conditional use - sf planningcommissions.sfplanning.org/cpcpackets/2014.0401cua - revised.pdf ·...
TRANSCRIPT
www.sfplanning.org
Executive Summary Conditional Use
HEARING DATE: DECEMBER 8, 2016 Date: November 28, 2016 Case No.: 2014.0401CUAVAR Project Address: 827-829 Kearny Street Zoning: CCB – Chinatown Community Business 65-N Height and Bulk District Block/Lot: 0194/004 Project Sponsor: Ralph Marchese The Marchese Company, Inc. P.O. Box B Corte Madera, CA 94976 Staff Contact: Carly Grob– (415) 575-9138 [email protected] Recommendation: Approval with Conditions
PROJECT DESCRIPTION The project includes the demolition of an existing two-story commercial structure and the construction of a four-story mixed use building with 1,635 square feet of ground floor retail, 7,520 square feet of institutional use at the basement, first, second and third floors (d.b.a. Buddha’s Universal Church), and one 2,319 square foot dwelling unit (1,858 net square feet) at the fourth floor intended for seniors in the church community. The proposed institutional uses would connect to the adjacent property at 825 Kearny via a pedestrian bridge at the second floor, which would also provide access to the institution’s existing primary church building at 720 Washington Street. Many of the custom design features that exist at 720 Washington will be replicated in the proposed buildings, including custom-designed balcony railings.
SITE DESCRIPTION AND PRESENT USE The project is located on the west side of Kearny Street, between Washington and Jackson Streets, Block 0194, Lot 004. The subject property is located within the Chinatown Community Business District (CCB) and the 65-N Height and Bulk District. The subject property is located within the Chinatown National Register Historic District, and is considered a non-contributory building. The property is developed with a vacant two-story commercial building, which was constructed in 1922. The commercial storefront is separated into two units. The first, larger unit (827 Kearny) is approximately 4,935 square feet, and provides access to the second floor, basement, and rear storage space. 827 Kearny has been vacant since 2011. Residential use was added to the second floor some time in the 1930’s without any building permits, but has also been vacant since 1997. The second commercial unit (829 Kearny) is approximately 648 square feet, and was previously occupied by Jin Wei International Trading Company, a retailer of Chinese art and furniture. 829 Kearny has been vacant since March, 2016.
Executive Summary CASE NO. 2014.0401CUAVAR Hearing Date: December 8, 2016 827 Kearny Street
2
Buddha’s Universal Church (BUC) is a non-profit religious organization founded in 1949, headquartered at 720 Washington Street. A historical and cultural center in Chinatown, the Church offers religious services dedicated to the principal teachings of the Buddha. In addition, the BUC welcomes the community to attend regularly scheduled lectures, classes, tours, celebrations, and performances at the Church. The BUC has undertaken this project to provide multi-purpose space to support the continued teachings of the church, attract and retain a younger demographic to the Church while also providing their elder members a housing opportunity supported by the church.
The BUC headquarters at 720 Washington was designed by renowned Bay Area architect, Worley Wong, and was constructed entirely by volunteers over the span of 11 years. Members of the community made monthly contributions, fundraised, and pledged hours of labor until the completion of the four-story building in 1963.
SURROUNDING PROPERTIES AND NEIGHBORHOOD The project site is on Kearny Street between Jackson and Washington Streets at the eastern edge of Chinatown bordering the Financial District. Portsmouth Square is a half of a block to the south, and Columbus Avenue is one and a half blocks north. The Project site is located in the Chinatown Community Business District, which is considered a transitional edge to Chinatown and is characterized by street level retail and small business activities. The food service establishments are primarily restaurants. The surrounding properties are located within the Chinatown Visitor Retail and Chinatown Residential Neighborhood Commercial Districts. Immediately to the north of the subject property is a three-story building with ground floor retail and residential on the upper floors. The property immediately adjacent to the south is a two-story building with ground floor retail and institutional at the second floor. Directly across the street to the east are a 14-story post-secondary educational building, a four-story elementary school and a 15-story senior residential facility. The project site is also located at the eastern edge of the Chinatown Historic District, which is characterized by two- to three- story development and continuous facades at the street level. Ground floors and storefronts in the District are often fully glazed with regular form and proportion, and usually include recessed entries flanked by shop windows. Generally, upper-story windows are slightly recessed, and are tall, narrow, evenly spaced, and usually feature elaborate frames or moldings. Heavy projecting cornices and parapets are characteristic of the District and decorative sheet metal or copper cornices are common. Many buildings are constructed with brick masonry with some marble entrances at the ground floor. Chinese motifs, balconies, and pseudo pagodas are also common in the District.
ENVIRONMENTAL REVIEW On November 29, 2016, the Project was determined to be exempt from the California Environmental Quality Act (“CEQA”) as a Class 32 Categorical Exemption under CEQA as described in the determination contained in the Planning Department files for this Project;
Executive Summary CASE NO. 2014.0401CUAVAR Hearing Date: December 8, 2016 827 Kearny Street
3
HEARING NOTIFICATION
TYPE REQUIRED PERIOD
REQUIRED NOTICE DATE
ACTUAL NOTICE DATE
ACTUAL PERIOD
Classified News Ad 20 days November 18, 2016 November 16, 2016 22 days
Posted Notice 20 days November 18, 2016 November 17, 2016 21 days
Mailed Notice 20 days November 18, 2016 November 18, 2016 20 days
PUBLIC COMMENT/COMMUNITY OUTREACH To date, the Department has received one call in support of the project. The project sponsor has conducted extensive outreach, providing information about the project to
over 40 neighborhood groups and area residents. A full list of contacts is attached in the project sponsor submittal.
ISSUES AND OTHER CONSIDERATIONS The project requires Variances from Planning Code Section 145.1 for providing a ground floor
ceiling height of less than 14 feet, and Section 136 for balconies that exceed 9 feet in length at their maximum projection. The project also seeks a Site Coverage Modification, as a portion of the required 25% open area is provided on the front balcony rather than the rear yard. The Zoning Administrator will consider the request for Variances the Site Coverage Modification immediately following the Planning Commission decision.
Although the applicant has indicated that there was residential use at the second floor of the
subject property starting in the 1930’s, the space was exclusively occupied by the property owners and their extended family. The second floor was never offered as a rental unit, and has been vacant since 1997. The Department has determined that the removal of this space would not constitute the removal of an unauthorized dwelling unit pursuant to Planning Code Section 317, as there is no direct access to the residential unit without entering the commercial space, and the applicant has provided sufficient information that the residential use ceased well before the controls for the removal of unauthorized dwelling units.
REQUIRED COMMISSION ACTION In order for the project to proceed, the Commission must grant Conditional Use authorization to allow the construction of a building exceeding 35 feet in height pursuant to Planning Code Section 254, and to exceed the permitted bulk length dimension pursuant to Planning Code Section 270. Additionally, the Commission must also grant Conditional Use authorization to allow a use size exceeding 5,000 square feet within the Chinatown Community Business District pursuant to Planning Code Section 121.4.
BASIS FOR RECOMMENDATION The project replaces a vacant commercial building with a mixed-use buiding which will activate
the pedestrian realm and provide compatible uses at the upper floors.
Executive Summary CASE NO. 2014.0401CUAVAR Hearing Date: December 8, 2016 827 Kearny Street
4
The project would allow a religious institution that is deeply rooted within the Chinatown community to expand while maintaining the fine-grained scale of development.
The proposed expansion will allow the Church to continue to attract young members to the community, promoting intergenerational interactions.
The project would provide one dwelling unit for senior members of Buddha’s Universal Church. The proposed building is compatible with the Chinatown Historic District and is in keeping with
the Chinatown design guidelines. On balance, the project meets all applicable requirements of the Planning Code. The project is desirable for, and compatible with the surrounding neighborhood.
RECOMMENDATION: Approval with Conditions
Attachments: Block Book Map Sanborn Map Zoning Map Aerial Photographs Site Photograph Public Correspondence (see also Project Sponsor Submittal) CEQA Categorical Exemption Project Sponsor Submittal, including: - Correspondence in Support - Community Outreach Contacts - Exhibits related to requested Variances - Reduced Existing and Proposed Plans
Executive Summary CASE NO. 2014.0401CUAVAR Hearing Date: December 8, 2016 827 Kearny Street
5
Attachment Checklist
Executive Summary Project sponsor submittal
Draft Motion Drawings: Existing Conditions
Environmental Determination Check for legibility
Zoning District Map Drawings: Proposed Project
Height & Bulk Map Check for legibility
Parcel Map 3-D Renderings (new construction or significant addition)
Sanborn Map Check for legibility
Aerial Photo Wireless Telecommunications Materials
Context Photos Health Dept. review of RF levels
Site Photos RF Report
Community Meeting Notice
Housing Documents
Inclusionary Affordable Housing Program: Affidavit for Compliance
Exhibits above marked with an “X” are included in this packet CG ______
Planner's Initials
KG: G:\Documents\Projects\1423 Polk\2011.0097C - 1423 Polk Street - Exec Sum.doc
www.sfplanning.org
Subject to: (Select only if applicable)
Affordable Housing (Sec. 415)
Jobs Housing Linkage Program (Sec. 413)
Downtown Park Fee (Sec. 412)
First Source Hiring (Admin. Code)
Child Care Requirement (Sec. 414)
x Other
Planning Commission Draft Motion HEARING DATE: DECEMBER 8, 2016
Date: November 28, 2016 Case No.: 2014.0401CUAVAR Project Address: 827-829 Kearny Street Zoning: CCB – Chinatown Community Business 65-N Height and Bulk District Block/Lot: 0194/004 Project Sponsor: Ralph Marchese The Marchese Company, Inc. P.O. Box B Corte Madera, CA 94976 Staff Contact: Carly Grob– (415) 575-9138 [email protected] Recommendation: Approval with Conditions
ADOPTING FINDINGS RELATING TO THE APPROVAL OF CONDITIONAL USE AUTHORIZATION PURSUANT TO SECTIONS 121.4, 254, 270 AND 303 OF THE PLANNING CODE TO ALLOW CONSTRUCTION OF A BUILDING EXCEEDING 35 FEET IN HEIGHT, TO ESTABLISH A USE SIZE EXCEEDING 5,000 SQUARE FEET, AND TO EXCEED THE PERMITTED BULK LENGTH DIMENSION WITHIN THE CCB (CHINATOWN COMMUNITY BUSINESS) DISTRICT AND A 65-N HEIGHT AND BULK DISTRICT. PREAMBLE On July 28, 2015, Ralph Marchese (hereinafter “Project Sponsor”) filed an application with the Planning Department (hereinafter “Department”) on behalf of 827 Kearny, LLC (hereinafter “Property Owner”) for Conditional Use Authorization under Planning Code Sections 121.4, 254, 270 and 303 to allow the construction of a building exceeding 35 feet in height, to establish a use size exceeding 5,000 square feet, and to exceed the permitted bulk length dimension within the CCB (Cluster, Neighborhood Commercial) District and a 65-N Height and Bulk District. On December 8, 2016, the San Francisco Planning Commission (hereinafter “Commission”) conducted a duly noticed public hearing at a regularly scheduled meeting on Conditional Use Application No. 2014.0401CUA.
