DATE: August 2, 2017 TO: Historic Preservation Commission FROM: Justin Greving, Preservation Planner, 415-575-9169 REVIEWED BY: Timothy Frye, Historic Preservation Officer, 415-575-6822 RE: Façade Retention Policy Discussion Part 3
On December 8, 2015, the Historic Preservation Commission discussed the issue of façade retention and explored a range of projects that featured some form of façade retention. At the end of the discussion, commissioners requested a follow-up presentation focusing on San Francisco-based façade retention projects with additional information about the process of design review and approval for these projects. On April 6, 2016, planning staff followed up with a brief presentation on various examples of façade retention projects in San Francisco with some additional context about the process of approvals for these projects. Commissioners requested that planning staff follow up with the presentation of a draft policy memo on the topic of façade retention. The purpose of this discussion is to review and comment on the draft language of the policy memo on façade retention presented by planning staff. A draft of the memo will be presented to the HPC during the hearing. Packets for the previous HPC hearings on façade retention have been provided to the commissioners to give some background for this discussion.
Attachment A: December 2, 2015 Façade Retention Policy Discussion memo Attachment B: April 6, 2016 Façade Retention Policy Discussion memo
Memo
DATE: December 2, 2015 TO: Historic Preservation Commission FROM: Justin Greving, Preservation Planner, 415-575-9169 REVIEWED BY: Timothy Frye, Preservation Coordinator, 415-575-6822 RE: Façade Retention Policy Discussion
On March 18, 2015 The Historic Preservation Commission adopted Resolution No. 0746 to clarify expectations regarding the preparation of preservation alternatives in Environmental Impact Reports. This resolution specifically omitted language about façade retention to allow for a discussion of the topic from a historic preservation and urban design perspective at a later date. Planning Staff will provide a brief presentation on various examples of façade retention projects within the United States.
As background material on the subject of façade retention, Planning Staff have provided an excerpt from, Architecture of Compromise: A History and Analysis of Facadism in Washington, D.C., a thesis prepared by Kerensa Sanford Wood in 2012 in partial fulfilment of a M.S. in Historic Preservation at Columbia University. This excerpt provides a brief history of façade retention in the United States, explores recent scholarship on the subject, and explains some definitions of the practice. The purpose of this background reading material is to examine the definition of façade retention and understand some of the more recent scholarship and architectural criticism on the subject. The following questions regarding façade retention as a preservation practice may be useful starting points for discussion among commissioners: When is it acceptable to preserve part of a building in one instance and the “whole” building in another? Are there instances when façade retention may be an acceptable practice from an urban design perspective? Can the issue of façade retention be addressed in the form of guidelines or written policy, or must it be dealt with on a case by case basis?
Planning Staff have also provided a photo attachment of buildings that feature varying forms of façade retention. Commissioners are invited to look at the projects and decide which ones, if any, are appropriate urban design or preservation alternatives.
Memo
[This page intentionally left blank] ARCHITECTURE OF COMPROMISE: A HISTORY AND ANALYSIS OF FACADISM IN WASHINGTON, D.C.
Kerensa Sanford Wood
6XEPLWWHGLQSDUWLDOIXOÀOOPHQWRIWKHUHTXLUHPHQWIRUWKHGHJUHH Master of Science in Historic Preservation 0DVWHURI6FLHQFHLQ8UEDQ3ODQQLQJ
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Columbia University
May 2012
LITERATURE REVIEW
