strut fir~~rn ~ti7e~ r~r~oposed hc~i.~sin~ ~~r;~j~:r~i:. i ukte~ide~ci the neighborhor.~d meei:in~ earlier this year for subject project: vahr~re the Architc~~ct ar~d ?'raj~,ct Niana~er gave us a corn~7l~~te br~efinN; ~7n i.he renovation plans 'For 1615 C~,~~,ii Avc. "I"he cicsi~,;n te~~i~r~ sharGu with us the history of C17e buiidin~; ~.ornplex, shov~~ed us the pla~~s far the renc~v~atic~ri ~i~~.~rl<. ar~ci f~~:,tientiy answered all questions ~ncl concerns frcm the audience. Since ail v~orl< w<~s beisi~_ co~iF~~ v~aitliir~~ the existing building shy=11 or v~ithin ~the~ existing; courty~3rd between 1:he ~~:wc, str~~ctur:~ ~th t ir,al:euK~~ this complex of units, eve were satisfied tihat this project would not have any im~~ct ~~r~ the tin rani character <:,f the immediate ~~~rea. b'Ve gauc> oi.~r full r=nciorseiTient to this pre~jc c:i and loal< forward to ~th~~ positive u~~~rade that this project v~iill bring to the neighborhood. C ur hoE~e is that t~iF~ i:iiy <::an hel~~ expedite this project to return critically needed hot.isin~ units beck t:n oc~r cornrnunity.
c=~7c~Yrc~ly,
Ri<:har~rl !;. 17ang Hi Lily,
Lily- I got your email yesterday but it was breaking in and out and couldn't make it out. I'm pretty sure this email will have us all on the same page.
Yes, my family met with Jim and Paul yesterday. The meeting was very productive and our families came to an agreement.
We agreed upon 1629 Grant right side, popup window increase in length as much as possible and making the deck size smaller.
Thanks Michael
On Thursday, January 21, 2016, jim
We got your email yesterday requesting the propsed changes to be made by this Friday. Paul will be working on them them later today. As discussed, we met with Michael Chin and his family and came up with solution for their concerns for the city views from their property located across the street from our project (1628-1630 Grant Ave).
Thanks, Jim
~~ • ~ ••
Memorandum
TO: San Francisco Planning Commission and Planning Department
FROM: Brett Gladstone 1ltr- DATE: April 12, 2016 RE: Impossibility of Providing Roof Hatches For the Roof Stairs
The proposal calls for adding several roof decks accessible to all tenants, and several accessible only to some tenants. Multiple roof stairs are required due to the layout of the building. There is currently no good useable space in the dark rear courtyard, so the roof decks will provide the first truly useable open space residents have ever enjoyed.
The owners of 1615 Grant were recently advised that the Planning Department Residential Design Team wants to replace the proposed roof stair enclosures with roof hatches. For the reasons discussed below, our clients may not create the roof decks if roof hatches are required.
The client proposes a small stair housing above each circular stair, with placement against an adjacent building (with one exception). This is an acceptable alternative preferred over roof hatches by the Building Code and supported by the Planning Code and Residential Design Guidelines.
Reasons Roof Hatches Cannot Be Done
1) Impossibility -The roof decks must be accessed by circular stairs due to the extremely small sizes of rooms below. The project architect does not believe that roof hatch mechanisms are compatible with circular stairs, though he continues to research this issue.
2) Illegality - As stated further below, the Building Code does not allow roof hatches for occupied roofs; and the local equivalency option for roof hatches does not allow their use for buildings under the jurisdiction of the Fire Department. Thus the roof hatches for this building are illegal for two reasons.
2) Danger -Roof hatches could be very dangerous to operate while ascending or descending circular stairs, particularly for the elderly, disabled persons or children.
Hanson Bridgett LLP 425 Market Street, 26th Floor, San Francisco, CA 94105 ~~~~~~~~~~r~l,~i~{,;,a:~~T.~n~~~ 12270141.2 Memorandum To: San Francisco Planning Commission and Planning Department April 12, 2016 Page 2
3) Damage -Water intrusion will cause costly repairs and inconvenience to residents when roof hatches inevitably are not properly closed.
4) Inconvenience —Younger and older residents do not find -roof hatches easy to use, and such inconvenience and perceived safety issues may discourage use of the roof decks.
Building Code Conflict
1) The California Building Code treats stairs to a roof as being a preferred method and roof hatches as an alternative for unoccupied roofs. By contrast, this will be an occupied roof.
2) San Francisco has a process (Local Equivalency Option with request for a Code waiver) to approve roof hatches, but this the Local Equivalency Option's purpose is to provide roof hatches for R-3 building; this building is an R-2 building.
3) This local equivalency option is nat applicable to buildings such as 1615 Grant, that are under jurisdiction of the Fire Department.
Building Code Section 100.16.1 Roof Access
Where a stairway is provided to a roof, access to the roof shall be provided through a penthouse complying with Section 1509.2.
Exceptions: In buildings without an occupied roof, access to the roof shall be permitted to be a roof hatch or trap door not less than 16 square feet (1.5 m2) in area and having a minimum dimension of 2 feet (610mm). Here, the roof will be occupied so this exception is not applicable.