Draft Motion December 8, 2016
2
CASE NO. 2014.0401CUAVAR 827 Kearny Street
On November 26, 2016, the Project was determined to be exempt from the California Environmental Quality Act (“CEQA”) as a Class 32 Categorical Exemption under CEQA as described in the determination contained in the Planning Department files for this Project; The Commission has heard and considered the testimony presented to it at the public hearing and has further considered written materials and oral testimony presented on behalf of the applicant, Department staff, and other interested parties. MOVED, that the Commission hereby authorizes the Conditional Use requested in Application No. 2014.0401CUA, subject to the conditions contained in “EXHIBIT A” of this motion, based on the following findings: FINDINGS Having reviewed the materials identified in the preamble above, and having heard all testimony and arguments, this Commission finds, concludes, and determines as follows:
1. The above recitals are accurate and constitute findings of this Commission.
2. Site Description and Present Use. The project is located on the west side of Kearny Street, between Washington and Jackson Streets, Block 0194, Lot 004. The subject property is located within the Chinatown Community Business District (CCB) and the 65-N Height and Bulk District. The property is developed with a vacant two-story commercial building, which was constructed in 1922. The commercial storefront is separated into two units. The first, larger unit (827 Kearny) is approximately 4,935 square feet, and provides access to the second floor, basement, and rear storage space. 827 Kearny has been vacant since 2011. Residential use was added to the second floor some time in the 1930’s without any building permits, but has also been vacant since 1997. The second commercial unit (829 Kearny) is approximately 648 square feet, and was previously occupied by Jin Wei International Trading Company, a retailer of Chinese art and furniture. 829 Kearny has been vacant since March, 2016.
Buddha’s Universal Church (BUC) is a non-profit religious organization founded in 1949, headquartered at 720 Washington Street. A historical and cultural center in Chinatown, the Church offers religious services dedicated to the principal teachings of the Buddha. In addition, the BUC welcomes the community to attend regularly scheduled lectures, classes, tours, celebrations, and performances at the Church. The BUC has undertaken this project to provide multi-purpose space to support the continued teachings of the church, attract and retain a younger demographic to the Church while also providing their elder members a housing opportunity supported by the church. The BUC headquarters at 720 Washington was designed by renowned Bay Area architect, Worley Wong, and was constructed entirely by volunteers over the span of 11 years. Members of the community made monthly contributions, fundraised, and pledged hours of labor until the completion of the four-story building in 1963.
Draft Motion December 8, 2016
3
CASE NO. 2014.0401CUAVAR 827 Kearny Street
3. Surrounding Properties and Neighborhood. The project site is on Kearny Street between Jackson and Washington Streets at the eastern edge of Chinatown bordering the Financial District. Portsmouth Square is a half of a block to the south, and Columbus Avenue is one and a half blocks north. The Project site is located in the Chinatown Community Business District, which is considered a transitional edge to Chinatown and is characterized by street level retail and small business activities. The food service establishments are primarily restaurants. The surrounding properties are located within the Chinatown Visitor Retail and Chinatown Residential Neighborhood Commercial Districts. Immediately to the north of the subject property is a three-story building with ground floor retail and residential on the upper floors. The property immediately adjacent to the south is a two-story building with ground floor retail and institutional at the second floor. Directly across the street to the east are a 14-story post-secondary educational building, a four-story elementary school and a 15-story senior residential facility.
4. Project Description. The project includes the demolition of an existing two-story commercial
structure and the construction of a four-story mixed use building with 1,635 square feet of ground floor retail, 7,520 square feet of institutional use at the basement, first, second and third floors (d.b.a. Buddha’s Universal Church), and one 2,319 square foot dwelling unit (1,858 net square feet) at the fourth floor. The proposed institutional uses would connect to the adjacent property at 825 Kearny via a pedestrian bridge at the second floor, which would also provide access to the institution’s existing primary church building at 720 Washington Street. Many of the custom elements that exist at 720 Washington will be replicated in the proposed buildings, including custom balconies.
5. Public Comment. To date, the Department has received one call in support of the project. The
project sponsor has conducted extensive outreach, providing information about the project to over 40 neighborhood groups and area residents.
6. Planning Code Compliance: The Commission finds that the Project is consistent with the
relevant provisions of the Planning Code in the following manner:
A. Height. Pursuant to Planning Code Section 254, Conditional Use Authorization is required for any project exceeding 35 feet in height in the Chinatown Community Business District. The height of the project at the roof is 49 feet, ten inches, and the project also includes a clerestory which extends beyond the roof by three feet, four inches. The project includes a stair penthouse and elevator overrun, which are exempt from the height measurement. The project sponsor is seeking Conditional Use Authorization for the proposed height.
B. Bulk. The subject property is located within the “N” bulk district. Planning Code Section 270
states that for any portion of the building exceeding 40 feet in height, the maximum plan length is limited to 50 feet, and the diagonal dimension is limited to 100 feet. For projects seeking modifications to the bulk limitations of Section 270, the Planning Commission shall consider the following standards and criteria in addition to those set forth in Section 303(c): 1. The appearance of the bulk in the building, structure or development shall be reduced by
means of at least one and preferably a combination of the following factors, so as to produce the impression of an aggregate of parts rather than a single building mass:
Draft Motion December 8, 2016
4
CASE NO. 2014.0401CUAVAR 827 Kearny Street
i. Major variations in the planes of wall surfaces, in either depth or direction, that significantly alter the mass;
ii. Significant differences in heights of various portions of the building, structure, or development that divide the mass into distinct elements;
iii. Differences in materials, colors or scales of the facades that produce separate major elements;
iv. Compensation for those portions of the building, structure or development that may exceed the bulk limits by corresponding reduction of other portions below the maximum bulk permitted; and
v. In cases where two or more buildings, structures or towers are contained within a single development, a wide separation between such buildings, structures or towers.
2. In every case the building, structure or development shall be made compatible with the character and development of the surrounding area by means of all of the following factors;
i. A silhouette harmonious with natural land-forms and building patterns, including the patterns produced by height limits;
ii. Either maintenance of an overall height similar to that of surrounding development or a sensitive transition, where appropriate, to development of a dissimilar character;
iii. Use of materials, colors and scales either similar to or harmonizing with those of nearby development; and
iv. Preservation or enhancement of the pedestrian environment by maintenance of pleasant scale and visual interest.
3. While the above factors must be present to a considerable degree for any bulk limit to be exceeded, these factors must be present to a greater degree where both the maximum length and the maximum diagonal dimension are to be exceeded than where only one maximum dimension is to be exceeded.
The building reaches 40 feet in height at the fourth story, so the bulk limitations apply to the fourth story and above. The proposed diagonal dimension is 85 feet, 10 inches, which is compliant with the “N” bulk district controls of Planning Code Section 270. However, the proposed length of the fourth story is 80 feet, 11 inches, which exceeds the principally permitted length of 50 feet. The project sponsor is seeking Conditional Use Authorization to exceed the principally permitted bulk length per Planning Code Section 270. The project sponsor has incorporated several features into the design of the building to reduce the apparent bulk of the building and ensure it is consistent with the surrounding development. The project incorporates a six-foot setback at the front to reduce the visibility of the fourth floor and to allow for light and air to reach the sidewalk on Kearny Street. A custom balcony railing has been added along the front of the building to relate to the elaborate cornice on the property to the north. The sponsor has chosen a terra cotta rain screen system which will be scaled to the size of brick coursing to better relate to surrounding masonry buildings. The project will also provide an active ground floor retail space that is in keeping with the scale of other retail spaces in Chinatown.
Draft Motion December 8, 2016
5
CASE NO. 2014.0401CUAVAR 827 Kearny Street
C. Nonresidential Use Size. Pursuant to Planning Code Sections 121.4 and 810.20, the maximum nonresidential use size which is principally permitted in the Chinatown Community Business District is 5,000 square feet (excluding Restaurants).
The project proposes approximately 7,520 square feet of Institutional Use, which would allow the expansion of community gathering space for the congregation of Buddha’s Universal Church. The institutional uses would primarily be at the second and third floors, with access at the first floor and storage at the basement. The project sponsor is seeking a Conditional Use Authorization for the proposed Institutional use size.
D. Site Coverage Modification. Pursuant to Planning Code Section 134.1, site coverage shall be
no greater than 75% at the lowest level containing a dwelling unit. The remaining 25% of uncovered area may be provided in a location other than the rear yard if the new structure does not significantly impede the access light and air to adjacent properties, as determined by the Zoning Administrator.
The subject lot is approximately 107 feet, 11 inches deep. The lowest level containing a dwelling unit, the fourth story, is approximately 80 feet, 11 inches deep and covers 75% of lot area. The project proposes a six foot front setback and a 21 foot rear setback. The project sponsor is seeking a site coverage modification from the Zoning Administrator to provide six feet of the uncovered area in a location other than the rear yard. The Zoning Administrator will consider if the modified layout preserves light and air to existing windows in the vicinity, the usability of the uncovered space for residential open space purposes, and sun access to the uncovered space and adjacent sidewalks.
E. Ground Floor Ceiling Height. Section 145.1 of the Planning Code requires a minimum floor-
to-floor ceiling height of 14 feet for non-residential uses in Chinatown Mixed-Use Districts.
The project proposes a floor-to-floor height of 11 feet, ten inches at the ground level. In order for the project to feasibly connect to the adjacent buildings occupied by Buddha’s Universal Church, which would allow senior members of the congregation to move more fluidly through the Church and supportive spaces. The project sponsor is seeking a Variance from Planning Code Section 145.1.
F. Permitted Obstructions over Streets and Alleys. Planning Code Section 136(c)(2), includes
restrictions for balconies projecting over streets and alleys. Projections over the street are limited to three feet, and further limited to two feet where the sidewalk width is nine feet or less. The maximum length of each balcony is 15 feet at the property line, and is reduced to nine feet at a distance of three feet establishing the required open area. Balconies must be separated from interior lot lines at least two feet. The project proposes two 14 foot, eight inch balconies, one at the third floor and one at the fourth floor. These balconies do not comply with Section 136(c)(2), as the width of these balconies are not reduced to nine feet as they extend away from the property. Preservation staff and Design staff at the Department have reviewed these balconies and found them to be more consistent with the prevailing pattern of balconies in Chinatown. The project sponsor is seeking a Variance from Section 136 of the Planning Code.
Draft Motion December 8, 2016
6
CASE NO. 2014.0401CUAVAR 827 Kearny Street
G. Residential Density. Planning Code Section 207 allows for one residential unit per 200 square feet of lot area. The project proposes one dwelling unit on a 3,228 square foot lot, and is therefore complaint with the density controls of Planning Code Section 207.
H. Institutional Use. As defined in Section 890.50, Buddha’s Universal Church would be
considered an “Other Institution” within the Chinatown Community Business District. Institutional Uses are principally permitted within the Chinatown Community Business District.
I. Usable Open Space. Pursuant to Planning Code Section 135, 48 square feet of usable open
space is required per Residential Dwelling Unit. The project proposes 577 square feet of useable open space for the proposed dwelling unit, including 410 square feet of usable open space on a rear deck, as well as approximately 167 square feet of usable open space on a deck facing Kearny Street. The project is compliant with the usable open space provisions of the Planning Code.