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0UVWLUPUNHJVUMLYLUJLVU[OLZ\IQLJ[VMMHJHKPZTHUK\YIHUPKLU[P[`1LHU3V\PZ3\_LU0*646: :LJYL[HY`.LULYHSPU ZHPK[OH[MHJHKPZTPZHKPMÄJ\S[Z\IQLJ[[VIYVHJOHZ¸[OLYLZLLTZ[V ILUVJVUZLUZ\ZIL[^LLU\ZVU[OLZ\IQLJ[B[O\ZDOV^JHU^LYLHJOHJSLHY]PL^WVPU[^OLU^L OH]L[VJVUMYVU[[OLTVZ[]HYPLKZP[\H[PVUZHUKJVUZPKLYLHJOWHY[PJ\SHYJHZL^P[OPUP[ZJVU[L_[¹7 -HJHKPZTPZKLÄULKPUT`YPHK^H`ZI`HYJOP[LJ[ZHYJOP[LJ[\YHSOPZ[VYPHUZWYLZLY]H[PVUPZ[ZW\ISPJ OPZ[VYPHUZHUK[OLW\ISPJ;OLHUHS`ZPZVMP[ZL]VS\[PVUKLZPYHIPSP[`ULJLZZP[`HUKPTWHJ[ZHYL SHYNLS`VWPUPVU^P[OML^[VUVVIQLJ[P]LZ[\KPLZ )YP[PZOZJOVSHY1VUH[OHU9PJOHYKSP[LYHSS`¸^YV[L[OLIVVR¹VUMHJHKPZT/PZ-HJHKPZT[YHJRZ [OLOPZ[VY`VM[OLWOLUVTLUVUPUHU\TILYVMZTHSS[VTPKZPaLJP[PLZPU,UNSHUK0U[OLPU[YVK\J[PVU 9PJOHYKZ[H[LZ[OH[[OLYLPZUV\UP]LYZHSKLÄUP[PVUVMMHJHKPZTHUKM\Y[OLY[OLYLPZUV[L]LUH\UP- ]LYZHS[LYTMVY[OL[`WVSVN`[OH[P[LUJVTWHZZLZ/LZH`Z[OH[ZVTLHYJOP[LJ[ZHYN\L[OH[MHJHKPZT occurs when an emphasis is placed on the design of the façade, whereas façade retention is the WYLZLY]LKMHsHKL^P[OUL^JVUZ[Y\J[LKILOPUK/LJVUJS\KLZ[OH[IV[OHYLMHJHKPZT8 9PJOHYKPUJS\KLZ[OLMVSSV^PUNHJ[P]P[PLZPUOPZZ[\K`VMMHJHKPZT!WYLZLY]H[PVUVMMHJHKLZVMOPZ[VYPJ buildings; construction of new buildings behind historic buildings; the reconstruction of demolished/ destroyed historic buildings; and the imitation of generic historic facades. +H]PK/PNOÄLSK^OVOHZJVUK\J[LKHUK^YP[[LUH[SLUN[OHIV\[[OLWOLUVTLUVUPU,UNSHUK MYVTH[LJOUPJHSWLYZWLJ[P]LJHSSZ[OPZ[`WLVMWYVQLJ[¸MHsHKLYL[LU[PVU¹UV[¸MHJHKPZT¹0UOPZIVVR OLSPZ[ZH¸ZJHSLVMBZL]LUDYLKL]LSVWTLU[VW[PVUZ¹^OPJOILNPUZH[M\SSYL[LU[PVUVM[OLL_PZ[PUN Z[Y\J[\YLHUKLUKZ^P[OKLTVSP[PVUHUKYLWSHJLTLU[/LJVUZPKLYZ[OYLLVM[OLZL]LUVW[PVUZHMH- sHKLYL[LU[PVU/PZ¸MHJHKPZT¹[`WVSVNPLZHYLHZMVSSV^Z!YL[LU[PVUVMHSSMHJHKLZHUKKLTVSP[PVUVM an interior; retention of two facades and demolition of the interior; and the retention of one façade.9 1VOU,HYSKLKPJH[LZÄ]LWHNLZPUOPZ[L_[VUJVUZLY]H[PVU[OLVY`[V^OH[OLJHSSZ¸ZRPUKLLW WYLZLY]H[PVU¹/LKVLZUV[KLÄUL[OPZ[LYTI\[PUZ[LHKKLZJYPILZHU\TILYVM[`WLZ!PUVUL PUZ[HUJLVMZRPUKLLWWYLZLY]H[PVUVUL[LU[OVMHI\PSKPUNPZWYLZLY]LKPUMYVU[VMHTVKLYUHKKP[PVU HUKILJVTLZH¸ZV\]LUPY¹"PUV[OLYPUZ[HUJL[OLMYVU[YVVTVMHOPZ[VYPJI\PSKPUNPZWYLZLY]LK"HUK PU`L[HUV[OLY[OLLU[PYLI\PSKPUNPZWYLZLY]LKHUKPUJVYWVYH[LKPU[VHSHYNLYZ[Y\J[\YL¸P[ZMH[LILPUN PUL_[YPJHIS`[PLK[V[OH[VMHSHYNLYHSPLU¯Z[Y\J[\YL¹10/LPZ[OLVUS`H\[OVY[VKPZJ\ZZ[OLYL[LU[PVU VMTVYL[OHUQ\Z[[OLMHsHKL 7 -HJHKPZTLL[0KLU[P[L 9PJOHYKZ1VUH[OHUFacadism5L^@VYR!9V\[SLKNL WN /PNOÄLSK+H]PK;OL*VUZ[Y\J[PVUVM5L^)\PSKPUNZ)LOPUK/PZ[VYPJ-HJHKLZ. 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Chapter 1. 10 ,HYS1VOU)\PSKPUN*VUZLY]H[PVU7OPSVZVWO`+VUOLHK7\ISPZOPUNWN 7 ;OL[L_[-HJHKPZTLL[0KLU[P[L *H\ZLZ )HYYLHZRZ^OH[HYL[OLJH\ZLZVMMHJHKPZTHUKPZP[\UH]VPKHISL&/LZ[H[LZ[OH[[OLYL^LYLHUK HYLHU\TILYVMNLULYHSTV[P]H[PVUZ!J\S[\YHS[OL]HS\LVM[OL[PTLLJVUVTPJKL]LSVWTLU[WYLZ- Z\YLZSLNPZSH[P]LWYLZLY]H[PVUSH^ZHUKaVUPUNHUK[LJOUPJHSM\UJ[PVUHSP[`9PJOHYKPKLU[PÄLZH U\TILYVMTVYLU\HUJLKYLHZVUZMVYMHJHKPZT!YL[LU[PVUVMZ[YLL[ZJHWL"M\UJ[PVUHSVIZVSLZJLUJL" HUKKV^U[V^UYL]P[HSPaH[PVU12/PNOÄLSKPKLU[PÄLZHU\TILYVMYLHZVUZ^O`MHJHKPZTPZJOVZLU HZHWYLZLY]H[PVUHWWYVHJO>OPSLOLSPZ[ZWVSPJPLZPU,UNSHUK[OH[KVUV[WLY[HPU[V[OL<:[OL MVSSV^PUNTV[P]H[PVUZKVHWWS`!KLTHUKMVYWYLZ[PNPV\ZI\PSKPUNZ^P[OTVKLYUHTLUP[PLZ"ULLKMVY HKKP[PVUHSZWHJLI`PUJYLHZPUNHKKP[PVUHSÅVVYZ"[VWYLZLY]L[OLOPZ[VYPJ]HS\LVM[OLMHsHKLHUK VYZ[YLL[ZJHWL"^OLU[OLPU[LYPVYPZKPSHWPKH[LK"^OLUPU[LYPVYOHZILLU\UYLJVNUPaHIS`HS[LYLK"PU VYKLY[VJVTWS`^P[OI\PSKPUNHUKÄYLJVKLZ"UVUM\UJ[PVUHSJVUÄN\YH[PVUVMJ\YYLU[PU[LYUHSSH`V\[" HUKPUNLULYHS[OLLJVUVTPJ]PHIPSP[`13 *VTWYVTPZL /PNOÄLSK^YP[LZHIV\[^OH[OLJHSSZ[OLºYLHSPZ[»Z]PL^»HUK[OLºW\YPZ[»Z]PL^»VUMHJHKPZT 7\YPZ[ZILSPL]LOLZH`Z[OH[¸PMHI\PSKPUNPZ^VY[OYL[HPUPUNP[ZOV\SKILYL[HPULKPUP[ZLU[PYL[` HUK[OH[\ZPUNWHY[ZVMHZOLSS[VJVUJLHSUL^HJJVTTVKH[PVUPZHUL_[YLTLS`MHSZLZVS\[PVU¹^OPSL YLHSPZ[ZHYN\L[OH[P[PZH¸JVTWYVTPZLB[OH[DPZULJLZZHY`¯ZVTLKLZ[Y\J[PVUHUKSVZZPZPUL]P[HISLPM [OLULLKZVMIV[O[OLKL]LSVWLYHUK[OLJVUZLY]H[PVUPZ[HYL[VILZH[PZÄLK¹14/PNOÄLSKZH`Z[OH[PU 11 -HJHKPZTLL[0KLU[P[L 12 Ibid., p.16-22. 13 /PNOÄLSK+H]PK;OL*VUZ[Y\J[PVUVM5L^)\PSKPUNZ)LOPUK/PZ[VYPJ-HJHKLZ. Chapter 2. 14 Ibid., Chapter 3. 8 TVZ[JHZLZ^OPSLJVUZLY]H[PVUPZ[Z^PSSTVZ[VM[LUHK]VJH[LMVY[OLWYLZLY]H[PVUVM[OL^OVSLI\PSK- PUN[OH[[OL`\UKLYZ[HUK[OH[MHsHKLYL[LU[PVUTH`ILHTVYL¸WYHJ[PJHISLHUKYLHSPZ[PJZVS\[PVU¹ ,HYSHZRZPUOPZ[L_[PMMHsHKLWYLZLY]H[PVUPZL]LYHJJLW[HISLHUKHUZ^LYZ[OH[¸^LZOV\SK UL]LYZH`UL]LY¹HUKJP[LZL_HTWSLZVM^OLYL[OLTL[PJ\SV\ZWYLZLY]H[PVUVM[OLLSL]H[PVUVMH building was better than losing it altogether.15/LLJOVLZZPTPSHYZLU[PTLU[Z[OH[MHsHKLWYLZLY]H- [PVUPZUV[WYLZLY]H[PVUI\[PUZ[LHK[OL¸JVU[PU\P[`PU[OL[V^UZJHWL¹16 1LHU3V\PZ3\_LUYHPZLZHWVPNUHU[WHYHKV_!WYLZLY]PUN[OLPU[LYPVYVMHI\PSKPUNPZPTWVY[HU[ PU[LSSPUN[OLOPZ[VY`VMHI\PSKPUN"OV^L]LYLTWOHZPZOHZILLUJVU[PU\HSS`WSHJLKVU[OLL_[LYPVY and the context of a building in a greater urban space.17)HYYLLJOVLZOPZJVUJLYUZ!