Residential Design Guidelines
Roof Hatches are not required by the Planning Code or Residential Design Guidelines. That is not surprising, since in certain kinds of buildings such a requirement would contradict the Building Code. Instead, the Residential Design Guidelines call for minimizing the visibility of stair penthouses from the street and suggests several methods (note image on next page) which my clients have followed:
(1) slanting the roof of the stair housing My clients have requested that their architect revise the rooftop structures through which the circular stairs exit so as to shrink the size as noted in Memorandum To: San Francisco Planning Commission and Planning Department April 12, 2016 Page 3
Residential Design Guidelines. The slanting will need to be reconfigured due to the use of circular stairs. We hope to show such changes on newly revised plans at the hearing. (2) placing the stair penthouses against a building wall. • My clients have created the stair penthouses against the walls of adjacent taller buildings (with the exception of one location where it was not possible). My clients agreed to change the roof railing to glass, reduced size of one pop-up and re-angled another one for a better church view and made roof decks smaller on the Grant side at the request of neighbor Michael Chin.
12270141.2 3125,'?61{~ ~ AL)MIbIISTRA'lVE BUI..L,ETWS i~r~~~,~~ ~;xcerpts fi•on~ Code
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PIRG SPRINKL[RS NENJ COMPERE SPRINY,~FR SYSL~M (NONH P%IS71NG~ 1' ', PARKWG: NONE EXISiWG (NO CHARGI) _ — ~ '. S H E E T I N D E X on — _~ O -- - ~ —O 2°~ ~a~M`; „-o~ ~{7` - t. ,I2AM lVPNUI AftGHIiLCiU2At DRgWINGS - I - ~' ~. l ~Z~ +~R {; A1D PRQIkCi MFORMATi0N&PROPOSED SIT[PtAN (1/8'=P-0") ~ I At.1 EXISTING FIRST FLOOR PLAN (VA ~1'~0") ~ ~ I I =, '~f-. AIL i..l.'. '. r ~ - I(I SIRCCi iRCC iO fI(AWill I.I ~ At2 EXISTING SECOND FLOORPU~N (i/A =1'-0") ~ ~ ~ '~.,. i :'~ I ';I I Opss ~n~'~ ~ ~ At.3 EXISTING iHIRO FLOOR PLAN (t/4" = P-D") -- - --. -. --. } :. < ,. Cl At A EXISTING EXTERIOR STREET ELhVAiIONS (1/4' = 1'-0") -t ~ ~ ~ i — UPPERROUf { A1.46 l~XISTING COURTYARD ELEVATIONS(1/4'=1'-0") -I Vi'PERk~OF ~A'~]' ~ - \ ~~ 71'UIfF ~"" ~ ~-. - ---- ~ ~uennao - ', .. --~ AL5 E%ISTING & PIEOPOSF.0 COURTYARD EXIT STAIR V~YOUT - - ~ ~ ~ - ~ ~ LFGC~D ~` 6~ r a~ _ _ _- ~- I A2.1 NROPOSfD FIRST FI,00R PLAN (1/4 1-0") - ~aopERir LINE ~ ~ ~ i ` ~i~ > >~ U ~ r n c r~o..,r~ w A2.7. PROPOSED SECOND PLODR PLAN (t/4 ~- P-0") ¢ ~ I III ~ ~ A7.3 PROPOSED THIRD FLOOR PLAN &ROOF VLANS ~t/4" = P-0") I ~ PRmEfi BWtmNG ' - ~ ~ ~4 ' d rc ~...i IYP 1 cal j.. i, ~ ~ _.