J. Dwelling Unit Exposure. Section 140 requires that at least one room of all dwelling units face onto a public street at least 20 feet in width, a rear yard or other open area that meets minimum requirements for area and horizontal dimensions. The proposed dwelling unit faces onto Kearny Street, which is greater than 20 feet in width. The project is compliant with Dwelling Unit Exposure requirements of the Planning Code.
K. Bicycle Parking. Pursuant to Planning Code Section 155.2, one Class 1 bicycle parking space is required per Dwelling Unit. For lots with less than three Dwelling Units, no racks are required, but the applicant must provide secure, weather protected space at least two feet by six feet. For Religious Facilities, five Class 1 parking spaces are required for facilities with a capacity of less than 500 guests, and ten are required for those with a capacity greater than 500 guests. One Class 1 space is required for every 7,500 square feet of occupied floor area. Religious facilities also require one Class 2 bicycle parking space for every for every 500 seats or every portion of each 50 person capacity. A minimum of two Class 2 spaces is required for retail uses, as well as one Class 2 space for every 2,500 square feet of occupied floor area. No Class 2 spaces are required for lots with less than three Dwelling Units. The project includes one dwelling unit, 1,635 square feet of ground floor retail, and 7,520 square feet of institutional use with a capacity of 520 patrons. Therefore, the project requires one Class 1 space for residential uses, ten Class 1 spaces for Institutional uses, and no Class 1 spaces for the proposed retail. The project also requires one Class 2 bicycle parking space for institutional use, as well as two Class 2 spaces for the proposed retail uses. No Class 2 spaces are required for residential use. The project requires six total Class 1 spaces and three total Class 2 spaces. The applicant has proposed twelve secure Class 1 bicycle racks in the basement of the proposed building, as well as four Class 2 spaces on the sidewalk; therefore, the project is complaint with the bicycle parking requirements of Planning Code Section 155.2.
Draft Motion December 8, 2016
7
CASE NO. 2014.0401CUAVAR 827 Kearny Street
L. Floor Area Ratio. Pursuant to Planning Code Section 124, the Floor Area Ratio for the Chinatown Community Business District is 2.8 to 1, and does not apply to residential uses or institutional uses. The Floor Area Ratio of the proposed project primarily includes the area devoted to the ground floor commercial use, and is approximately 0.6 to 1.0. Therefore, the project is compliant with the Floor Area Ratio controls of Section 124.
M. Maximum Street Frontages in Chinatown. Pursuant to Planning Code Section 145.3, the
street frontage of a building in the Chinatown Community Business District shall not exceed 50 feet. The subject lot is approximately 30 feet wide, and the proposed building would be 27 feet, 11 inches wide. The project is complaint with Section 145.3 as the street frontage of the proposed building does not exceed 50 feet.
7. Planning Code Section 303 establishes criteria for the Planning Commission to consider when
reviewing applications for Conditional Use approval. On balance, the project does comply with said criteria in that:
A. The proposed new uses and building, at the size and intensity contemplated and at the
proposed location, will provide a development that is necessary or desirable, and compatible with, the neighborhood or the community.
The project is both necessary and desirable for the neighborhood, as it would allow a deeply rooted community institution to expand. The proposed institutional and residential uses at the property would allow Buddha’s Universal Church to expand their community gathering space, and to promote greater intergenerational interactions among their existing members and younger generations. The proposed dwelling unit would also allow the Church’s elders, who are senior citizens, within their congregational community as well as the larger Chinatown community. The proposed retail space would result in a more functional storefront and more active street frontage. The proposed building was designed to be compatible with the Chinatown Historic District as well as surrounding development.
B. The proposed project will not be detrimental to the health, safety, convenience or general
welfare of persons residing or working in the vicinity. There are no features of the project that could be detrimental to the health, safety or convenience of those residing or working the area, in that:
i. Nature of proposed site, including its size and shape, and the proposed size, shape and
arrangement of structures;
The proposed building was designed to respect the size and massing of surrounding structures. The height of the building does not reach the maximum height allowable, or 65 feet, and the applicant has incorporated a six-foot setback at the front to reduce the impact of the fourth story on
Draft Motion December 8, 2016
8
CASE NO. 2014.0401CUAVAR 827 Kearny Street
light to the sidewalk. A 21 foot rear setback is also proposed to protect light, air, and the mid-block open space.
ii. The accessibility and traffic patterns for persons and vehicles, the type and volume of
such traffic, and the adequacy of proposed off-street parking and loading;
The Planning Code does not require parking or loading for the proposed uses. The project is designed to meet the needs of members of the existing church and residents of the surrounding neighborhood, and should not generate significant amounts of vehicular trips from the immediate neighborhood or citywide.
iii. The safeguards afforded to prevent noxious or offensive emissions such as noise, glare,
dust and odor;
No noxious or offensive emissions are anticipated as a result of the proposed residential, retail, or institutional uses.
iv. Treatment given, as appropriate, to such aspects as landscaping, screening, open spaces,
parking and loading areas, service areas, lighting and signs;
The project does not include any public open spaces, parking, loading, or service areas. Entries to the residential and institutional uses at upper floors have been screened using custom metal grates, similar to those that were handmade and incorporated into the original church building. Signage for any proposed tenants at the ground floor will be reviewed by Department staff when a tenant is proposed.
C. That the use as proposed will comply with the applicable provisions of the Planning Code
and will not adversely affect the General Plan.
The Project complies with all relevant requirements and standards of the Planning Code and is consistent with objectives and policies of the General Plan as detailed below.
D. That the use as proposed would provide development that is in conformity with the purpose
of the applicable Chinatown Community Business District.
The proposed project is consistent with the stated purposed of Chinatown Community Business District in that the intended use is located at the ground floor, will provide a compatible convenience service for the immediately surrounding neighborhoods during daytime hours.
8. General Plan Compliance. The Project is, on balance, consistent with the following Objectives
and Policies of the General Plan and the Chinatown Area Plan:
HOUSING Objectives and Policies
OBJECTIVE 4:
Draft Motion December 8, 2016
9
CASE NO. 2014.0401CUAVAR 827 Kearny Street
FOSTER A HOUSING STOCK THAT MEETS THE NEEDS OF ALL RESIDENTS ACROSS LIFECYCLES. Policy 4.3: Create housing for people with disabilities and aging adults by including universal design principles in new and rehabilitated housing units. The project creates one dwelling unit intended for occupancy by the elders of Buddha’s Universal Church. The project incorporates ADA accessible restrooms for each bedroom, as well as elevator access to the dwelling unit. Furthermore, the project proposes to create a pedestrian bridge at the second floor which would connect to Buddha’s Universal Church at the adjacent properties, allowing greater mobility between community spaces and living quarters for seniors and persons with disabilities. OBJECTIVE 11: SUPPORT AND RESPECT THE DIVERSE AND DISTINCT CHARACTER OF SAN FRANCISCO’S NEIGHBORHOODS. Policy 11.6: Foster a sense of community through architectural design, using features that foster community interaction. Policy 11.9: Foster development that strengthens local culture, sense of place, and history. Buddha’s Universal Church has been deeply rooted in the Chinatown community for decades, and the proposed expansion is aimed to attract a younger demographic to the Church to not only engage with the teachings of the Buddha, but to continue the legacy of a strong cultural fabric of Chinatown.
CHINATOWN AREA PLAN Objectives and Policies
OBJECTIVE 1: PRESERVE THE DISTINCTIVE URBAN CHARACTER, PHYSICAL ENVIRONMENT AND CULTURAL HERITAGE OF CHINATOWN. Policy 1.2: Promote a building form that harmonizes with the scale of existing buildings and width of Chinatown’s streets. The proposed project has been designed to respect the scale of the surrounding development and to relate to adjacent buildings. The first three stories of massing are in keeping with the height and bulk of the surrounding two- and three-story development. The proposed fourth story is set back from the front property line six feet, and incorporates a balcony that is aligned with the cornice on the adjacent property to the north. OBJECTIVE 3:
Draft Motion December 8, 2016
10
CASE NO. 2014.0401CUAVAR 827 Kearny Street
STABILIZE AND WHERE POSSIBLE INCREASE THE SUPPLY OF HOUSING. Policy 3.2: Increase the supply of housing.
The project proposes one dwelling unit at the fourth story, which increases the supply of housing on the site by one dwelling unit.
OBJECTIVE 6: RETAIN CHINATOWN’S ROLE AS A CAPITAL CITY. Policy 6.1: Provide incentives for location and expansion of institutions and cultural facilities.
The project would allow the expansion of a deeply rooted religious facility while also removing blight and constructing a building that is in keeping with the character of existing development in Chinatown.
9. Planning Code Section 101.1(b) establishes eight priority-planning policies and requires review
of permits for consistency with said policies. On balance, the project does comply with said policies in that:
A. That existing neighborhood-serving retail uses be preserved and enhanced and future
opportunities for resident employment in and ownership of such businesses be enhanced.
The project would remove a vacant, two-story commercial building that is currently not occupied by any neighborhood-serving retail. The project will replace this commercial building with ground floor retail space, preserving the opportunity for neighborhood-serving retail to be located at the subject property.
B. That existing housing and neighborhood character be conserved and protected in order to
preserve the cultural and economic diversity of our neighborhoods.
The project has been designed in a manner to respect the surrounding development, and incorporates modern interpretations of design features commonly seen in Chinatown. The uses proposed by the project will preserve cultural and economic diversity by allowing the expansion of a cultural institution and by promoting intergenerational interactions within the Chinatown community.
C. That the City's supply of affordable housing be preserved and enhanced,
The project provides one dwelling unit that is intended to house senior members of the Buddha’s Universal Church community. Although the project is not subject to the Inclusionary Housing requirements of Planning Code Section 415, providing a dwelling unit specifically for seniors will incrementally reduce the demand for senior housing elsewhere in Chinatown.
D. That commuter traffic not impede MUNI transit service or overburden our streets or
neighborhood parking.
Draft Motion December 8, 2016
11
CASE NO. 2014.0401CUAVAR 827 Kearny Street
The site is on Kearny Street and is well served by both local and regional transit. The uses proposed are intended to meet the needs of the surrounding neighborhood, and substantial commuter traffic is not anticipated.
E. That a diverse economic base be maintained by protecting our industrial and service sectors
from displacement due to commercial office development, and that future opportunities for resident employment and ownership in these sectors be enhanced.
The Project will not displace any service or industry establishment. The project will not affect industrial or service sector uses or related employment opportunities. Ownership of industrial or service sector businesses will not be affected by this project.
F. That the City achieve the greatest possible preparedness to protect against injury and loss of
life in an earthquake.
The Project is designed and will be constructed to conform to the structural and seismic safety requirements of the City Building Code. This proposal will not impact the property’s ability to withstand an earthquake.
G. That landmarks and historic buildings be preserved.
The project proposes the demolition of a non-contributing building within the Chinatown Historic District. Preservation staff has found that the demolition and new construction would not have an adverse impact on the District. The replacement building has been reviewed by preservation staff at the Department to ensure that the design is compatible with the surrounding Chinatown Historic District.
H. That our parks and open space and their access to sunlight and vistas be protected from
development.
The project will have no negative impact on existing parks and open spaces. The Project does not have an impact on open spaces.