¸^LJVUKLTU MHJHKPZTI\[VUS`OH]LSH^Z[OH[WYV[LJ[L_[LYPVY¹/LX\PJRS`HZRZZOV\SK^LWYV[LJ[HSSPU[LYPVYZ& 5VPZ[OLHUZ^LYPUNLULYHS/LZH`Z[OV\NO¸PULP[OLYJHZLJVUZ[Y\J[PVUVYJVUZLY]H[PVU[OL worst solution would be a reduction of architecture to the facades alone; to an existent that would JVUZPZ[VMTLYLHWWLHYHUJLW\IPJZWHJL[OH[ILJVTLZW\ISPJPTHNL¹18 <:;L_[Z (S[OV\NO[OLYLOHZUV[ILLUH[L_[WYVK\JLKVUMHJHKPZTPU[OL 16 Ibid., pg. 89. 17 -HJHKPZTLL[0KLU[P[L 18 Ibid., pg. 266. 19 .YH[a9VILY[H)*P[PLZ)HJRMYVT[OL,KNL!5L^3PMLMVY+V^U[V^U5@!1VOU>PSL` 20 9`WRLTH+VUV]HU+7SHUUPUNMVY[OL-\[\YL 22 :LTLZ:[L]LU>;OL-\[\YLVM[OL7HZ[!(*VUZLY]H[PVU,[OPJMVY(YJOP[LJ[\YL 23 Ibid. 24 Ibid. 25 Ibid. 26 Ibid., pg. 239. 10 /PZ[VY`VM-HJHKPZT 5\TLYV\ZHY[PJSLZHUKIVVRZJP[L[OLLHYSPLZ[L_HTWSLZVMMHJHKPZTPUHUJPLU[9VTL YLJVYKLKI`7S\[HYJO[OYV\NO(SILY[P»Z:HU[»(UKYLHZPU9VTL27 These are not examples of [OL[LUZPVUIL[^LLUKL]LSVWLYZWYLZLY]H[PVUPZ[ZHUKNV]LYUTLU[0UZ[LHK[OLMVSSV^PUNPZHIYPLM [PTLSPULVMTVKLYUMHJHKPZTPU,\YVWLHUK[OL 27 :JO\THJOLY;OVTHZ3¸-HJHKPZT¹9L[\YUZVY[OL(K]LU[VM[OL¸+\JRVYH[LK:OLK¹Journal of Architectural Education, =VSWN 28 -HJHKPZTLL[0KLU[P[L 29 7LUKSLI\Y`1VOU¸ 30 -VYNL`)LUQHTPU¸;OL:[H[LVM[OL*HWP[HS¹ (\N 31 -VYNL`)LUQHTPU¸6\Y;V^U9L]PZP[LK"-VY[OL(YJOP[LJ[Z»*VU]LU[PVUH3VVR)HJR[V ¹The Washington Post 4H` !. 32 -VYNL`)LUQHTPU¸/PZ[VY`»Z-HI\SV\Z-HJL3PM["*HZ[0YVU-HJHKL>LSJVTLZ=PZP[VYZ;V)`NVUL)HS[PTVYL¹The Washington Post(\N !* 33 .VSKILYNLY7H\S¸»-HJHKPZT»VU[OL9PZL!7YLZLY]H[PVUVY0SS\ZPVU&¹The New York Times. 15 July 1985. 12 IV[OI\PSKPUNZPUHZLUZLYPKPJ\SV\Z¹ *OYPZ[VWOLY:^VWLLKP[VYVM.V]LYUPUNKPZJ\ZZLK[OLLTLYNLUJLVMMHJHKPZTPU7OPSHKLSWOPH in the 1970s.34;OLZLWYVQLJ[Z^LYLJVU[YV]LYZPHSHUKOLOHZMV\UK[OH[¸\Z\HSWVSP[PJZVMKL]LS- VWTLU[HUKOPZ[VYPJWYLZLY]H[PVUB^LYLD[\YULKVU[OLPYOLHK¹0U[OLZLJHZLZKL]LSVWLYZOH]L HYN\LKMVYWYLZLY]PUN[OLMHsHKL^OPSLWYLZLY]H[PVUPZ[ZKPZHWWYV]LKVM[OLJVTWYVTPZL¸HMYHPKVM ZL[[PUNTHU`WYLJLKLU[Z^P[O[OLZLO`IYPKZ¹0UZVTLJHZLZWYLZLY]H[PVUPZ[ZHYN\LKMVYKLTVSP[PVU PU[OLMHJLVM[OLMHJHKPZTHS[LYUH[P]L;OLYLOHZILLUHYLZ\YNLUJLVMMHJHKPZTPU7OPSHKLSWOPH as demand for housing increases in Center City.35:^VWLOHZ^P[ULZZLK[OLJVU[YV]LYZPHSUH[\YL VM[OLZLWYVQLJ[ZL]LU^P[OPU[OLWYLZLY]H[PVUJVTT\UP[`!ZVTLZLLP[HZH¸Z\P[HISLJVTWYVTPZL IL[^LLUNYV^[OHUKWYLZLY]H[PVU¹^OPSLV[OLYZKPZHNYLL4HY`6LOYSLPUHWYLZLY]H[PVUHYJOP[LJ[PU +*Z[H[LZ[OH[[OPZ[`WLVMWYVQLJ[PZ¸ZVTL[PTLZ[OLVUS`^H`[VIHSHUJL[OLKL]LSVWLY»ZYPNO[[V I\PSKHSHYNLHTV\U[VM\ZHISLZWHJL^P[O[OLKLZPYL[VRLLWVSKHWWLHYHUJLH[Z[YLL[SL]LS¹36 It is JSLHY[OH[L]LUHM[LYV]LY[OYLLKLJHKLZVM[OPZ[`WLVMWYVQLJ[L]LUWYVMLZZPVUHSZ^P[OPU[OLÄLSKKV UV[OH]LHJSLHYHUZ^LYHZLTIYHJLVYHK]VJH[LHNHPUZ[MHJHKPZT 34 :^VWL*OYPZ[VWOLY¸5PNO[THYLVU7PUL:[&4LSKPUNOPZ[VYPJMHJHKLZ^P[OTVKLYUI\PSKPUNZJHU`PLSKVKKYL- Z\S[Z¹Governing, =VS 35 :^VWLYLMLYZ[V[OL@VYR9V^HUK:[1HTLZWYVQLJ[ 36 :^VWL*OYPZ[VWOLY¸5PNO[THYLVU7PUL:[&¹ 37 .VSKZ[LPU4HYPS`U¸:VTL*HSSP[-HJHKPZT¹Newsday 5V] ! 13 [This page intentionally left blank] Façade Retention Policy Discussion Historic Preservation Commission December 2, 2015 Façade Retention Policy Discussion 1. St. Paul’s Cathedral, Macau. Constructed early 1600s, altered in the late 20th century. (Image credit: https://commons.wikimedia.org/wiki/File:20091003_Macau_Cathedral_of_Saint_Paul_6542.jpg) 2. Penn Mutual Life Insurance Company, 510 Walnut Street, Philadelphia, PA. Constructed 1838 and 1902, altered 1975. (Image credit: http://www.curatorscorner.com/2015_06_01_archive.html) 1 Façade Retention Policy Discussion Historic Preservation Commission December 2, 2015 3. Second Branch Bank of the United States, originally located on Wall Street, New York City, NY, relocated to the New York Metropolitan Museum of Art. Constructed 1838, altered/relocated 1915. (Image credit: http://www.chunhoetang.com/wp-content/uploads/2014/05/DSCF0005-2.jpg) 4. Colombo Market, Front Street and Pacific Avenue, San Francisco, CA. Constructed 1874, altered 1965. (Image credit: http://foundsf.org/index.php?title=File:Macarthur-park-gate-and-park4344.jpg) 2 Façade Retention Policy Discussion Historic Preservation Commission December 2, 2015 5. Chicago Stock Exchange, originally at the corner of Washington and LaSalle streets, Chicago, Il, relocated to E. Monroe Street and S. Columbus Drive, Chicago, Il. Constructed 1893, altered/relocated 1973. (Image credit: https://commons.wikimedia.org/wiki/File:ChicagoStockExchange01.jpg) 5. Maxwell Street, corner of W. Maxwell and S. Halstead streets, Chicago Il. Constructed in the early- nineteenth century, altered/relocated 1994. (Image credit: https://www.pinterest.com/pin/194499277627948801/) 3 Façade Retention Policy Discussion Historic Preservation Commission December 2, 2015 6. International Spy Museum, 800 F Street, NW, Washington D.C. Constructed in the mid-nineteenth century, altered 2003. (Image credit: http://entertainmentdesigner.com/news/museum-design-news/the-international-spy- museum/) 7. 