__._—. -, U ~.. A3.1 PROPOSED EXiF.RiORSiREEi ELEVATIONS (t/4'=1'-0") I PkoaoSEnvtonrc 3 z ~_ o A32 PROPOSED COURTYARD EL6YATIONS (1/A" = t ~"~ o I `_ ~--' I ~ ~ Q ~ ~y_~ - ~DJAffNi 0UIL01NGS ~_ 1 ~~~I ,ri AV{iJUC ~- i O W ~ 5 5 ~ 7ero MLUA7aPr,nr~. A4.1 PROPOSED BUILDING SECTIONS (1/4 = 7'-0") ~ } i t ~ A42 PROPOSE~BUILDING SECTIQNS X1/4'=7'-0"~ _' i I J i;,' i i:'.iP~ ~I I: q ~ ~ Q A5.1 3D MODEI. Rf.NDERINGS-PROPOSED ~ ~ - ~ --psi nrm rx~ f.5.10 3~MODEI. [email protected] ~a vi A52 SIGHT LINE ANALYSIS '. ~ - ~ ~ i~~i~,~~,~~~6 ~_~ Q X5.28 SIGHT IJNE ANALYSIS RENDERED ----~ ------~ ' ~% — - __-_._. I E PROJECT AREA CALCULATIONS ~ ~__~ i _ _ 1_ o ____ `__ L- _ U I _ i t __~ __ -~ --f~1°~~~R~n~~o rx!.un~ ~ o rm~m:~~~re GRANT AVENUE IANO TRUST ou~~,~~mis 1 } 11• PLANNING 5[T~ ~,~ ~_--__~ ~~~~ Z Z ~' ~ ~ ~~~~~ j F a ~~__—____~I t i ii ii ~ ~rr;~ < <„ ~~~~~~~~ ~~~~~~~- o ~^ = o ~~~~~- W f 0 ~~~~~~— w 0a ~~ o °` ~ a ~~~~~~~~ a ~ ~~~~~~— ~~~~~~— ~~~ _—~~~—~ ~~~~~~~ ~ cn~c ?.i FEfiRUAR![71$ ~~~~~~~ CL ~~~~~~~ I~ 113 C _— _ 1 rnvrv~~v.—'_— of i —c r -~hiv '___ '— ______A 1.0 N r Nni ~it'r An r it I I it ~l~l~r xi', ~alls~~i[tl l...l o~~ Yi•r~{n, e~tcrc ~ .. -- =_= — — -- ~~ ~ -r,,~n~alls ~ ~ 1lfl"-1 U l.. _. _ _; ~ 1 -- - _ ~ — -- - ~~ ~- i~ NEi EXISTING F100R ~RF~ TAQULAl10N ---- C~7 ( ?ANT ,9V(INUf WING ~. ~- '" ~ O ISl II.00R: lAu/SQ. iii. ~ w ~NUIIUOR'. i01i S0.(1~. a ~. (6E ~4o0M~ ~ ~ 3RD i LOOIi~ 3 739 St). i'T. ~ I I DAU~ — -- D ❑ D v TOTAL fi/51 SQ. FT. nc.~,~~u _. ft~~ sroii— <<~_ '., t,.. w r~ronu r~nci wiNc ~ „`° ~~ ~p ~_ IST 1 I OOR: 2 2l! SO PT. ~ ~ I ]. Q 2N D i I OOR~. 2 25 SQ Pi. ~ ~ c TOTAL 4A02 SO.FT.. '-~ ~~hu_ ~arcucN ~ [amn] ~ Q ~ , _~.. ., NET EXISTING FLO~RARFA: 13,553 SQ. F!. I ~~ ~~ ~ '~ Y ~ N ------~ _ -- -- —— z U ~ I~!~, U ~~ 3 ~,U~ —— ~- ~ ~,~n« ~ > ~ ~ ,_ rirciiFN — t~nni o _. ih~iranNi] -. i .nnou I _ : n. ~ ~ ~?0 MGDAU__ ~ —` z c acv rmi - — l5).ff. — ❑ ❑ ❑ ~ III 1lIC ~1,( C.'.S ~ - r _ „. / ~ ~IIEONOOM 1 ~ p '. i { , ~., -~^ ~ -.... ~G[ ~ULOi LL. it>.IR <111Y; IO Is1.441N ~i i_ V ! 1 _ 1--~ f~ '. -~ ICI I[1 ~~ iii nro r:wert sunvurc /' ~,= i 3a - - — ------Q __... i i _ __'_ '.. ` i z u' i _ _ _— ~ z ~ ~ — ~ Q n LL OEOROGId 2 ~~I I ~ g _- i w ~ o BEOftOUM 1 1 -- \ <. 'li ~ ,. ~ > ~ ~ ._ _ __. _ ~_ Q N i ~~-i Mronu r1633 GRAM_ - '. ----~~~,,,,~o~~ -___ ~'~;,, ~.s, ~, o~ — — ~~J i i ~,~ ~ ~ Irt'n!t ifnuJ ~`O ~ ul ❑ ~ 71 MCDAU~ I C1627 GRANT i tt.