10. The Project is consistent with and would promote the general and specific purposes of the Code
provided under Section 101.1(b) in that, as designed, the Project would contribute to the character and stability of the neighborhood and would constitute a beneficial development.
11. The Commission hereby finds that approval of the Conditional Use authorization would promote
the health, safety and welfare of the City.
Draft Motion December 8, 2016
12
CASE NO. 2014.0401CUAVAR 827 Kearny Street
DECISION That based upon the Record, the submissions by the Applicant, the staff of the Department and other interested parties, the oral testimony presented to this Commission at the public hearings, and all other written materials submitted by all parties, the Commission hereby APPROVES Conditional Use Application No. 2014.0401CUA subject to the following conditions attached hereto as “EXHIBIT A” in general conformance with plans on file, dated November 28, 2016, and stamped “EXHIBIT B”, which is incorporated herein by reference as though fully set forth. APPEAL AND EFFECTIVE DATE OF MOTION: Any aggrieved person may appeal this Conditional Use Authorization to the Board of Supervisors within thirty (30) days after the date of this Motion No. XXXXX. The effective date of this Motion shall be the date of this Motion if not appealed (After the 30-day period has expired) OR the date of the decision of the Board of Supervisors if appealed to the Board of Supervisors. For further information, please contact the Board of Supervisors at (415) 554-5184, City Hall, Room 244, 1 Dr. Carlton B. Goodlett Place, San Francisco, CA 94102. Protest of Fee or Exaction: You may protest any fee or exaction subject to Government Code Section 66000 that is imposed as a condition of approval by following the procedures set forth in Government Code Section 66020. The protest must satisfy the requirements of Government Code Section 66020(a) and must be filed within 90 days of the date of the first approval or conditional approval of the development referencing the challenged fee or exaction. For purposes of Government Code Section 66020, the date of imposition of the fee shall be the date of the earliest discretionary approval by the City of the subject development. If the City has not previously given Notice of an earlier discretionary approval of the project, the Planning Commission’s adoption of this Motion, Resolution, Discretionary Review Action or the Zoning Administrator’s Variance Decision Letter constitutes the approval or conditional approval of the development and the City hereby gives NOTICE that the 90-day protest period under Government Code Section 66020 has begun. If the City has already given Notice that the 90-day approval period has begun for the subject development, then this document does not re-commence the 90-day approval period. I hereby certify that the Planning Commission ADOPTED the foregoing Motion on December 8, 2016. Jonas P. Ionin Commission Secretary AYES: NAYS: ABSENT: ADOPTED: December 8, 2016
Draft Motion December 8, 2016
13
CASE NO. 2014.0401CUAVAR 827 Kearny Street
EXHIBIT A AUTHORIZATION This authorization is for a conditional use to allow construction of a building exceeding 35 feet in height, to exceed the permitted bulk length, and to establish a use size exceeding 5,000 square feet (d.b.a. Buddha’s Universal Church) located at 827-829 Kearny Street pursuant to Planning Code Section(s) 121.4, 254, 270 and 303 within the Chinatown Community Business District and a 65-N Height and Bulk District; in general conformance with plans, dated November 28, 2016, and stamped “EXHIBIT B” included in the docket for Case No. 2014.0401CUA and subject to conditions of approval reviewed and approved by the Commission on December 8, 2016 under Motion No XXXXXX. This authorization and the conditions contained herein run with the property and not with a particular Project Sponsor, business, or operator. RECORDATION OF CONDITIONS OF APPROVAL Prior to the issuance of the building permit or commencement of use for the Project the Zoning Administrator shall approve and order the recordation of a Notice in the Official Records of the Recorder of the City and County of San Francisco for the subject property. This Notice shall state that the project is subject to the conditions of approval contained herein and reviewed and approved by the Planning Commission on XXXXXX under Motion No XXXXXX. PRINTING OF CONDITIONS OF APPROVAL ON PLANS The conditions of approval under the 'Exhibit A' of this Planning Commission Motion No. XXXXXX shall be reproduced on the Index Sheet of construction plans submitted with the Site or Building permit application for the Project. The Index Sheet of the construction plans shall reference to the Conditional Use authorization and any subsequent amendments or modifications. SEVERABILITY The Project shall comply with all applicable City codes and requirements. If any clause, sentence, section or any part of these conditions of approval is for any reason held to be invalid, such invalidity shall not affect or impair other remaining clauses, sentences, or sections of these conditions. This decision conveys no right to construct, or to receive a building permit. “Project Sponsor” shall include any subsequent responsible party. CHANGES AND MODIFICATIONS Changes to the approved plans may be approved administratively by the Zoning Administrator. Significant changes and modifications of conditions shall require Planning Commission approval of a new Conditional Use authorization.
Draft Motion December 8, 2016
14
CASE NO. 2014.0401CUAVAR 827 Kearny Street
Conditions of Approval, Compliance, Monitoring, and Reporting PERFORMANCE
1. Validity. The authorization and right vested by virtue of this action is valid for three (3) years from the effective date of the Motion. The Department of Building Inspection shall have issued a Building Permit or Site Permit to construct the project and/or commence the approved use within this three-year period. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
2. Expiration and Renewal. Should a Building or Site Permit be sought after the three (3) year
period has lapsed, the project sponsor must seek a renewal of this Authorization by filing an application for an amendment to the original Authorization or a new application for Authorization. Should the project sponsor decline to so file, and decline to withdraw the permit application, the Commission shall conduct a public hearing in order to consider the revocation of the Authorization. Should the Commission not revoke the Authorization following the closure of the public hearing, the Commission shall determine the extension of time for the continued validity of the Authorization. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
3. Diligent pursuit. Once a site or Building Permit has been issued, construction must commence
within the timeframe required by the Department of Building Inspection and be continued diligently to completion. Failure to do so shall be grounds for the Commission to consider revoking the approval if more than three (3) years have passed since this Authorization was approved. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
4. Extension. All time limits in the preceding three paragraphs may be extended at the discretion of
the Zoning Administrator where implementation of the project is delayed by a public agency, an appeal or a legal challenge and only by the length of time for which such public agency, appeal or challenge has caused delay. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
5. Conformity with Current Law. No application for Building Permit, Site Permit, or other
entitlement shall be approved unless it complies with all applicable provisions of City Codes in effect at the time of such approval. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
6. Additional Project Authorization. The Project Sponsor must obtain a Variance from Planning Code Section 136 and Section 145.1, as well as a Site Coverage Modification per Planning Code Section 134.1, and satisfy all the conditions thereof. The conditions set forth below are additional conditions required in connection with the Project. If these conditions overlap with any other
Draft Motion December 8, 2016
15
CASE NO. 2014.0401CUAVAR 827 Kearny Street
requirement imposed on the Project, the more restrictive or protective condition or requirement, as determined by the Zoning Administrator, shall apply. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
DESIGN – COMPLIANCE AT PLAN STAGE
1. Final Materials. The Project Sponsor shall continue to work with Planning Department on the building design. Final materials, glazing, color, texture, landscaping, and detailing shall be subject to Department staff review and approval. The architectural addenda shall be reviewed and approved by the Planning Department prior to issuance. For information about compliance, contact the Case Planner, Planning Department at 415-558-6378, www.sf-planning.org
2. Garbage, composting and recycling storage. Space for the collection and storage of garbage,
composting, and recycling shall be provided within enclosed areas on the property and clearly labeled and illustrated on the building permit plans. Space for the collection and storage of recyclable and compostable materials that meets the size, location, accessibility and other standards specified by the San Francisco Recycling Program shall be provided at the ground level of the buildings. For information about compliance, contact the Case Planner, Planning Department at 415-558-6378, www.sf-planning.org
7. Transformer Vault. The location of individual project PG&E Transformer Vault installations has significant effects to San Francisco streetscapes when improperly located. However, they may not have any impact if they are installed in preferred locations. Therefore, the Planning Department recommends the following preference schedule in locating new transformer vaults, in order of most to least desirable:
a. On-site, in a basement area accessed via a garage or other access point without use of separate doors on a ground floor façade facing a public right-of-way;
b. On-site, in a driveway, underground; c. On-site, above ground, screened from view, other than a ground floor façade facing a
public right-of-way; d. Public right-of-way, underground, under sidewalks with a minimum width of 12 feet,
avoiding effects on streetscape elements, such as street trees; and based on Better Streets Plan guidelines;
e. Public right-of-way, underground; and based on Better Streets Plan guidelines; f. Public right-of-way, above ground, screened from view; and based on Better Streets Plan
guidelines; g. On-site, in a ground floor façade (the least desirable location).
Unless otherwise specified by the Planning Department, Department of Public Work’s Bureau of Street Use and Mapping (DPW BSM) should use this preference schedule for all new transformer vault installation requests. For information about compliance, contact Bureau of Street Use and Mapping, Department of Public Works at 415-554-5810, http://sfdpw.org
Draft Motion December 8, 2016
16
CASE NO. 2014.0401CUAVAR 827 Kearny Street
PARKING AND TRAFFIC
8. Bicycle Parking Pursuant to Planning Code Sections 155.1, 155.4, and 155.5, the Project shall provide no fewer than 14 bicycle parking spaces (eleven Class 1 spaces for the residential and institutional portions of the Project and three Class 2 spaces for the commercial portion of the Project). For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
PROVISIONS
9. Transportation Sustainability Fee. The Project is subject to the Transportation Sustainability Fee (TSF), as applicable, pursuant to Planning Code Section 411A. For information about compliance, contact the Case Planner, Planning Department at 415-558-6378, www.sf-planning.org
10. Child Care Fee - Residential. The Project is subject to the Residential Child Care Fee, as applicable, pursuant to Planning Code Section 414A. For information about compliance, contact the Case Planner, Planning Department at 415-558-6378, www.sf-planning.org
MONITORING
11. Enforcement. Violation of any of the Planning Department conditions of approval contained in this Motion or of any other provisions of Planning Code applicable to this Project shall be subject to the enforcement procedures and administrative penalties set forth under Planning Code Section 176 or Section 176.1. The Planning Department may also refer the violation complaints to other city departments and agencies for appropriate enforcement action under their jurisdiction. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
12. Revocation due to Violation of Conditions. Should implementation of this Project result in
complaints from interested property owners, residents, or commercial lessees which are not resolved by the Project Sponsor and found to be in violation of the Planning Code and/or the specific conditions of approval for the Project as set forth in Exhibit A of this Motion, the Zoning Administrator shall refer such complaints to the Commission, after which it may hold a public hearing on the matter to consider revocation of this authorization. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
OPERATION
13. Garbage, Recycling, and Composting Receptacles. Garbage, recycling, and compost containers shall be kept within the premises and hidden from public view, and placed outside only when being serviced by the disposal company. Trash shall be contained and disposed of pursuant to garbage and recycling receptacles guidelines set forth by the Department of Public Works.