1634-1690 Pine Street, San Francisco, CA. Constructed in the early-twentieth century, currently under construction.(Image Credit: Mike Buhler, San Francisco Heritage) 4 Façade Retention Policy Discussion Historic Preservation Commission December 2, 2015 8. Jewelers Row, 60 E Monroe Street, Chicago, Il. Constructed mid-1870s, altered 2009. (Image credit: http://wibiti.com/images/hpmain/052/266052.jpg) 9. Chronicle Building, 690 Market Street, San Francisco, CA. Constructed 1890, altered 2003. (Image credit: https://en.wikipedia.org/wiki/Ritz-Carlton_Club_and_Residences#/media/File:Ritz- Carlton_Club_and_Residences,_San_Francisco.jpg) 5 Façade Retention Policy Discussion Historic Preservation Commission December 2, 2015 10. California Electric Light Building, 178 Townsend Street, San Francisco, CA. Constructed 1908, altered 2012. (Image credit: Google street view) 11. Sexauer Garage, 2656 N. Halsted Street, Chicago, Il, Constructed 1924, altered 2007. (Image credit: http://www.wbez.org/system/files/styles/original_image/llo/insert- images/3745195966_77dc25a776_z.jpg) 6 Façade Retention Policy Discussion Historic Preservation Commission December 2, 2015 12. The Mission, 1625 14th Street, NW, Washington D.C. Constructed late-nineteenth and early twentieth century, altered 2014. (Image credit: Tim Frye, SF Planning Department) 13. McGraw Hill Building, 520 N Michigan Avenue, Chicago Il. Constructed 1929, altered 2000. (Image credit: https://www.flickr.com/photos/anomalous_a/6746339749) 7 Façade Retention Policy Discussion Historic Preservation Commission December 2, 2015 14. Grand Central Station, 89 E 42nd Street, New York City, NY. Constructed 1913, proposed alteration 1968. (Image credit: http://www.architakes.com/?p=13036) 15. 837 Washington Street, New York City, NY. Constructed 1938, altered 2014. (Image credit: http://ny.curbed.com/archives/2014/05/09/inside_morris_adjmis_twisty_and_sexy_high_line_neighbor.ph p#536d2d79f92ea14d270223a5) 8 Façade Retention Policy Discussion Historic Preservation Commission December 2, 2015 16. Bank of California, 400 California Street, San Francisco, CA. Constructed 1908, altered 1967. (Image credit: http://www.sanfranciscodays.com/photos/large/bank-of-california.jpg) 9 DATE: April 6, 2016 TO: Historic Preservation Commission FROM: Justin Greving, Preservation Planner, 415-575-9169 REVIEWED BY: Timothy Frye, Historic Preservation Officer, 415-575-6822 RE: Façade Retention Policy Discussion Part 2 On December 8, 2015, the Historic Preservation Commission discussed the issue of façade retention and explored a range of projects that featured some form of façade retention. At the end of the discussion, commissioners requested a follow-up presentation focusing on San Francisco-based façade retention projects with additional information about the process of design review and approval for these projects. Planning Staff will provide a brief presentation on various examples of façade retention projects in San Francisco before opening the conversation up to commissioners to discuss the specific projects in more detail. To aid in the discussion, Planning Staff have provided drawings and photos of several of the projects scheduled for discussion. Attachment A: Project photos (11 pages) Attachment B: Project drawings (with corresponding page numbers) Project Address Date Approved Page Number 1. 1 Sansome Street 1981 1-2 2. 1634 Pine Street 2014 3-4 3. 1314 Polk Street 2000 5-6 4. 690 Market Street 2004 7-9 5. 736 Mission Street 2001 (none) 6. 1800 Market Street 1998 11-14 7. 178 Townsend Street 2009 15-20 8. 421 Arguello Street 2004 21-22 9. 1335 Larkin Street 2015 23-26 10. 469 Eddy Street 2016 27-32 11. 39 Chattanooga Street 2008 33-36 12. 