~mn — J[JI O > ~ua~i ou n slit. ` II ~ ~ i~9 S~. ft. J I `~ II 6E~r2J() A 2 ~F~RJi1M 1 6EDi00M3 ~ -- [O[I QOM:] j ~ N ~- / ~~ i ,~ __ O3 ------~- ~- ,~~~ / ---- i~ 3 ~o ~ Q z D! I ry O i 6~D400^.13 ~s -, ~ V ~ ~ _ _' i W I - 1>_, z z~~wz v j ~; ~ CQ~rc00M 2 B~ti90M 1 ~ w "- s ; ,\~ ,- i — _', 16 MEDAU ~1 o~i D C ~ \1627UI~ANTI ~ m a n ' RNnnnii \ \ 9 ~nC nnoN N ft \ FAR INLL , ~ ~ ~ OA7N [7(H] - i ^' ~ ~. _"_ \ HnLL {.L ~mP.60M 1 / n ' ~, _. i V ~ ~ ~ ~ ~ ~ ~ ~ OATH ~ ~ ~ O - nip ~ " I, I ~ 4 PLANNING 5[T .:_i. i ~ U _. oO ~ __~~ ~~~ '~~ I~I ~/~; ~;_ -- ~ _ i BEOH60M 1 ~ HALL v ~-- i '~ B.Aili -' KIiCIILN ~ --- ~ \ '' 6 / -- fR ~KIiCHEN L _ ~~v` , ~—j-~i K 1 ~n MEonu ~' ~ ~ ~~ ~ Isis ai~nNrJ o ., nro-ar u.+ ~ on ~ 'an~miou ~ ]2+c1. rt. ~ o ~ _ i i ~« ,. ”" itto ount2 ueoauuM i) o I ~ ~ V ~6E~NOOM 2 ~, [d D,_Ad~ _ ~ ~BfDk0UM 3~ 2 \/ 1- i N ~~ K w :'~ %~ ~ , FfBRUAAY [01~ __ .__ ~ i i /I I ~ N ~ ~ ~~~ r~ __ ~~~ EXISffNG SECONU FLOOR PLAN -__ _- _ ___ A1.2 ~~ ~ ,r „~ , „~~ ------___ __ .. I l i s._ _,~~..-... __ _ _~1 \ ~'. J O Q ieaicenNr~ - -c ananon C~ F C?~..__.. ---_--- iszs cant ~zr~ c¢eanon ~U w.rr ~, ~~3~) 3 -- - ~J O ~ a z ~ a ~ z N o J - ~g W ~a ~ - z as ~w ~<~~ 1619 GRANT ¢~va~mu r~so n z Q PLANNING S[T 4 t'~ 2 ~ ~ ab Op a ~, 1 G17 GIU~NT m '~ a i,' c~[vmun O ~ r~~9 s~. rr. p v ~ m a W a ~ W G Q f' d' M ~ Z ,,,, V' 6 Z K Z - ~ a ~ g~ a K `~ W Q ~\) O \~ ~ " 7i FEORtIf.RY --2U 15 - - ~~~ EXISTING THIRD FLOdR PLAN -- ___ A1.3 ~_~~ - va r o~ - _ 0 - - _ -- ~w ~~ ,- ~I II I~ II I II i it i ~ ~~ I._ ~ i ~-- ~ ~ _ ~ ~ .L l -- ,~ __ _ I -= __ .; zr~nn ~ iq r. rar nn~s¢~inurc !, ~~~,~~,~rn~ ~ ~ — -— f--- ~q r.~mm erz~n~se rir EXISTING PARTIAL SOUTH ELEV ((~~~'~~ ;EXISTING WEST ELEVATION (MEDAU PL.) `"A ~ `` __.~ - p ------~~ Z~i ;,A -, o \\~ vn° C~~ ~~~ zD ~ L PLANNING 5[T -- — - - i ____J L_i ~_lJ.- _ _ ------'_ ~~_~ 1 - ~= W ~ __ ,r , ~~~~~a 2; Feueunev ems ci ~ pis ~EXfSTING EAST ELEV/~TION (GR/~NT AVE.) ~~ ~,~ , ~, ------A1.4 ~ _, ~, rz Ly ~ - 1 ~_; 1 e - J ~'_ is 1~'^`- ' _ ~~ f __ ~~ ~,. ' ~~ ~~ 3 ~. ~. .... ; ~ _. ~~~ .-. ~ '~~ ~~ '1 r a ' ~~ } w ~4 _ , ~!a . r~`{ ~ , ,,E,~. ~ ~ ~ Y k - ~ 'L ... Q N` .j ~ ~ ~ _ - A[RiAi Vlf J f i0M ilfE Sf/Vill .~ c r O 1 ~ - ~,,,~ 4 .j I .I' {~f ~ ~,frk C . ~Ya.,~*14a~i k4,y G Y y ~r ':NLlt~~ y .._~~'..w~l:~~`~~ t ~ .f O fl ~ VIL4V f,01~ 7(IWCR ;INfi WCSi {y ~: r' 1 _ ~' 3: ' L' I ~ ~'`~y @1 c~) C~) C~~ ;,r L^? ~~~ Q c7 I __. ._...... __.___... [MCDAU WING ~ ~ GRANTrt WING ~ ~~j~ MLD t1 VJWC~ I I [GRANT WING ~ k ~~~ '~ ~ ~i _ C. l0(IKINfi N~kiH-WFSi LOWARI)S MEOAU VfING C~) --~) ;: C ~) — _— ~- 1 — --C'> ~, .,.,.~ I ,.. .~ ~~ u v ~.,_ I ~.... - ~'~~ ~ ~ __ 9 ~ f ,~, I I ^ t 4;r1 r )/ ' ~~ 4 k p~ V 1 k£ ~~ d i ~~~~ T ~ ~ '~ F ~_ y .,.`~. ~ ~, 7 - - 5 I ~~) ~~1x~ ~~i ~ ~ ~ __. o. ~`t ' ~~i i ~ o w< -~ ~ ~w ~ ~ a } w No ~.~ g~~ I i z J F. LOOKING NORiIi U~Si 10NA10S (~~Ni AVE SifillGitlRE y ~ ~~ ~~ ~~ ~o `I ~I __ ~, z_ ~Q 4x ~~j _ ~ ~ ~ . 