Draft Motion December 8, 2016
17
CASE NO. 2014.0401CUAVAR 827 Kearny Street
For information about compliance, contact Bureau of Street Use and Mapping, Department of Public Works at 415-554-.5810, http://sfdpw.org
14. Sidewalk Maintenance. The Project Sponsor shall maintain the main entrance to the building
and all sidewalks abutting the subject property in a clean and sanitary condition in compliance with the Department of Public Works Streets and Sidewalk Maintenance Standards. For information about compliance, contact Bureau of Street Use and Mapping, Department of Public Works, 415-695-2017, http://sfdpw.org
15. Community Liaison. Prior to issuance of a building permit to construct the project and
implement the approved use, the Project Sponsor shall appoint a community liaison officer to deal with the issues of concern to owners and occupants of nearby properties. The Project Sponsor shall provide the Zoning Administrator with written notice of the name, business address, and telephone number of the community liaison. Should the contact information change, the Zoning Administrator shall be made aware of such change. The community liaison shall report to the Zoning Administrator what issues, if any, are of concern to the community and what issues have not been resolved by the Project Sponsor. For information about compliance, contact Code Enforcement, Planning Department at 415-575-6863, www.sf-planning.org
Parcel Map
Conditional Use Authorization Hearing Case Number 2014.0401CUAVAR Buddha’s Universal Church 827-829 Kearny Street
SUBJECT PROPERTY
*The Sanborn Maps in San Francisco have not been updated since 1998, and this map may not accurately reflect existing conditions.
Sanborn Map*
Conditional Use Authorization Hearing Case Number 2014.0401CUAVAR Buddha’s Universal Church 827-829 Kearny Street
SUBJECT PROPERTY
Aerial Photo
Conditional Use Authorization Hearing Case Number 2014.0401CUAVAR Buddha’s Universal Church 827-829 Kearny Street
SUBJECT PROPERTY
Zoning Map
Conditional Use Authorization Hearing Case Number 2014.0401CUAVAR Buddha’s Universal Church 827-829 Kearny Street
SUBJECT PROPERTY
Site Photo
Conditional Use Authorization Hearing Case Number 2014.0401CUAVAR Buddha’s Universal Church 827-829 Kearny Street
~~~~o couNr~oN
ci Y ̀̂ `"'., tir a
°~~ds . ~a~5~~
SAN FRANCISCOPLQNIVING Q~EPARTMENT
Certificate of DeterminationExemption from Environmental Review
Case No.:
Project Title:
Zoning:
Block/Lot:
2014-002030ENV
827-829 Keamy Street
CCB (Chinatown-Community Business) Use District
65-N Height and Bulk District
0194/004
Lot Size: 3,227 square feet
Project Sponsor: Ralph Marchese, T'he Marchese Company
415-567-9872
Staff Contact: Justin Horner — (415) 575-9023
Justin. Horner@sfgo v. org
PROJECT DESCRIPTION:
1650 Mission StSuite 400San Francisco,CA 94103-2479
Reception:4y 5.558.6378
Fax:415.S5B.6409
PlanningIr~formati~:415.558.6377
The project site is located on a block bounded by Kearny Street to the east, Wentworth Place to the west,
Washington Street to the south and Jackson Street to the north.
T'he proposed project would demolish an existing 5,975-square-foot, 2-story-over-basement commercial
building built in 1922, and construct an approximately 11,800-square-foot, 4-story-over-basement, 49'10"-
foot-tall mixed use building (56 feet tall with stair and elevator penthouses). The proposed new building
would include 7,791 sf of institutional space associated with the Buddha's Universal Church, 1,632 sf of
ground-floor retail, and 2,321 sf of residential uses in a single three-bedroom unit. 'The proposed project
includes no off-street parking and seven bicycle parking spaces on the basement level. Proposed
construction would result in the excavation of an existing 11-foot-deep partial basement for an additional
four feet, to a total depth of approximately fifteen feet below ground surface, resulting in 650 cubic yards
of exported soil. Construction would last approximately 16 months.
(Continued on next page)
EXEMPT STATUS:
Categorical Exemption, Class 32 (California Environmental Quality Act [CEQA] Guidelines Section
15332). See page 3.
DETERMINATION:
I do hereby certify that the above determination has been made pursuant to State and local requirements.
Lisa M. Gibson
Acting Environmental Review Officer
1 ~~Date
Exemption from Environmental Review
cc: Ralph Marcese, Project Sponsor
Carly Grob, Current Planner
Justin Greying ,Preservation Planner
Supervisor Peskin, District 3, (via Clerk of the Board)
Distribution List
Virna Byrd, M.D.F.
Case No. 2014-002030ENV
827-829 Kearny Street
SAN fPaNCI5C0t+LANN~O QEPARTIMEHT
Exemption from Environmental Review
PROJECT DESCRIPTION (continued):
Project Approvals
Conditional Use Authorization.
Case No. 2014-002030ENV
827-829 Kearny Street
a) Principally Permitted Use (Section 810.20): Conditional Use Authorization is required for the
proposed institutional use as it exceeds the principally permitted use size of 5,000 square feet.
b) Bulk (Section 270): The proposed project is located in the 65-N Height and Bulk District.
Deviations from the bulk limits outlined in the Code Section require Conditional Use
Authorization by the Planning Commission.
c) Height (Section 810.10): Conditional Use Authorization is required as the height of the
proposed project exceeds 35 feet in the Chinatown Community Business District.
Variances.
a) Obstructions Over Streets and Alleys (Section 136): The proposed project includes balconies that
exceed the permitted dimensions for obstructions over streets and allies.
b) Ground Floor Ceiling Height (Section 145.1 (c)(4)): 'The proposed project includes a ground floor
ceiling height that does not meet the minimum required 14-foot ground floor ceiling height.
c) Rear Yard (Section 134): The proposed project includes a rear yard modification to provide a
portion of the uncovered area of the rear yard on the front balcony.
A Building Permit issued by the Department of Building Inspection.
Approval Action: The issuance of a Conditional Use Authorization by the Plaruung Commission is the
Approval Action for the project. The Approval Action date establishes the start of the 30-day appeal
period for this CEQA exemption determination pursuant to Section 31.04(h) of the San Francisco
Administrative Code.
EXEMPT STATUS (continued:
CEQA Guidelines Section 15332, or Class 32, provides an exemption from environmental review for in-fill
development projects that meet the following conditions. As discussed below, the proposed project
satisfies the terms of the Class 32 exemption.
a) The project is consistent with applicable general plan designations and policies as well as with applicable zoning
designations.
The San Francisco General Plan, which provides general policies and objectives to guide land use
decisions, contains some policies that relate to physical environmental issues. The proposed
project would not obviously or substantially conflict with any such policy, and would be
consistent with the San Francisco General Pian and with applicable zoning designations. The site
is located within the CCB (Chinatown Community--Business) Use District, which is intended to
protect existing housing, encourage new housing and to accommodate modest expansion of
Chinatown business activities as well as street-level retail uses. Thus, the proposed project, which
would add one residential unit to a commercial site, and would include expansion of an activity
SAN FAANCISCDPiANNINO QEPARTMENT
Exemption from Environmental Review Case No. 2014-002030ENV
827-829 Kearny Street
permitted within the Use District (namely, a Religious Facility), is consistent with all General
Plan designations and applicable zoning plans and policies.
b) The development occurs within city limits on a site of less than five acres surrounded b~ urban uses.
The 3,227-square-foot (0.08-acre) project site is located within a fully developed area of San Francisco.
The surrounding uses are mixed-use residential over retail and commercial, institutional uses (such
as the Buddha's Universal Church itself, St Mary's School, and a campus of the City College of San
Francisco). Thus, the proposed project would be properly characterized as an infill development
surrounded by urban uses on a site of less than five acres.
c) The project site has no habitat for endangered, rare or threatened species.
The 3,227-square-foot project site is located within a developed urban area and is fully occupied by
existing development. The project site has no value as habitat for rare, threatened, or endangered
species.
d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water
quality.
Transportation
On March 3, 2016, in anticipation of the future certification of revised CEQA Guidelines pursuant to
Senate Bill 743, the San Francisco Planning Commission adopted State Office of Planning and
Research's recommendation in the Revised Proposal on Updates to the CEQA Guidelines on Evaluating
Transportation Impacts in CEQA1 to use the Vehicle Miles Traveled (VMT) metric instead of
automobile delay to evaluate the transportation impacts of projects (Resolution 19579). (Note: the
VM'T metric does not apply to the analysis of impacts on non-automobile modes of travel such as
riding transit, walking, and bicycling.) Accordingly, this categorical exemption does not contain a
separate discussion of automobile delay (i.e., traffic) impacts. Instead, a VMT and induced
automobile travel impact analysis is provided within.
A project would have a significant effect on the environment if it would cause substantial additional
VMT. OPR's Proposed Transportation Impact Guidelines recommend screening criteria to identify
types, characteristics, or locations of projects that would not result in significant impacts to VMT. If a
project meets one of the three screening criteria provided (Map-Based Screening, Small Projects, and
Proximity to Transit Stations), then it is presumed that VMT impacts would be less than significant
for the project and a detailed VMT analysis is not required. Map-Based Screening is used to
determine if a project site is located within a transportation analysis zone (TAZ) that exhibits low
levels of VMTz; Small Projects are projects that would generate fewer than 100 vehicle trips per day;
' This document is available online at: htt~s://www.o~r.ca.gov/s sb743.php.
z A project would cause substantial additional VMT if it exceeds both the existing City household VMT per capita minus 15 percent
and existing regional household VMT per capita minus 15 percent. In San Francisco, the City's average VMT per capita is lower (8.4)
than the regional average (17.2). Therefore, the City average is irrelevant for the purposes of the analysis. For retail projects, thePlanning Department uses a VMT efficiency metric approach, and a project would generate substantial additional VMT if it exceeds
the regional VMT per retail employee minus 15 percent.
4
SAH FRANCISGOPLAHNIMO QEP'ARTMENT
Exemption from Environmental Review Case No. 2014-002030ENV
827-829 Kearny Street
and the Prouimity to Transit Stations criterion includes projects that are within a half mile of an
existing major transit stop, have a floor area ratio of greater than or equal to 0.75, vehicle parking that
is less than or equal to that required or allowed by the Planning Code without Conditional Use
authorization, and are consistent with the applicable Sustainable Communities Strategy.
For residential development, the existing regional average daily VMT per capita is 17.2.3 For retail
development, regional average daily retail VMT per employee is 14.9.4 Average daily VMT for these
land uses is projected to decrease in future 2040 cumulative conditions. Refer to Table 1: Daily
Vehicle Miles Traveled, which includes the TAZ in which the project site is located, 792.
As shown in Table 1, the proposed project's residential and retail uses would be located in a TAZ
where euisting VMT for residential and retail uses are more than 15 percent below regional averages.s
The existing average daily household VMT per capita is 3.0 for TAZ 792, which is 82 percent below
the existing regional average daily VMT per capita of 17.2. Future 2040 average daily household VMT
per capita is 2.6 for TAZ 792, which is 83 percent below the future 2040 regional average daily VM'T
per capita of 16.1. For the ground floor retail use and the proposed religious institutional use, the
Planning Department counts both as retail for the purposes of transportation analysis. The existing
average daily VMT per retail employee is 8.1 for TAZ 792, which is 45 percent below the existing
regional average daily VMT per retail employee of 14.9. Future 2040 average daily VMT per retail
employee is 7.5 for TAZ 792, which is 52 percent below the future 2040 regional average daily work-
related VMT per retail employee of 14.6.