15 Baker Street 2014 37-41 Memo [This page intentionally left blank] Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos Façade Retention Policy Discussion Part 2 Attachment A: Project photos 1. 1 Sansome, photo taken pre-alteration (Image credit: SF Planning Department files) 2. 1 Sansome, photo taken after 1982 alteration (Image credit: http://barkerpacific.com/pages/projects.php?project=onesansome) 1 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 3. 1634 Pine Street, under construction (Image credit: Google street view) 4. 1634 Pine Street, under construction (Image credit: SF Planning Department) 2 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 5. 1314 Polk Street, photo taken ca. 1980s (Image credit: SF Planning Department files) 6. 1314 Polk Street, current photo (Image credit: SF Planning Department 3 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 7. 690 Market Street, before removal of 1960s cladding (Image credit: SF City Guides) 8. 690 Market Street, current photo (Image Credit: SF Planning Department) 4 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 9. 736 Mission Street, before alterations (Image credit: SF Planning Department files) 10. 736 Mission Street, current photo (Image credit: SF Planning Department) 5 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 11. 1800 Market Street, before renovation (Image credit: http://www.friendsof1800.org/HISTORY/grand/fallon99_600.jpg) 12. 1800 Market Street, after renovation (Image credit: http://imgs.sfgate.com/inline/c/pxs/2004/04/11/cm_lgbt-3.jpg) 6 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 13. 178 Townsend Street, before alterations (Image credit: Google street view) 14. 178 Townsend Street, current photo (Image credit: SF Planning department) 7 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 15. 421 Arguello Street, under construction (Image credit: Google street view) 16. 421 Arguello Street, current photo (Image credit: Google street view) 8 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 17. 1335 Larkin Street, current photo (Image credit: SF Planning Department) 18. 469 Eddy Street, current photo (Image credit: google street view) 9 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 19. 39 Chattanooga Street, current photo (Image credit: Bing maps) 10 Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment A: Project photos 20. 15 Baker Street, before alterations (Image credit: Google street view) 21. 15 Baker Street, current photo (Image credit: Google street view) 11 [This page intentionally left blank] Façade Retention Policy Discussion Part 2 Historic Preservation Commission April 6, 2015 Attachment B: Project drawings (with corresponding page numbers) Project Address Date Approved Page Number 1. 1 Sansome Street 1981 1-2 2. 1634 Pine Street 2014 3-4 3. 1314 Polk Street 2000 5-6 4. 690 Market Street 2004 7-9 5. 736 Mission Street 2001 (none) 6. 1800 Market Street 1998 11-14 7. 178 Townsend Street 2009 15-20 8. 421 Arguello Street 2004 21-22 9. 1335 Larkin Street 2015 23-26 10. 469 Eddy Street 2016 27-32 11. 39 Chattanooga Street 2008 33-36 12. 15 Baker Street 2014 37-41 [This page intentionally left blank] 1 2 1634 PINE ST 05 May 2014 KH Rendering - Pine Street A5.2 3 :LQGRZ:LQGGRZ:DOOGRZ :DOO /HYHOV 3UHFDVWZLWK *OD]LQJ :LQGRZ:DOO 3UHFDVWZLWK*OD]LQJ 3UUHFDVWZLWK*OD]LQJ /HYHOV /HYHOV /HHYHOV /HYHOV 3HQWKRXVH5RRI 1634 7RSRI3DUDSHW ' ' & +HLJKW/LPLW & 5RRI7RSRI3DUDSHW PINE ST & /5RRI /HYHO726 % $ % /HYHO726 $ /HYHO726 $ /HYHO726 /HYHO 726 3RGLXP5RRI % /HYHO726 % /HYHO726 $ $ /HYHO726 $ $ /HYHO726 $ /HYHO726 /HYHO726 /HYHO726 'DWXP 0LG)UDQNOLQ /HYHO726 & $ ( 05 May 2014 & %3DUNLQJ726 %6XE%DVHPHQW 726 KH Keynotes (See A3.7 for Materials Pallete) Elevation A1 Precast - color 01 A5 Sealed structural concrete with climbing plants C1 Metal panel - color 03 D1 Fiber cement panel cladding - Pine A2 Precast - color 02 B1 Vision glazing C2 Metal panel - white E1 (E) facade to remain A3 Precast - color 03 B2 Spandrel glazing C3 Louver A4 Porcelain at return/oblique face B3 Laminated glass guardrail C4 Overhead coiling door A3.1 4 5 6 7 8 9 [This page intentionally left blank] 10 11 12 13 14 15 16 17 18 ' ' & & & & & % % % $ $ OWNER 1 178 TOWNSEND PROPERTIES, LLC STAIR 1 ROOF 14 MINT STREET, FIFTH FLOOR 71' - 11" SAN FRANCISCO, CA 94103 415.442.4800 SMOOTH CONC. FINISH AND COLOR ARCHITECT TO MATCH ADJACENT CEMENTITIOUS T.O. ROOF PARAPET HKS ARCHITECTS, INC. 63' - 1" 500 HOWARD STREET, SUITE 450 PANEL SYSTEM SAN FRANCISCO, CA 94105 ROOF LEVEL 415.356.3800 61' - 3" CEMENTITIOUS PANEL SYSTEM ALIGNMENT STRATEGY OWNER'S CONSULTANTS T.O. PARAPET WALL STRUCTURAL ENGINEER NISHKIAN / MENNINGER 50' - 10" 1200 FOLSOM STREET SAN FRANCISCO, CA 94103 Level 6 415.541.9477 1 ALIGN NEW CURTAIN WALL BALCONIES WITH MAJOR ELEMENTS IN EXISTING BRICK BUILDING. 