1 ~ -~; l t ~ LYT Ft ~~ i ~ ~__ i - ~a 1 y~ I~ ~ I Q ~~ Tri ~ ~~y .~m. w 7~ _ ~ '~ ~'~ ~ ~ z~ ~- ~.` q _ µt Y~~ ~~ ~ •li. LOlIK Nf S011ili-FA1 iOWAR~S MEOAU VlMG }I ~ -_ fn\ __..._.._ ():21025 t ~t.3[~1 .. ~ O \J INI 1 $[T ~ _ ~.. PIANNING LL i --- - ~ VI i q~ 'Z' ~ ~ i O f I '~ ~ = p ~~ O { M ~ i I } 3 ~ ~ O O ~ ~ f O r W . ~ \ r \ ~ m 6 a III \ __-~q ui[n:c Bran ro o[ G. LOOKINf, NOftiHiVES~ [OPlhCGS NOi1iN-SIDE SiM1fR I CI Ce'[iirt! t...i41`.ItiCU~ ~ E ~j pI~ ~ oudG'ufi leFuf:tol;; Itil I C ~l C t li D O j _ — ~ n ~' LGfNO j _...... p ',, iq s2 ~ iq ,~,~ , ~ ~_ ~ o y ~n,~ ~.~ ,. ,~ ~~~~fit; f. —•—• {eftkiliiED ~RFAS fOR N01 (ItE FAi[D O'EN'NfS O E ~T ! _ N ~ ~mwups u'.0 lGf iN YIN" ~i CI ~'~(xU }' IC I 0 ICI C~.~ 1. '; ~ ~ a W ~... __.. ~.. - ICI ~URI'lD ...._ ~ Y ~ ~IFE~Pni CO lONL E1 tEN01Nf I1~111(73lZlNiAL~'f f: rk~!~ \ '^IICALI.Y FROM ED([ OF }~~IR ~- NON-RAE 4AiE0 a llf lNlPli ~ M(lii '~AItiE01N If15 ZONE ~.. ~ _ k N EY'~iW f R NCIJ FriEniOR 2 f_r t Ej~L .. Ef 4ES'i I~I4, ~,.1r,OFD~ ~ fEN~ilintiY c~l.`~ n. nc sourti tow ~, ,odrasioe srnui I C~ ~ CI. . _ -' ~ EX.Fi11N(~ ftE~R I'012Cf10N Neer erne noniria~r ~~tv,~~oi EXISTING COURTYARD STAIR LAYOUT PROPOSED COURTYARD STAIR LAYOUT, FIRE- -„-"=---,,. '-~ & -FIRE-R/~TED — __-- ZONE ------<< RATED ZONE & AREAS OF OPERABLE WINDOWS_ A1.5 ~~~:~` 5 ~ v~ -ra ,--~,n~~~~ -~ ~ 0-, a ~~ — ~:J irzicii~Nr z-r nnuum~ co sa n_ ~ --. ICI[~!i fr~~A LOCM0118.S~1'lli(I iO i~IMIN / /1 V 1 I w ------~~ o aU '~ z '~~ Q ~o ~ -s ~, `~' `o z ~a 1621 GILiNT ~ `~ N z'~' ur~•aiox ;;o c~_ rr. z Q ~~ L PLANNING S[T x 'i t'o15 GIANT ~ i -z'-r c¢vram~~ ~ i 6'~OSO. R. Q I ~ I F~ i...... I K I /i _-~ ~[~L%I~IXT1fI lDfAilf111ft3'!IIlG IO ~QJ,4t1 ~ ~_ _. aOp K .— _ _ _ — _— _ _— .'—'~~.~ / iz~ —~~ a i i r ~ ~ i i / / , ~ / _ / r' FWRUI~cY lil i / j / 2 ~ ROPOSED FIRST FLOOR PLAN _ ~~., „,~-,_o~P -.______------..._ - ______~ A2.1 ~r Y r i ~r 0 a ~~ 163:4fRnNl ~~ F \~~ 1627 GRANT '~ -~ _. n[venmi r;e sa. rr. I ~— g z~ ~ PLANNING SET Z a a m 0 Lu15 GRANT O '~' ncv>nuti ns s~ n. 0 z 0 V N D N O a O _— __ a ~~) -\ E 2:i FE8RVAPY 2015 N ~~~ PR'OPOSED SECOND FLOUR PLAN _ _ __ A2.2 ~::,. _, _ ~~.~ i ~,.~, ( ~_U ,) ~. Ar. ) ~._.~~Q.. ~ C) ~. ~,.,~ l j (,~a~ '~ —~~ I ~ ~ ~ ~ '~'~ _ __ , ------ NOR1H MI D4U NINti fIA1 RUOf _---- ~ ` — , f~nm~ etuM ~ Q ~~d,. JJ~ ~ ~x uh>cai,..,. ~vt~ ie~or oc~orri _.. _ .:.. ~( / ~n~~,~, ~.d w ... ~ ~ ., ^-a REFR llhll [YILf,IICN ,' Q q LL n, d ~IfCJ t1U1.1~ Y " ~~• f u v:- i.~ou~o~v~ ~ 0 __— ~q a~. a~...... ~I -~- --`lul on lur..