Table 1: Daily Vehicle Miles Traveled
Existing Cumulative 2040
Bay Area Bay Area
Land Use Bav Area Regional Bav Area Regional
Regional Averase TAZ 792 Regional Average TAZ 792
Averaee minus Avera e minus
15°/a 15%
Households17.2 14.6 3.0 16.1 13.7 2.6
(Residential)
Employment
(Retail and 14.9 12.6 8.1 14.6 12.4 7.5Religious
Institutional)
3 Includes the VMT generated by the households in the development and averaged across the household population to determine
VMT per capita.
4 Retail travel is not explicitly captured in SF-CHAMP, rather, there is a generic "Other" purpose which includes retail shopping,
medical appointments, visiting friends or family, and al] other non-work, non-school tours. T'he retail efficiency metric captures all
of the "Other purpose travel generated by Bay Area households. The denominator of employment (including retail; cultural,
institutional, and educational; and medical employment; school enrollment, and number of households) represents the size, or
attraction, of the zone for this type of "Othef' purpose travel.
5 San Francisco Planning Department, Eligibility Checklist: CEQA Section 21099 —Modernization of Transportation Analysis for 827-829
Kearny Street, September 29, 2016. This document, and other cited documents, are available for review at the San Francisco Planning
Department, 1650 Mission Street, Suite 400 as part of Case File No. 2014.002030ENV.
5
SAN FRANCISCOPLANNIN[i DEPARTMEFIT
Exemption from Environmental Review Case No. 2014-002030ENV
827-829 Kearny Street
Given the project site is located in an area where existing VMT is more than 15 percent below the
existing regional average, the proposed project's residential and retail uses would not result in
substanrial additional VMT, and the proposed project would not result in a si~ificant impact related
to VMT. Furthermore, the project site meets both the Small Project and Proximity to Transit Stations
screening criteria, which also indicates that the proposed project's residential and retail uses would
not cause substantial additional VMT.6
Induced Automobile Travel Analysis. A project would have a significant effect on the environment if it
would substantially induce additional automobile travel by increasing physical roadway capacity in
congested areas (i.e., by adding new mixed-flow lanes) or by adding new roadways to the network.OPR's Proposed Transportation Impact Guidelines includes a list of transportation project types that
would not likely lead to a substantial or measureable increase in VMT. If a project fits within thegeneral types of projects (including combinations of types), then it is presumed that VMT impacts
would be less than significant and a detailed VMT analysis is not required.
The proposed project is not a transportation project and does not include features that would alter the
transportation network. The project therefore fits within the general types of projects that would not
substantially induce automobile travel, and the impacts would be less than significant.
Trip Generation. Localized trip generation of the proposed project was calculated using atrip-based
analysis and information in the 2002 Transportation Impacts Analysis Guidelines for Environmental
Review (SF Guidelines) developed by the San Francisco Planning Department.e The proposed project
would generate an estimated 117 person trips (inbound and outbound) on PM peak-hour basis,
consisting of 42 person trips by auto (18 vehicle trips accounting for vehicle occupancy date for thisCensus Tract), 20 transit trips, 41 walk trips and 14 trips by other modes. These trip generation
estimates are conservative, as the primary use of the proposed project--religious institutional--istreated as a retail use for the purposes of trip generation estimation. It is not anticipated that
religious institutional uses would have the same daily trip generation every day of the week, as
services are held at set days and times of the week.
Transit. 'The project site is well served by public transportation. Within aquarter-mile of the project
site, the San Francisco Municipal Railway (Muni) operates the following bus lines: 1, 8, 8AX, 8BX, 10,12, 30, 30X, 41, 45, 82X, and 91X. The proposed project would be expected to generate 223 daily
transit trips, including 20 transit trips during the p.m. peak hour. Given the wide availability ofnearby transit, the addition of 20 p.m. peak-hour transit trips would be accommodated by existing
capacity. Therefore, the proposed project would not result in unacceptable levels of transit service or
cause an increase in transit delays or operating costs such that significant adverse impacts to transit
service would result.
Noise. An approximate .doubling of traffic volumes in the project area would be necessary to
produce an increase in ambient noise levels noticeable to most people. The proposed project would
not cause a doubling in traffic volumes with the addition of one new dwelling unit, 1,632 square feetof ground floor retail and 7,791 square feet of institutional uses on the project site. The project's
increase to the existing traffic volumes would not cause a noticeable increase in the ambient noise
6 Ibid.~ Ibid.
e San Francisco Planning Department, Transportation Calculations for 827-829 Kearny Street, September 2016.r
SAN Fr~r'~NCI9C4iPI.ANNEPEO Q£RwRTMEOiT
Exemption from Environmental Review Case No. 2014-002030ENV
827-829 Kearny Street
level in the project vicinity. The noise generated by the operations of the proposed residential,
institutional and retail uses would be considered common and generally acceptable in an urban area,
and would not be considered a significant impact.
Section 2909 of the Noise Ordinance establishes a noise limit from mechanical sources, such as
building equipment, specified as a certain noise level in excess of the ambient noise level at the
property line: for noise generated by residential uses, the source must not cause a noise level more
than 5 dBA in excess of ambient noise levels; and for noise generated by commercial uses, the limit is
8 dBA in excess of ambient noise levels. In addition, the Noise Ordinance provides for a separate
fixed-source noise limit for residential interiors of 45 dBA at night (from 10:00 p.m. until 7:00 a.m.)
and 55 dBA during the day and evening hours (from 7:00 a.m. until 10:00 p.m.). All of these
regulations are applicable to the proposed project. Therefore, noise impacts due to project operations
would be less-than-significant.
During project construction, all diesel and gasoline-powered engines would be equipped with noise-
arresting mufflers. Delivery truck trips and construction equipment would generate noise that thatmay be considered an annoyance by occupants of nearby properties. Construction noise is regulated
by the San Francisco Noise Ordinance (Article 29 of the City Police Code). Section 2907 of the Police
Code requires that noise levels from individual pieces of construcrion equipment, other than impact
tools, not exceed 80 A-weighted dBA at a distance of 100 feet from the source. Impact tools (such as
jackhammers and impact wrenches) must have both intake and exhaust muffled to the satisfaction of
the Director of Public Works. Section 2908 of the Police Code prohibits construction work between
8:00 p.m. and 7:00 a.m. if the construction noise would exceed the ambient noise level by 5 dBA at the
project property line, unless a special permit is authorized by the Director of Public Works.
Construction noise impacts related to the project would be temporary and intermittent in nature.
Considering the above, the proposed project would not result in a significant impact with respect to
noise.
Air Quality. In accordance with the state and federal Clean Air Acts, air pollutant standards are
identified for the following six criteria air pollutants: ozone, carbon monoxide (CO), particulate
matter (PM), nitrogen dioxide (NO2), sulfur dio~cide (S02) and lead. These air pollutants are termed
criteria air pollutants because they are regulated by developing specific public health- and welfare-
based criteria as the basis for setting permissible levels. The Bay Area Air Quality Management
District (BAAQMD) in their CEQA Air Quality Guidelines (May 2011), has developed screening
criteria to determine if projects would violate an air quality standard, contribute substantially to an
air quality violation, or result in a cumulatively considerable net increase in criteria air pollutants
within the San Francisco Bay Area Air Basin. If a proposed project meets the screening criteria, then
the project would result in less-than-significant criteria air pollutant impacts. A project that exceeds
the screening criteria may require a detailed air quality assessment to determine whether criteria air
pollutant emissions would exceed significance thresholds. The proposed project, which involves less
than 10,000 cubic yards of excavation and the construction of 1 dwelling unit, 1,632 square feet of
ground floor retail and 7,791 square feet of institutional uses and 700 square feet would not exceed
criteria air pollutant screening levels for operation or construction.9
In addition to criteria air pollutants, individual projects may emit toxic air contaminants (TACs).
TACs collectively refer to a diverse group of air pollutants that are capable of causing chronic (i.e., of
long-duration) and acute (i.e., severe but short-term) adverse effects to human health, including
9 Bay Area Air Quality Management District, CEQA Air Quality Guidelines, Updated May 2011. Table 3-1.
7
SAN FNANCISC6PLANNINQ DEPARTINEHT
Exemption from Environmental Review Case No. 2014-002030ENV
827-829 Kearny Street
carcinogenic effects. In response to growing concerns of TACs and their human health effects, the San
Francisco Board of Supervisors approved a series of amendments to the San Francisco Building and
Health Codes, generally referred to as the Enhanced Ventilation Required for Urban Infill Sensitive
Use Developments or Health Code, Article 38 (Ordinance 224-14, effective December 8, 2014) (Article
38). The purpose of Article 38 is to protect the public health and welfare by establishing an Air
Pollutant Exposure Zone and imposing an enhanced ventilation requirement for all urban infill
sensitive use development within the Air Pollutant Exposure Zone. The proposed project is not
within an Air Pollutant Exposure Zone. Construction emissions would be temporary and variable in
nature and would not be expected to expose sensitive receptors to substantial air pollutants.
Furthermore, the proposed project would be subject to, and comply with, California regulations
limiting idling to no more than five minutes,l~ which would further reduce nearby sensitive
receptors' exposure to temporary and variable TAC emissions. Therefore, the proposed project's
construction period TAC emissions would not result in a significant impact with respect to exposing
sensitive receptors to substantial levels of air pollution.
In addition, San Francisco Board of Supervisors approved amendments to the San Francisco Building
and Health Codes, referred to as the Construction Dust Control Ordinance (Ordinance No. 176-08,
effective August 29, 2008). T'he intent of the Construction Dust Control Ordinance is to reduce the
quantity of fugitive dust generated during site preparation, demolition, and construction work in
order to protect the health of the general public and of on-site workers, minimize public nuisance
complaints, and to avoid orders to stop work by the Department of Building Inspection (DBI).
Project-related construction activities would result in construction dust, primarily from ground-
disturbing activities. In compliance with the Construction Dust Control Ordinance, the project
sponsor and contractor responsible for construction activities at the project site would be required to
control construction dust on the site through a combination of watering disturbed areas, covering
stockpiled materials, sweeping streets and sidewalks, and other measures. T'he regulations and
procedures set forth in the Construction Dust Control Ordinance would ensure that project-related
construction dust impacts would not be significant.
In conclusion, the proposed project would not result in significant air quality impacts.
Water Quality. T'he proposed project would not generate wastewater or result in wastewater
discharges that would have the potential to degrade water quality or contaminate a public water
supply. Project-related wastewater and storm water would flow to San Francisco's combined sewer
system and would be treated to standards contained in San Francisco's National Pollutant Discharge
Elimination System Permit for the Southeast Water Pollution Control Plant prior to discharge. In
2013, the San Francisco Public Utilities Commission (SFPUC) adopted the Constnzction Site Runoff
Ordinance (Public Works Code, Ordinance 260-13) which requires construction sites that disturb
5,000 square feet or more of ground surface, such as the proposed project, to apply for a Construction
Site Runoff Control Permit from the SFPUC and submit an Erosion and Sediment Control Plan, which
includes BMPs to prevent starmwater runoff and soil erosion during construction. Therefore, the
proposed project would not result in significant water quality impacts.
e) The site can be adequately served by all required utilities and public services.
to California Code of Regulations, Title 13, Division 3, § 2485 (on-road) and § 2449(d)(2) (off-road).._
8
SAN FRANCISGOPLANNiP►d tl~P/►Rl'1YlLIVIT
Exemption from Environmental Review Case No. 2014-002030ENV
827-829 Keamy Street
The project site is located in a dense urban area where all public services and facilities are
available; no expansion of public services or utilities is anticipated. Therefore, the proposed
project would not result in adverse impacts related to utilities and public services.