50' - 0" MEP ENGINEER INTERFACE ENGINEERING, INC. 717 MARKET STREET, SUITE 500 SAN FRANCISCO, CA 94103 2 LOCATE NEW WINDOWS IN BRICK WALL SO ALIGNMENT OCCURS WITH NEW 415.489.7240 Level 5 38' - 9" CIVIL ENGINEER CONSTRUCTION ABOVE OR EXISTING BELOW. THIS ENHANCES THE PERCEPTION KCA ENGINEERS, INC. T.O. HIGH CORNICE LINE 318 BRANNAN STREET, SUITE 22 SAN FRANCISCO, CA 94103 OF ALIGNMENT BETWEEN EXISTING BRICK BUILDING AND NEW ADDITION. 35' - 3 1/2" 415.546.7111 Level 4 27' - 11" 3 AVOID ALIGNMENTS THAT WOULD MAKE THE NEW ADDITION APPEAR OUT OF BALANCE TO THE EXTENT THAT IT IS APPARENT AND ILL-PROPORTIONED. I.E. - THIS T.O LOW CORNICE LINE BALCONY BANK IS NOT ALIGNED BELOW TO PRESERVE BALANCE OF NEW ADDITION. 17' - 5 1/4" Level 3 17' - 1" 4 POTENTIAL ALIGNMENTS BETWEEN MINOR FEATURES RETAIL MEZZ 6' - 6" Level 2 6' - 3" Datum Line 0" RETAIL LEVEL -1' - 2 3/4" TOWNSEND ST ELEVATION (SOUTH) 03 1/8" = 1'-0" 178 TOWNSEND STREET SMOOTH CONC. FINISH AND COLOR TO MATCH ADJACENT CEMENTITIOUS PANEL SYSTEM 2 1 2 2 1 1 3 4 1 1 T.O. ROOF PARAPET 63' - 1" CEMENTITIOUS ROOF LEVEL PANEL SYSTEM 61' - 3" KEY PLAN T.O. PARAPET WALL 50' - 10" Level 6 50' - 0" REV. NO. DESCRIPTION DATE Level 5 38' - 9" T.O. HIGH CORNICE LINE 35' - 3 1/2" Level 4 27' - 11" T.O LOW CORNICE LINE 17' - 5 1/4" Level 3 HKS PROJECT NUMBER Level 3 Offset Slab 17' - 1" 17' - 11" 11855 DATE 11/04/2009 1.2.4.20080219 ISSUE 19 PLANNING UPDATES Level 2 6' - 3" SHEET TITLE Datum Line CLARENCE PLACE & TEMPLATE VERSION: TEMPLATE 0" RETAIL LEVEL TOWNSEND STREET -1' - 2 3/4" ELEVATIONS Level 1 SHEET NO. -4' - 0" CLARENCE PL ELEVATION (WEST) 1/8" = 1'-0" PLOT DATE: PLOT 11/4/2009 5:52:45 PM 01 © 2009 HKS, INC. SK-X 20 21 22 Kotas/ Pantaleoni Architects Anthony A. Pantaleoni LEED AP 70 Zoe Street Suite 200 San Francisco, California 94107 t. 415 495 4051 f. 415 495 6885 PROPERTY LINE PROPERTY LINE (E) ADJACENT BUILDING 17'-7 1/2" ROOF Revisions By Site Permit Submittal BM 03.04.14 Pre-App. Resolution BM 05.12.14 LUNCH 14'-10 1/2" Site Permit Update ROOM BM 05.13.14 AB-005 Update BM 2ND FLOOR 07.14.14 26'-1 1/2" Site Permit Update BM 01.19.15 PAINT SPRAY Pre-App Meeting 1 BM 03.05.15 ROOM BOOTH OFFICE 11'-3" Site Permit Update BM 04.01.15 1ST FLOOR LARKIN STREET Existing Longitudinal 3 SCALE: 1/8" = 1'-0" 20 UNIT RESIDENTIAL 20 UNIT STREET 1335 LARKIN SAN FRANCISCO, CA WaterFlowTest-03.18.14 4 SCALE: 1' = 1'-0" 26'-6 3/4" 17'-2" Sheet Title: Project Info: (E) ELEV, SECTIONS Existing Section Existing Street Elevation 2 SCALE: 1/8" = 1'-0" 1 SCALE: 1/8" = 1'-0" Scale: As Noted Date: 02.24.14 Drawn By: BM Job Number: 2-1212 Sheet: A1.2 23 Kotas/ Pantaleoni Architects Anthony A. Pantaleoni LEED AP 70 Zoe Street Suite 200 San Francisco, California 94107 t. 415 495 4051 f. 415 495 6885 Revisions By Site Permit Submittal BM 03.04.14 Pre-App. Resolution BM 05.12.14 Site Permit Update BM 05.13.14 AB-005 Update BM 07.14.14 Site Permit Update BM 01.19.15 Pre-App Meeting 1 BM 03.05.15 Site Permit Update BM 04.01.15 20 UNIT RESIDENTIAL 20 UNIT STREET 1335 LARKIN SAN FRANCISCO, CA Sheet Title: Project Info: PRE-APP RESOLUTIONS Scale: As Noted Date: 02.24.14 Drawn By: BM Job Number: 2-1212 Sheet: A1.10 24 1541 CALIFORNIA STREET 1432 - 1450 (E) 3-STORY CALIFORNIA STREET RESIDENTIAL BUILDING (E) 6-STORY MIXED-USE BUILDING Kotas/ Pantaleoni 57'-0" 57'-0" 57'-0" Architects 1 FLOW-THRU PLANTERS (E) 12" WALLS Anthony A. Pantaleoni COMPACT LEED AP 2 REGULAR 2 2 14 A3.1 A3.1 A3.1 70 Zoe Street Suite 200 15 PRIVATE PRIVATE San Francisco, California 94107 DECK DECK t. 415 495 4051 297 SQ.FT. 297 SQ.FT. f. 415 495 6885 COMPACT 1'-0" 11'-5 1/2" 31'-10" 11'-5 1/2" 1'-0" 12'-5 1/2" 31'-10" 12'-5 1/2" 13 REGULAR 16 3'-0" ISSUE #5 3'-0" COMPACT (E) MECHANICAL REGULAR 5 1/2" 15'-1" 8" 15'-1" 5 1/2" 12'-0" 5 1/2" 15'-1" 8" 15'-1" 5 1/2" 12'-0" ROOM LIVING LIVING LIVING LIVING 12 17 ONE BEDROOM UNIT ONE BEDROOM UNIT ONE BEDROOM UNIT ONE BEDROOM UNIT 14'-1 5/8" COMPACT 