- '. ~~ - ~~ c~ q o .i nn t oml ~• ~' 1 ;:] i ~ ~u ~,,. ~''~ CI(I~-llllil ~~`~ a,<.. - ',. RFl~ftlNll~-. ', i - i~ ~ ,~ ~ j '. ~ pll SC10.Vul„LS L~Ii11 i1~~[~Ct Kll lPl ~ 1 ~ ~-- i~ BAill ~--~ ~ ~ICII(IL1N~ l ___If 4 i ".: _. ~ [[~A~o~l LIVING ft00M] to[u ~, .. - _ . .... _... ~ /~ y-~, 1N~ o x] V'?aLnnln i ~ y ~ '~. / ~ h[NIIID ISC ItI RHI~ t Itll'11111'R .r CI Ci ~:YTiL I —._._"_r i / ~ \. ~ '' I \ I ~ 1 ~LI~IIR,ELL \ 3 L ,_ ~ __ C3 F---~----~-~--~- - ~- - e ucHtv,eu — ~ ~ -- -- , y~ _ _ - ---0 o oa Q ~~ _ ~ ~ i Q v a o W ~ o ~ ~.. ~ __. pn~ x o~u~a~smin i I ~IVINO ROOM1I '~ ~~, w n f{Nt11aI~tO thTif wl = 7~n l'-0Cn D,(Kll i[,~ __ ~ _... 1 ~ltll ., ~~kU RO(II.1__'1 ~`' ~ Q K SP L~ilJii t0ltYi - ~~ W ~ LL IM1'I \ Z 2 i 6 Ll I ¢ a I IxI Dn I -:_ ~, '~.''~. ~If 19 f1iANT `~ ~n i;~ fI _. ~V CU.ii ('U nalCv lt~Immf urtiK ll'nl ~ ~ rm 1 <' J 'uY _. __._— CJ I O., -~ ' Q^' ~ ~_~.. C ~ -- ---,pan. --.- t _ _~~ i RFARIIALL~ ff'J11 fM l~ fAUOC 10 CC1~'COf INOf ~iCY. KIiG11EN ~ ~ n o)'G ~ i oll ~'~../ ~~en~ ]u ':;_. LEO'CGM 7~ ~ 5'~. ~m j. _._ _ _... ___._ Gn Sa. n. ~ ou _. ;i_ _. _.Up rdi- i ov qs — /"~ ~LANN NG SCT /~\ rz m cuiq c o~cr o~~-a!r+r [i i~[~s ii~[r oiir _ ~~ ~~,•- / 4 t ---- — Luc o, is irr ,~n o~~o ~.. ~s LSOUTH GRANTAVE WING R00~~ ~f --~ .00., iu ra rrm oiorcr ms r~ i ~ ~ 1~j S P[f- 1 ~I p!I \ ~ ~ IIII ~N -- i DIINV n IIiLCR OR_X~ —~--~— ~ ~------~ 'u ~ eeono~i~d z z o i I KIiCNEN / ~ ~~ J i~ REAR fIALL ~I{~~L ~ m -~ ~ 0 0 "' A ~ O[~ -' ~ ~i ~ ~7 a i ~ ~ - i ~ ❑GIL\N~ ~” a~:ruuu O a ~usv c~.ina.~vr_Uirmor o~cn nmi .•sa rC O ~ ~ -mi i BATH ",~ r 00 ~S ` _ _ __i I, - ~ W ♦ ~ a f __ 1'v . G' _" (- 0 UOM11 1 ~ _ ... ]~So. fi. _—"__... LIVING ft00M I W a 2 ' N ~ ~.~ ]'Y ~.o Ff iRAl Sinn R. s[io nIXlr _.(NI ~ ~ ~ ~ J SOUTH fLAT ROOF ~ ~ , ~_ MfDAU— WWG _ a C~ y _— ____ 1 ~O .+ LL `` 1 ei u~.nrv~. ~] -: a, O _ _ [~[i1 I6ljjtitCg ~ C~~) _------~ - _ ~ _ -- - — ----~-- --~- ~~ 5 0 /. ~ ~ 2 - FEURUAr2Y Tlt5 -~ i / - _ — _"" !I / I ' N i ~i ~~_ ~ _ a ==.PROPOSED THIRD FLOOR PLAN GRANT AVENUE WING-- ROOF PLAN _ A2 3 ~, ~-~, -_- - / ... Q N ~ ~~ ~ i ~ ~ ------'~--- ~ ~ i- .—t I ~ _. / ~ i ;-- _~ ~ 1 ~ i ~ i i,:v rmmr~ i L I J RIB / \ lCl iCU CI S . I ~ ,,,,~,«~<<_,~~ rmx, P~~ ~~~ ---_ c/) «a,~ mn~ _'---_-- ~. PROPOSED WEST ELEVATION ~ MEDAU PL ~ ~ "' ~~~~~~~~~~~~~~~~ _ ~ ~ ._ cgt[y~~rn1~ oc r n v+° - f'— g / ~ 1 / ,~ \ ~ ~ UI CC..iFYt f' K 0 S(- I 21 u ~ ( `~ ) / ]61 U(0 SCE&fK ffl \ IIIO YI ( f D '~SCIF~C r~6 (R C.. Hi AJ. ~A Ii(A S~If1 AlNV'!IN ~S ~ a S IIEEi NOTES: 4/ ~-/ ',. (` ~,i2~~ i~j C.tAilt Fl, P,~t11LD 40~~~31/p4~11W'.Y 1~ ',, z < i mianinreowoa~wiHooersnaeExisTu~cnHororseuaH aeemeoa ecr~ncevr000 ~,s ies iN Iwo ro Mnrri~ exisnec. I..._ i _ __ _.. _. ~'~ t. _____. Q ~ o 11 r: .' 