DISCUSSION OF ENVIRONMENTAL ISSUES:
CEQA Guidelines Section 15300.2 establishes exceptions to the application of a categorical exemption for
a project. None of the established exceptions applies to the proposed project.
Guidelines Section 15300.2, subdivision (b), provides that a categorical exemption shall not be used where
the cumulative impact of successive projects of the same type in the same place, over time, is significant.
As discussed below under "Cumulative Impacts," there is no possibility of a significant cumulative effect
on the environment due to the proposed project.
Guidelines Section 15300.2, subdivision (c), provides that a categorical exemption shall not be used for an
activity where there is a reasonable possibility that the activity will have a significant effect on the
environment due to unusual circumstances. As discussed above, the proposed project would not have a
significant effect on traffic, noise, air quality and water quality. In addition, the proposed project would
not have a significant effect on the environment due to unusual circumstances for other environmental
topics, including those discussed below.
CEQA Guidelines Section 15300.2, subdivision (~, provides that a categorical exemption shall not be used
for a project that may cause a substantial adverse change in the significance of a historical resource. For
the reasons discussed below under "Historic Architectural Resources," there is no possibility that the
proposed project would have a significant effect on a historic resource.
Historic Architectural Resources. The project site is currently occupied by a two-story wood-framecommercial building built in 1922. T'he building was previously identified as being eligible for listing inthe California Register of Historical Resources as anon-contributor to the Chinatown Historic Districtunder Criterion A (events) for its role in the development of the San Francisco Chinatown communityand under Criterion C (design/construction) for its distinctive use of "Chinese and Western design
elements." 11 Character-defining features of the Chinatown Historic District include continuous facadeson the street level, buildings of mostly two to three stories in height, tall ground floors, recessed entriesflanked by shop windows, tall, narrow and evenly spaces windows, hand-painted silage, brick masonry
construction and balconies, some with decorative Chinese-motif railings.
As the proposed project includes the demolition of a building eligible for listing as anon-contributor and
new construction within the adopted Chinatown Historic District, a Historic Resource Evaluation (HRE)was required to make a final determination as to the building's status as an historic resource.1z Theproject sponsor completed the HRE, and Department Preservation staff issued a Historic ResourceEvaluation Response (HRER).13 The HRER concluded that the proposed project would result in no impact
11 SF Planning Department, "Historic Resource Evaluation Response, 2008.0762E, Chinese Hospital;' dated February 27, 2012.
1z Carey and Company, 827-829 Kearny Street Historic Resource Evaluation, May 6, 2016.
13 SF Planning Department, "Historic Resource Evaluation Response, 2014-002030ENV, 827-829 Kearny Street," dated September 26,2016.
9
SAN FRANCISCOPLANNING DF.PAR7IMENT
Exemption from Environmental Review Case No. 2014-002030ENV
827-829 Kearny Street
upon the Chinatown Historic District, because the existing building to be demolished is not a contributor
to the district and because the proposed new construction, being a relatively compact new development
with massing, materials, ornamentation, and other features consistent with Secretan~ of the Interior
Standards for Rehabilitation, is generally compatible with, and does not detract from, the character-defining
features of the district.
Department staff analyzed the proposed new construction per the Secretary of the Interior Standards for
Rehabilitation (Standards) Standards 3, 9 and 10, which are the Standards that apply to the proposed
project.
Standard 3 states:
Each property will be recognized as a physical record of its time, place, and use. Changes that create a false
sense of historical development, such as adding conjectural features or architectural elements from other
buildings, shall not be undertaken.
The HRER concluded that the proposed project complies with Standard 3, because it would include
features that reflect to the character-defining features of the district but are finished in a contemporary
manner. T'he proposed project, then, does not suggest a false sense of historical development, as elements
do not copy, but rather, allude to the historic district in a contemporary, but compatible manner.
Standard 9 states:
New additions, exterior alterations, or related new construction will not destroy historic materials,
features, and spatial relationships that characterize the property. The new work will be differentiated from
the old and will be compatible with the historic materials, features, size, scale and proportion, and massing
to protect the integrity of the property and its environment.
The HRER concluded that the proposed new construction mostly complies with Standard 9, because it is
generally compatible with the character-defining features of the Chinatown Historic District, with respect
to building massing, the design of the ground floor storefront, window alignment and placement,
building materials and building ornamentation. The HRE notes that although Preservation staff would
prefer a deeper set-back on the proposed building's fourth floor, the three-story portion of the proposed
building would match the contributing resources to the north.
Standard 10 states:
New additions and adjacent or related new construction will be undertaken in such a manner that, if
removed in the future, the essential form and integrity of the historic property and its environment would
be unimpaired.
The HRER concluded that the proposed project complies with Standard 10, because it would not alter the
overall form and integrity of the district because it only involves the demolition of one non-contributing
building
In light of the above, the proposed project would not result in a substantial adverse change in the
significance of a historical resource.
Cumulative Impacts. There is no possibility of a significant cumulative historic resources impact on the
environment due to the proposed project for the following reasons. The proposed project would involve
the demolition of an existing non-contributing building and construct a new building on a site within an
historic district, and the design of the new building was determined to be compatible with the historic
10
SAN FRANCI$G6PLANNING ~EPART1111~JYT
Exemption from Environmental Review Case No. 2014-002030ENV
827-829 Kearny Street
district. Therefore, the proposed project could not contribute to any significant cumulative effect on
historic resources. The proposed project would not shade a public park and therefore could not make a
cumulatively considerable contribution to a significant cumulative shadow impact. The project site meets
the transportation screening criteria and would not contribute considerably to cumulative VMT. Theproposed project would not contribute considerably to any cumulative transit impacts. T'he cumulariveimpacts of nearby construction projects in combination with those of the proposed project's construction
would not be cumulatively considerable, because such construction would be of temporary duration, and
the sponsor and/or construction contractors of the proposed project would be required to coordinate with
various City departments such as the San Francisco Municipal Transportation Agency and Public Works
through the Transportation Advisory Staff Committee (TASC) to develop coordinated plans that would
address construction-related vehicle routing and pedestrian movements adjacent to the construction areafor the duration of any construction overlap. The air quality thresholds themselves are thresholds that
determine whether a project contributes to cumulative regional air quality impacts. Since the proposedproject meets the screening criteria, it would not contribute to a cumulative air quality impact. Similar tothe proposed project, projects within the vicinity of the project site would be required to comply with
uniformly applicable development policies, such as the San Francisco Noise Ordinance, the Construction
Site Runoff Ordinance, the Construction Dust Control Ordinance, the Maher Ordinance, Section 295, and
with California regulations that limit idling of construction-related vehicles to no more than five minutes.
In light of the above, no significant cumulative impacts or considerable contributions to significant
cumulative impacts would occur as a result of the proposed project.
Public Notice and Comment. On June 29, 2016 the Planning Department mailed a "Notification of Project
Receiving Environmental Review" to community organizations, tenants of the affected property and
properties adjacent to the project site, and those persons who own property within 300 feet of the project
site. No public comments were received.
Conclusion. The proposed project satisfies the criteria for exemption under the above-cited
classification(s). In addition, none of the CEQA Guidelines Section 15300.2 exceptions to the use of a
categorical exemption applies to the proposed project. For the above reasons, the proposed project is
appropriately exempt from environmental review.
11
snn ~aaxaiscoPLANNING DEPARTMENT
1
827 Kearny, LLC
827-829 Kearny Street Community Outreach
Neighborhood Group
Jin Chin (owner) 728 Washington St
Penang Garden Restaurant 728 Washington St
Thomas Wing H Hom Marital Trust c/o Judy Hom 732 Washington Street
Ellison LLC 736-738A Washington St
Hiroshi & Keiko Kawasaki 801-809 Kearny Street
Chu Fung 833 Kearny Street
Six Der Investment Inc.
C/O John J. Dito
847-849 Kearny Street
SF Senior Services 28 Wentworth Place
Pon Yup Chong How Benevolent Assn. 62 Wentworth Place
Hung on Tong Society 601 Jackson / 851-861 Kearny
Tom Do Hing Trust
c/o Stanly S & Bill S. Tom
21-23 Cooper Ally
Tom Do Hing Trust
c/o Stanly S & Bill S. Tom
20 Cooper Ally
City College / SF Community College District 800-808 Kearny St
International Hotel Senior Housing 848-868 Kearny
Community Groups
Name/Organization Property Address Contact/
Responsible Parties
Assemblyman District 17th
1020 N Street, Room 104
Sacramento, CA 94249
David Chiu
Former San Francisco Board of Supervisor
(District 3)
City Hall, Room 244
1 Dr. Carlton B. Goodlett
Place
San Francisco, CA 94102
Julie Christensen
Former Legislative Aid for Board of
Supervisor (District 3)
City Hall, Room 244
1 Dr. Carlton B. Goodlett
Place
San Francisco, CA 94102
Kanishka Burns
Chinatown Community Development Center
663 Clay St,
San Francisco, CA 94111
Norman Fong -
Executive Director,
CCDC/Formal Commission President, San
Francisco Planning Department
663 Clay St,
San Francisco, CA 94111
Cindy Wu
2
Chinatown Community Development Center 848 Kearny St. 3rd Floor, San
Francisco, CA 94108
Diana Pang
Bow On Association 808 Clay St,
San Francisco, CA 94108
Tommy L Chiang
Ah Hoo Association 60 Wentworth St.
San Francisco
Chinatown Coalition for Better Housing 1525 Grant Avenue
San Francisco CA 94133
See CCDC
Chinatown COC Wai Ching Kwan
Chinese Chamber of Commerce 730 Sacramento St,
San Francisco, CA 94108
Chinese Cultural Center (Director) 750 Kearny St,
San Francisco, CA 94108
Shannon Yip
Chinese Hospital 845 Jackson St,
San Francisco, CA 94133
Brenda Yee
City College of San Francisco Chinatown
Campus Administration/Dean's Office
808 Kearny St, San Francisco,
CA 94108
Dr. Minh-Hoa Ta
Chinese Consol. Benevolent Association 843 Stockton St, San
Francisco, CA 94108
George Q Woo, Ted
Win Wong, Manson
F.Wong , Damon Yee,
Henry G. Low
Chinatown Historical Society 965 Clay St,
San Francisco, CA 94108
Sue Lee
Ho Ping Benevolent Association 759 Sacramento St,
San Francisco
Western Fukien Benevolent Association 25 Stone St,
San Francisco, CA 94108
Dai Chun Lum
Hoy Ping Benevolent Association 731 Sacramento St,
San Francisco
James S.L. Jung
International Hotel 848 Kearny Street
San Francisco, CA 94108
Henny Lee
Ka Yin Benevolent Association 945B Grant Ave,
San Francisco, CA 94108
Foster Shieh
On Lok Senior Health Services 1000 Montgomery St, San
Francisco, CA 94133
Grace Li (COO)
On Lok Lifeways 1333 Bush St, San Francisco,
CA 94109
Hung On Tong Society 601 Jackson St, San
Francisco, CA 94133
Donaldina Cameron House 920 Sacramento St, San
Francisco, CA 94108
Dave Miller
North East Medical Center 1520 Stockton Street
San Francisco, CA 94133
Eddie Chan (CEO)?
secretary’s name is
Bonnie Siu
Portsmouth Square Garage Board 733 Kearny St,
San Francisco, CA 94108
Jerry Lee
3
Past President of the Kearny Street Housing
Corporation, ISHI, Former Director of SF
Mental Health
848 Kearny Streeet
San Francisco, CA 94108
Linda Wang
St. Mary's Schools and Chinese Catholic
Center
838 Kearny St,
San Francisco, CA 94108
Fr. Daniel McCotter,
Jerry Lee
Self Help for the Elderly
731 Sansome Street, Suite
100
San Francisco, CA 94111
Anni Chung
Yee Yin Association 35 Spofford St, San
Francisco, CA 94108
Ying Leung
Retired architect and renowned historian of
Chinese American studies
1350 Union Street
San Francisco, CA 94109
Phil Choy
KE
AR
NY
ST
RE
ET
Existing Ground Floor Plan0' 1' 5'
2North
Up
Dn
Dn
Dn
Existing Second Floor Floor Plan0' 1' 5'
3North
Breakroom
Lightcourt
Sewing Room
Cl.