790 SQ.FT. 752 SQ.FT. 14'-4 1/8" 803 SQ.FT. 764 SQ.FT. 11 DINING DINING DINING DINING Revisions By 24'-5 1/2" 24'-5 1/2" 24'-5 1/2" 24'-5 1/2" GARAGE ADA ADA Site Permit Submittal EXHAUST STAIR STAIR STAIR 33'-2 3/8" BM STAIR BATH STAIR BATH 03.04.14 STAIR #1 ADA #1 ADA #1 #2 36'-2 1/2" #2 #2 BATH BATH Pre-App. Resolution BM D/W D/W 05.12.14 D/W D/W Site Permit Update UNIT #204 UNIT #304 BM KITCHEN KITCHEN KITCHEN KITCHEN 05.13.14 GARBAGE W/D W/D W/D W/D AB-005 Update UNIT #202 UNIT #302 BM 96'-6" 07.14.14 REF REF 13'-0" 13'-0" 13'-0" 13'-0" UP UP UP DN DN Site Permit Update UP UP UP DN DN BM REGULAR 01.19.15 REF REF 10 Pre-App Meeting 1 BM 03.05.15 ELEVATOR ELEVATOR 1303 LARKIN STREET ELEVATOR Site Permit Update STORAGE COURT OPEN COURT OPEN BM 10'-0" (E) 6-STORY 10'-0" 33'-2 3/8" 04.01.15 COURT COURT TO ABOVE 4'-2 1/2" TO ABOVE & BELOW MIXED-USE BUILDING & BELOW OPEN TO ABOVE TO OPEN 3 3 W/D W/D ABOVE TO OPEN 3 REF REF A3.1 A3.1 A3.1 11'-4" 11'-10 1/2" 6'-5 3/8" KITCHEN KITCHEN D/W 1 1 9'-8" 11'-10" 1 10'-1 1/2" A3.1 DEN DEN A3.1 DEN D/W A3.1 11'-11 1/2" 11'-11 1/2" 11'-11 DEN REF REF 10'-0 5/8" 10'-0 1/8" 137'-6" 137'-6" 13'-7 1/2" KITCHEN KITCHEN D/W 9'-8" 9'-8" D/W UNIT UNIT #303 1 1 1 #301 DINING DINING A4.0 4'-0" 8" 18'-2" 27'-3" 8" 4'-0" A4.0 A4.0 BATH BATH BATH UNIT UNIT BATH ADA #201 #203 ADA 36'-1" BATH ADA ADA ONE BEDROOM UNIT ONE BEDROOM UNIT W/D W/D BATH BATH BATH 963 SQ.FT. 936 SQ.FT. DINING DINING 33'-3 5/8" 45'-1" 4'-2 1/2" 36'-2 1/2" 3'-0" 17'-0" 24'-3 1/2" 5 1/2" 13'-6 1/2" 8" 13'-6 1/2" 5 1/2" W.I.C. ONE BEDROOM UNIT ONE BEDROOM UNIT W.I.C. 1186 SQ.FT. 1160 SQ.FT. 9 CAR PARKING W/ LIFTS MASTER MASTER BEDROOM #1 10'-11" 10'-11" BEDROOM #1 28'-0 1/8" 28'-0 1/8" 17-CAR GARAGE LIVING LIVING 5271 SQ.FT. 13'-6 1/2" 13'-6 1/2" 14'-0 1/2" 5 1/2" 13'-6 1/2" 8" 13'-6 1/2" 5 1/2" 13'-0 1/2" 1'-0" EXIT CORRIDOR EXIT 10" 10" 15'-0" EXIT CORRIDOR EXIT 1'-0" FLOW-THRU 9'-0" LIVING LIVING PLANTER FLOW-THRU 9'-0" MASTER MASTER 9'-0" (E) 12" WALLS PLANTER 1 BEDROOM BEDROOM PRIVATE DECK PRIVATE DECK FLOW-THRU 222 SQ.FT. 222 SQ.FT. PLANTER RESIDENTIAL 20 UNIT STREET 1335 LARKIN SAN FRANCISCO, CA DOUBLE DECKER LIFT (E) 12" WALLS ASSISTANT RACK (20) BIKES ISSUE #5 14'-0" 3'-6" 9'-10 1/2" 2'-0" 9'-10 1/2" 3'-6" 11'-0" 3'-0" PRIVATE PRIVATE 1'-0" 8'-0" 3'-0" ZA BULLITIN #9 1'-0" DECK 54'-9"DECK 1'-0" OPEN TO 2ND FLOOR 163 SQ.FT. 163 SQ.FT. DECK BELOW 11'-2" ISSUE #3 11'-2" 42'-3 5/8" 11'-2" 3HR. VERTICAL FLOW-THRU PLANTERS 1 SEPARATION 8" 4'-4" 6'-10" 6" ELECT. EXPOSED WOOD 40'-0" BEAMS ABOVE EXPOSED STEEL NEW DORMER ABOVE (DASHED) 32'-0" TRUSS 3 3 3 A4.0 A4.0 DN A4.0 ADA Sheet Title: OFFICE BATH 25'-7" 13'-3" 18'-8" PEAK OF ROOF 20'-10" LETTERBOXES 20'-10" 20'-10" BELOW OPEN TO D/W Floor Plans: OPEN TO EGRESS DOOR ABOVE GAS LOBBY LIVING 1ST, 2ND, 3RD BELOW METERS NEW DORMER ABOVE ONE BEDROOM UNIT MASTER (DASHED) 1099 SQ.FT. BEDROOM LOW STORAGE EXISTING FACADE UNIT UNIT REF #101 #101 Scale: NEW TREE NEW TREE NEW EXISTING TREE EXPOSED STEEL TRUSS N N 24" BOX 24" BOX TRANSFORMER VISIBLE FROM STREET N As Noted 1 1 1 Date: EXISTING CURB A3.0 A3.0 A3.0 CUT 02.24.14 Drawn By: BM NEW CLASS 2 1 1 1 BIKE RACK LARKIN STREET SK-5 SK-5 SK-5 Job Number: 2-1212 Sheet: Proposed 1st Floor Proposed 2nd Floor Proposed 3rd Floor 1 SCALE: 1/8" = 1'-0" 2 SCALE: 1/8" = 1'-0" 3 SCALE: 1/8" = 1'-0" A2.0 25 Kotas/ Pantaleoni Architects Anthony A. Pantaleoni LEED AP 70 Zoe Street Suite 200 San Francisco, California 94107 t. 415 495 4051 f. 415 495 6885 Revisions By Site Permit Submittal BM 03.04.14 Pre-App. Resolution BM 05.12.14 Site Permit Update BM 05.13.14 AB-005 Update BM 07.14.14 P P L L Site Permit Update BM 01.19.15 PLANTERS, TYP. Pre-App Meeting 1 BM 03.05.15 ROOF Site Permit Update BM 04.01.15 DEEP RECESSED ALUM. CLAD WOOD. WINDOWS. MARVIN OR EQUAL, TYP. 4X6 PAINTED WOOD 6TH FLOOR TRIM 10" PAINTED SIDING, TYP. 26" H. PORCELAIN TILES RAISED ALUM. PANELS 5TH FLOOR (E) TERRACOTTA TILES TO BE REPLACED WITH NEW TILES TO MATCH 10'-9" 10'-9" 10'-9" (E) BRICK TO BE CLEANED & PAINTED, TYP. 4TH FLOOR 65'-0" REMOVE (E) CANVAS CANOPY & ROLLUP DOOR, HOUSING (DASHED) CENTER OF LOT TO TOP OF ROOF TOP CENTER TO OF LOT 3RD FLOOR EXISTING PAINTED PERFORATED BRICK FRONT TO REMAIN GARAGE DOOR RESIDENTIAL 20 UNIT STREET 1335 LARKIN SAN FRANCISCO, CA 11'-3" 11'-4" 2ND FLOOR 10'-2" 1ST FLOOR Sheet Title: (E) WINDOWS TO BE