1~1 r~Js n ._.r ~... ~~I ftlor o[ ~'Clas III. ru[Ct Cuss J — 2. iIIEkE ARE NO NF4l11ND6YlS BEN( PiYJVOSfD FAGNG GRAWi AJENt)f& IU [ fUA~DM141L .ua.fPrlt FY (lPI1J.iL~: ~IRJiN (01U PIACF. /r>If~.~Vt4 N4l i~.r. l~ W ~O 3. E%1iING PAINi[OV OO~APANiMENi lI`IIi ENiHY 0~09S SfI~LL R(A'AIN. ! _.~__ d. El S11N~ 61.ACN P11NiF~ IAEiAI S( :{FENS ~d GftAN7 AVENUE FlRS7 FlOOft z V s L PI ANNING S[T ~ N O = ~ O W esF„ F Q K W W ~ W W N F O W a w O ~ K ~ a ~ ,U.,.~riru+. ,~~r~r~z~~s ~s «~ ~~~~ 1 ..~ ,~~n:co ~o;:r.~~,ionr,i '., ~.. ~q rumor mc~,a sratuu s~nLu¢nimw '. Il\P N' 5 LIX:tS!~)tli (lrl CP_Nlf hVl E 2:i FEBRWftY 7.1115 na .. ~'s flll Rft CL 1 Y19 —~~ PROPOSED_ EAST ELEVATION (GRANT AVE ) — ~ -- -- A3.1 i ~~ , ~~ ~. O 21 Q U9 «,~u~,>,,,~~ ~~A~^: '.~~~,=unm~ _ ~xoim:,R. ~ ~a. _.. 0 0'..1 am n _.. ~ n r.._.. sr nay ~ a. ~ .j 0z ~ .. V PLANNING S[T— 1677 GMNT AVL 1619 GRANT ME __ 1 !''~.I 1 7GRANifVE.~ 1f33 CIU~Ni AVC _._ -_ fPAIN IIVIN( IfVCI. N~AIN LIVING LEVEL y ..c~lJ' a P+SS~GI -- z N v = ~ O N F !, 1615 GRAtJi AVE. 1621 GfU~NT f,Vfl. -- '~ - MAItJ iNI@G LNfL [MAIN LIVING LNEL - _ _ - -- ~ w I _.. _ i I ..____ '_ o '~ r .u (N) GhS 1 L~ GILItJI ,9V( 1E33 GRANT AVC TRASH / , - .- ~ MLiLRS (H tONJCft LLVII~ i [l)N LGWhR_ LEVEL IRPCYCI ING, - - ;~~ioi... __. __ w a ~ ~ f_ - o — a ~ --` [xTtitioH (N~cns fff _._.__..._ ~N~ ~nuNuev~— - O °1 [~SOUIDOR~ M@iEftS 1fi21 GR4M AVf:, — _ I l _. _._. a (~NI'LOWfH I fVfi..~ ____. ~N, ~owta ~Eve~~ _- __ __ r r ~ 1. -_._- \ .m - _ o n n~ ,a..i~ a~ ~ ~ n' c r ~, s ae~N~ ~ ~ -_ 'ia.. vit j ______`"' 2i FEORt'hhV 2(115 (n ~~.. Itl(R.n "~ ~ ICI j ~ I--~..If twn ~L I.vl~ ~ ~ jt_LONGITUDINAL _-__ ---- -SECTION _ _ 1 __-(GRAN1 WINS LOOKING WEST) F A4.1 ~~_~~,~, ~, o~ _- - - - — ------~ ~ ... ~~~n~,~, r r '`~~o ~ r ~ _.. s Q u z s ~ uxour a € _ — _ _. .> P "_. ~22MIDAUPL~ ~ 1. .~ Y -c,3 e" --- von~on ~ ~ r.-`... Q '. ui o~.~ . .,. .~ a ZO MEUAU ~:. L._ '_"I L .~~ ~, ~ _ _._ sz u etrnio~t. ~-v c -, I __ _. ~ I IQ c ~~L ~nrf D'4',. \ wi ln~ ... \ ~1E911PV.f,E CarUu ~.. n v'—__ ~ ~ ~\ ,, 1~lI ( !.!. titn I ~,uL 1 -_MIDDLE TRANSVERSE SECTION LOOKING NORTH) ______~ ,~.~ ~ ~ ~ ~-- g ~C ~ o ~ B u~ quo r naiu~m ce c a anmc i ~ ~w a _. - ~ ~ ~ z O 1 W f OC Y '., t ry U ' ' '.'~ ~ ' W ~ O / ~ w v ___ ui c ~r~ si rs rr irx~iy ~ ~ a ~ vi ro [x cr ~in 4t ,, o +ur,,, w ,~ er ~iornn~+.sss ci,ay.a~ '- a ~I _ Q n i i o r_x o c ~ cuss on 4 ror ravwcr _~ . ~ i z ~\ II _ /\ ~ ~~ , __ _ I/ (~ItANi- ~ . ~ _'_'___' i ~ "— ~PLANNING S[T ~COURiYARO I ... r __ — O '. j j f V ~ Si,llAllO Ni I W ~~ - _ I ~~ ~ u,i~ci~nNrnvi ~, MAIN LIVW( LNEI. 14 MFDAU PL.~ — '~ ~I ~ 1G15 GRANT AVE ~I - z MAW LIVING LF.V6L l __iGucn un~ -_ - ~ ~. ~ ,.,y ~~~«~,<~ ~ ~.. - - _ _ ~ m \ „ GiNNi AV SIOEVl~LK W - - { ~ - ~ ( CAS M1 FT~R RM ] ~ _ I 1 (IL\Ni hVL _— _ p l:p ~q cr.r~». ~ ; ,~,. j ~ lN) I OWER LLVLI ~ d . ~~ ~~ ~ tL MEU1U PL. O a 1 n~ ,\ !~ _ _ - -- ~ ~—_------y,,'~..~ air„~,ru« ~ i~._...... _ ~ni 2 ~CL4IARY [~IIS f.R-..n ~f~,~~'[ ldEpAU PLAC[ ICI n~ CI. ', ir.~ j .. .i... i ~ ~., ~ 1” ~ ~ i f4,~.i'i~. Sa,~ 1.S lnnCol ~ ==='~ SOUTH EXIT CORRIDOR SECTION (LOOKING NORTH) ~yy__SOUTHERN TRANSVERSE SECTION (LOOKING NORTH) ___ __,__ ~ A4.2 '~,~' __— __ •_ _ °=------_ _— == r _ _ _- - _ ------~5 ~! (1 ~ im i a ~I ,1j V r i 6'~ ~~, ~' r' , 4 _ 1 .. 4 ~;, t r- r.~ ~ t ~ N S i' .,~ C 1 S ~ E i ~,.r jl, V \9 `._ ~ i, ~_ t-i i,:3 6"+ ('31Hi UCIOH(iR 14Y t:11 0.! SIOEt5S1l Y,) ~ ` a' x ,yy ~ y.'M~1' h ~ 1 Wmtt } al E . ..~r, A COP.NLR OF GfiEENWlfll Si REEi LOOxINF SGlli11 ~01'JN rc.R~MEA 4 i ~ -:.. e i ~ f~ ~t ~ ~ 'Y ~ f'" i ~i ' ~~ ,~ .., ;~ '"~ ~ "~C~ ;„ F`._ 1 -- Ul. GORN[R 'iIGIi STREfi lf)(!i(INC SOIIiH DAWN C'MNi E— g Q Q ~ O _ ~~ ~ r S W ~O z ~ „~~< Q '' ;,, z ~~~'~~~ I,?' - PLANNING SCT i l i ~______ ~~ ~ ~~ s~ < ~:, t~ -' . 3 s a ~h~~ _ IlIIOOtl~g1:Ip01 ~ ~rl: r'} ~~ '~1~~~~ ~ ~F... ~. ~~ ~ 'if4 W f .l ~y~t. ~ ~ ~ " I;♦ ~ ~~}~~ y, ~~ , {+d~^...L~ ~~ * ~ t r.' r ~liir~__' s e .~..~- ..., ~ ~ _ a~ _+ .._.. 11 ~. [~fCBVl415Y D. FIL6~Ri c7fi[[i ~ IC NE1Rili 1lP MEN?~tl (;. tIP I N lll[ ~OnN(H (lf fILE it SSA LO(Ih;IN[; till ((INE D7 (/N SIUEI';ALI(~ N ~C0 1:3~q EXISTING SITE VICINITY MAP ~" A5.2 _ ,.-. ._ -- — ---,. ii 5 vic— i-o —,.-- ,~; ';,~; B2. GRANT BELOW GREENWICH LOOKING SOUTH (ONE STOP ON SIDEWALK) C -DOWNHILL SLIGHTLY TOWARD CORNER -- NO VISIBILTY DOWN KRAMER E. MEDAU PLACE LOOKING EAST TOWARD COIT TOWER A. CORNER OF GREENWICH STREET LOOKING SOUTH ~p~ t ~, ~ 3 ~ ~ SST mss_ D,~ ~ ~~ ~r ~~~ ~f~L.ovv. G- ~Z~a r.~ A,~ E , j1 - 3 KR4MER PLACE// U j 2-STORIES ~ ~ ~N~ DJ. ROOF j (e~ upnWEu +7'-8' DIFF 1 -- \ N) 7'X8' STAIR PENTHOUSE ~y MEDAU PLACE (PRIVATE ACCESS EASEMENT) ~ b r i :... _.. ~~~_2~~ O 20-26MEDAU PLACE 2-S oPoEs / +24'-e' HT 1627 -1633 GRANT AVENUE ~ 2-STOPoES / +27'-3" HT t ~19-33 MEDAU PLACE ~ t 3-STOPoES ~ / UPPER ROOF= w UPPER ROOF= 4'-7" +7'-7"DIFF W I 3 COURTYARD LEGEND ~, ,~ ~ (E) UGH1WElL --- PROPERTY LINE ~ ~: ~ (NJ10'X7'67'X10' Q y - ~ STAIR PENTHOUSES ~ ~ ~_ PROJECT BUILDING ~ ~ a ~ lN) _ ~s~-a° trr PROPOSED WORK g ~ aU ~ ~ - - ~~7~ (ti) - 9~-1" TYP (N)= 23'-7' NP '. 1615 -1621 GRANT AVENUE ADJACENT BUILDINGS ~o I O 12 -18 MEDAU PLACE 2-STORIES / +24'-8" HT 2-STORIES / +26'-8" HT K.. ~— (N) 7' X 10' STAIR PENTHOUSE '. 4 5 — ~~ ~~ ~ ~;' /(E) LIGH7WELl 5 B a / //~/2P_.._ Ct24NT ___ AVE.~ 131 GIANT AV~ __ z I . __. _. Q _ _.... i