REFURBISHED. REPLACE WITH WOOD IF NECESSARY, TYP. Exterior Elevs: NEW TREE EAST 24" BOX NEW WOOD ENTRY DOORS (E) FACADE TO BE CLEANED & REPAIRED AS NEEDED, TYP. Scale: As Noted Date: 02.24.14 PROPOSED EAST ELEVATION 1 SCALE: 1/8" = 1'-0" Drawn By: BM Job Number: 2-1212 Sheet: A3.0 26 OWNER: JS SULLIVAN DEVELOPMENT 2044 FILLMORE STREET, 3RD FLOOR SAN FRANCISCO, CA 94115 ARCHITECT: STANLEY SAITOWITZ| NATOMA ARCHITECTS Inc. 1022 Natoma Street, No. 3 San Francisco, CA 94103 T 415.626.8977 F 415.626.8978 STORM WATER BKF ENGINEERS 255 Shoreline Drive Redwood City, Ca 94065 P 925.940.22.18 C 925.357.7610 STRUCTURAL NISHKIAN MENNINGER 600 Harrison Street #110 San Francisco, Ca 94107 P 415.836.9316 MEP ACIES 111 West Evelyn Avenue Sunnyvale, Ca 94086 P 408.552.5255 ex 142 P 408.307.6700 STREET VIEW 10-06-2015 N.T.S. SS|NAI COPYRIGHT STANLEY SAITOWITZ | C NATOMA ARCHITECTS INC. NORTHWEST STREET VIEW 1 A0.3A 27 OWNER: JS SULLIVAN DEVELOPMENT 2044 FILLMORE STREET, 3RD FLOOR SAN FRANCISCO, CA 94115 ARCHITECT: STANLEY SAITOWITZ| NATOMA ARCHITECTS Inc. 1022 Natoma Street, No. 3 San Francisco, CA 94103 T 415.626.8977 F 415.626.8978 STORM WATER BKF ENGINEERS 255 Shoreline Drive Redwood City, Ca 94065 P 925.940.22.18 C 925.357.7610 STRUCTURAL NISHKIAN MENNINGER 600 Harrison Street #110 San Francisco, Ca 94107 P 415.836.9316 MEP ACIES 111 West Evelyn Avenue Sunnyvale, Ca 94086 P 408.552.5255 ex 142 P 408.307.6700 N BASEMENT FLOOR PLAN 1 PLAN N 10-06-2015 1/8" = 1'-0" SS|NAI COPYRIGHT STANLEY SAITOWITZ | C NATOMA ARCHITECTS INC. GROUND FLOOR PLAN 2 A1.1 28 OWNER: JS SULLIVAN DEVELOPMENT 2044 FILLMORE STREET, 3RD FLOOR SAN FRANCISCO, CA 94115 ARCHITECT: STANLEY SAITOWITZ| NATOMA ARCHITECTS Inc. 1022 Natoma Street, No. 3 San Francisco, CA 94103 T 415.626.8977 F 415.626.8978 STORM WATER BKF ENGINEERS 255 Shoreline Drive Redwood City, Ca 94065 P 925.940.22.18 C 925.357.7610 STRUCTURAL NISHKIAN MENNINGER 600 Harrison Street #110 San Francisco, Ca 94107 P 415.836.9316 MEP ACIES 111 West Evelyn Avenue Sunnyvale, Ca 94086 P 408.552.5255 ex 142 P 408.307.6700 N LEVEL 2 PLAN 1 PLAN N 10-06-2015 1/8" = 1'-0" SS|NAI COPYRIGHT STANLEY SAITOWITZ | C NATOMA ARCHITECTS INC. LEVEL 3 PLAN 2 A1.2 29 OWNER: JS SULLIVAN DEVELOPMENT 2044 FILLMORE STREET, 3RD FLOOR SAN FRANCISCO, CA 94115 ARCHITECT: STANLEY SAITOWITZ| NATOMA ARCHITECTS Inc. 1022 Natoma Street, No. 3 San Francisco, CA 94103 T 415.626.8977 F 415.626.8978 STORM WATER BKF ENGINEERS 255 Shoreline Drive Redwood City, Ca 94065 P 925.940.22.18 C 925.357.7610 STRUCTURAL NISHKIAN MENNINGER 600 Harrison Street #110 San Francisco, Ca 94107 P 415.836.9316 MEP ACIES 111 West Evelyn Avenue Sunnyvale, Ca 94086 P 408.552.5255 ex 142 P 408.307.6700 N LEVEL 4 - 8 PLAN 1 PLAN N 10-06-2015 1/8" = 1'-0" SS|NAI COPYRIGHT STANLEY SAITOWITZ | C NATOMA ARCHITECTS INC. ROOF PLAN 2 A1.3 30 OWNER: JS SULLIVAN DEVELOPMENT 2044 FILLMORE STREET, 3RD FLOOR SAN FRANCISCO, CA 94115 ARCHITECT: STANLEY SAITOWITZ| NATOMA ARCHITECTS Inc. 1022 Natoma Street, No. 3 San Francisco, CA 94103 T 415.626.8977 F 415.626.8978 STORM WATER BKF ENGINEERS 255 Shoreline Drive Redwood City, Ca 94065 P 925.940.22.18 C 925.357.7610 STRUCTURAL NISHKIAN MENNINGER 600 Harrison Street #110 San Francisco, Ca 94107 P 415.836.9316 MEP ACIES 111 West Evelyn Avenue Sunnyvale, Ca 94086 P 408.552.5255 ex 142 P 408.307.6700 SECTION 10-06-2015 1/8" = 1'-0" SS|NAI COPYRIGHT STANLEY SAITOWITZ | C NATOMA ARCHITECTS INC. SECTION 1 A2.1 31 OWNER: JS SULLIVAN DEVELOPMENT 2044 FILLMORE STREET, 3RD FLOOR SAN FRANCISCO, CA 94115 ARCHITECT: STANLEY SAITOWITZ| NATOMA ARCHITECTS Inc. 1022 Natoma Street, No. 3 San Francisco, CA 94103 T 415.626.8977 F 415.626.8978 STORM WATER BKF ENGINEERS 255 Shoreline Drive Redwood City, Ca 94065 P 925.940.22.18 C 925.357.7610 STRUCTURAL NISHKIAN MENNINGER 600 Harrison Street #110 San Francisco, Ca 94107 P 415.836.9316 MEP ACIES 111 West Evelyn Avenue Sunnyvale, Ca 94086 P 408.552.5255 ex 142 P 408.307.6700 ELEVATION 10-06-2015 1/8" = 1'-0" SS|NAI COPYRIGHT STANLEY SAITOWITZ | C NATOMA ARCHITECTS INC. NORTH ELEVATION 1 A3.1 32 33 34 35 36 4'8+5+105 $; 8+'95 ':+56+0)#0& 241215'&564''6 / / / / ':+56+0) 241215'& # # # # « « « « Z*'#&%#5+0) « « « « 5+0).'*70) 9+0&19 Z5+&'%#5+0) #0&#&&+6+10 6;2 $#-'4564''6 5 5 5 5 0 0 0 0 V V V V # # # # X X X X . . . . 4'5+&'06+#.4'/1&'. 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