Shed
Commercial (Vacant)
HWH
Entry
Entry
DisplayWindow
DisplayWindow
DisplayWindow
Office
Display Cases
OfficeOffice
WorkroomUp
A-1Copyright 2016 Stan Teng, Architect
Drawing Log:
Date MarkDescription
827-829 Kearny St. San Francisco, CA
ExistingBuilding Plan, Elevations & Section
Stan Teng, A.I.A.
Architectural StudioThe Maybeck Building1736 Stockton St.Suite 4, 3rd FloorSan Francisco, CA 94133
Tel: 415. 590-2870E-Mail: stanarch @ earthlink.net
KE
AR
NY
ST
RE
ET
Existing Basement Floor Plan0' 1' 5'
1North
KE
AR
NY
ST
RE
ET
Bath Office
Work Surface
Aisle
Cl.Cl.
Up
Dn
Up
Dn
Up
LedgeOpen
toBelow
Light Court
Up
enjoyveggie.com
KE
AR
NY
ST
RE
ET
Existing Roof Plan0' 1' 5'
4North
Existing Kearny Street Elevation0' 1' 5'
5
CALIFORNIAGIFTS
415-956-7868
EnjoyVegetarian Restaurant
Roll Up Grille
51.2'
26.02'
27.42'
50.0'
827 825
27.09'
Subject Property
WORLD GINSENG CENTER, INC.
Existing Profile of Subject Building Looking South to Adjacent Encroaching Properties0' 1' 5'
6North
Roof of Subject Property
Line of Subject Property Parapet
Outline of Adjacent Properties to the South of Subject Property
Outline of Adjacent Properties Stair Encroaching and Supported by Subject Property
825 Kearny Property 720 Washington Property
(No
Exis
ting
Stre
et T
rees)
(No Existing Street Trees)
Skylt. Above
Skylt. Above
Skylt. Above
Skylt. Above
Commercial (Vacant)
Date: 11/25/16
8'-6
"
8'-6
"
7'-9
"7'
-2"
6'-2
"
4'-3
" 7'-2
"
8'-1
0"8'
-0"
Existing East - West Building Section 3North Existing View Looking Towards North Adjacent Building
0' 1' 5'2
North
Existing Subject Building North Elevation(Zero lot line brick wall against existing adjacent building)
Outline of existing adjacent building to the North
Existing Subject Building North Elevation(Zero lot line brick wall against existing adjacent building)
A-2
Drawing Log:
Date MarkDescription
827-829 Kearny St. San Francisco, CA
Stan Teng, A.I.A.
Architectural StudioThe Maybeck Building1736 Stockton St.Suite 4, 3rd FloorSan Francisco, CA 94133
Tel: 415. 590-2870E-Mail: stanarch @ earthlink.net
ExistingBuilding Plan, Elevations & Section
STEWART TITLE GUARANTY COMPANY CHAIN OF TITLE GUARANTEE, FILE NO. 01180-31142
BASIS OF SURVEY
GENERAL NOTES1. DETAILS NEAR PROPERTY LINES MAY NOT BE TO SCALE.2. ALL PROPERTY LINE ANGLES ARE 90 DEGREES UNLESS NOTED OTHERWISE.3. DIMENSIONS ARE IN FEET AND DECIMALS THEREOF.
DES.
DRW.: JP
SURV: DD
REV NO.
CHK.: BR
FOR
TOPOGRAPHIC SURVEY
JOB NO.S-8244
SCALE: 1" = 8'
DATE: 3-8-13
SHEET: 1
OF: 1
SAN FRANCISCO CALIFORNIA
OF A PORTION OF ASSESSOR'S BLOCK NO. 194
BUDDHA'S UNIVERSAL CHURCH
SURVEY REFERENCE
DATED JANUARY 31, 2013.
859 HARRISON STREET, SUITE 200SAN FRANCISCO, CA 94107
LAND SURVEYORS
(415) 543-4500
MARTIN M. RON ASSOCIATES
CITY OF SAN FRANCISCO MONUMENT MAP NO. 4 ON FILE IN THE OFFICE OF THE CITY AND COUNTY SURVEYOR.
BOUNDARY &
1.
BLOCK DIAGRAM OF 50 VARA BLOCK 89 DATED OCTOBER 15, 1908 ON FILE IN THE OFFICE OF THE CITY AND COUNTY SURVEYOR.
2.
BENCHMARK NOTECROW CUT WEST RIM OPEN GRATE MANHOLE AT THE SOUTHWEST CORNER OF KEARNY AND WASHINGTON STREETS. ELEVATION = 30.29 FEET CITY OF SAN FRANCISCO DATUM.
4-8-131ADDED BASEMENT INFORMATION & 2ND FLOOR ELEV. OF LOT 5
LOT 29
LOT 7 LOT 4
LOT 5
LOT 3
29.9
17'
29.9
17'
107.917'
107.917' KEA
RNY
STRE
ET
MTL.S
0.3'
± O
V. @
NU
MER
OUS
SE
ISM
IC B
OLT
S A
LONG
BLD
G.
FACE
WV
E
GV
WV
PM
PM
PMGB
GB
WM
WM
WM
WM
TS
SLE
GSV
GR
SV
GB
DOORWAY
GR
DOORWAY
GB
GB
METAL GRATE@ BREEZEWAY
DOORWAY
METAL DOOR
(75'
R/W
)
1 STORY WOODFRAME PORTION
5 STORYCONCRETEBUILDING
2 STORY W/MEZZANINEOVER PARTIAL BASEMENT
CONCRETE BUILDING
3 STORYBRICK BUILDING
CONCRETE
CONCRETE
2 STORYOVER BASEMENTBRICK BUILDING
3RD STORY ONLY(METAL STAIRS &
LANDING AND
CONCRETE
BREEZEWAY
BELOW)
REAR YARD (INACCESSIBLE)
CHIMNEYRO
OF
CORN
ICE
65.7
RC
26.38
BW(G
B)
26.02
BW
SET MARK ON BLDG. CORNER, 4' UP
0.06' OV. @ BLDG., 4' UP
0.11
' CLR
. @
BLD
G.,
4' U
P
0.11
' OV
. @
MA
RK
0.06' CLR. @ MARK
0.07
' OV
. @
RO
OF
69.0
RP
67.6
RP
66.8
RP
51.2
RP
66.8
RP
65.0
RP51
.4RP
48.2
RP48.2
RP
47.8
RP
65.0
RP
0.01
' CLR
. @ B
LDG.
@
TOP
OF
1ST
STO
RY
25.1
CONC.
44.76
TW(8
")
8" C
ONC
. WA
LL A
TOP
BRO
KEN
12"
BRI
CK W
ALL
44.57
TW(8
")
41.07
50.25
TW(S
TEP)
WEST FACE OF WALL INACCESSIBLE
0.11
' CLR
. @
BLD
G.
METAL FENCE ATOP ROOF 24
.9CO
NC.
65.8
TOP O
F CH
IMNEY
INA
CC.
@ B
LDG.
26.63
THRE
SHOLD
50.18
TW
0.02' CLR. @ RP
99.0
RP
0.06' CLR. @ RP
49.02
TW(1
8"±)
31.46
MLDG
MLDG
18"±
BRI
CK W
ALLCL
F
18"±
CO
NC.
WA
LL
30.05
TW(S
TEP)
30.02
TW(S
TEP)
49.00
TW(1
8"±)
EAST
FA
CE
OF
CONC
. W
ALL
(W
IDTH
UN
KNO
WN)
99.0
RP
0.80
' OV
. @ 3
RD
STO
RY O
VER
HANG
65.8
RP
CONC.
20.62
CONC.
20.61
CONC.
20.59
CONC.
20.59
20.60
0.88
' OV
. @ 3
RD S
TORY
O
VER
HANG
65.8
RP
21.56
CONC.
22.12
CLDG
4" GLASS & METAL WALL
CONC.COLUMN
METAL LANDING @3RD STORY
51.41
MLDG
0.56
' OV
. @
LAND
ING22
.37CO
NC. (B
ELOW
STAIRS
)
22.43
CONC.
(BEL
OW
STAIRS
)
47.8
RP48
.2RP
CLF ATOP ROOF
47.6
RP48
.2RP
65.9
RP
MTL.S
22.15
CLDG
CLDG
0.06
' OV
. @
BLDG
., 8'
UP
48.6
RP
14" CONC. BEAM W/CLF ATOP (BEAM ATOP LOT 4 BLDG.)
1.09
' OV
. @ B
EAM
49.35
TB 49.34
TB
1.08
' OV
. @
BEA
M
51.51
MLDG
0.58
' OV
. @
LAND
ING
0.15
' OV
. @
LAND
ING
CONC.
52.3
RP
19.38
BASE
MENT
FLOOR
(WOOD)
28.06 28
.07 4" W
IDE
MET
AL
DOO
R
CONC.
52.3
@ RP
28.05
48.5
RP 48.9
RP
61.5
ROOF
PEAK
27.90
27.88
49.0
RP(G
B)
50.0
RP
3" W
IDE
MET
AL
ROLL
-UP
DOO
R0.
04' O
V.
@ B
LDG.
, 4'
UP 0.11' OV.
@ BLDG., 4' UP
52.1
RP
49.6
ROOF
EAVE
SET MARK ON BLDG. CORNER, 4' UP
0.09' OV. @ MARK
5.16
' CLR
. @
MA
RK
27.09
1ST F
LOOR
(LINOLE
UM)
26.68
BW26
.98BW
(GB)
27.42
BW27
.56BW
27.97
BW
28.08
1ST F
LOOR
(CARP
ET)
ON
LINE
± @
BLD
G
25.67
BW
25.95
1ST F
LOOR
(WOOD)
TC 24
.81
FL 24
.46
24.76
TC 25
.04
FL 24
.96
25.27
TC(G
B) 25
.36
FL 25
.13
TC 25
.61
FL 25
.52
25.74
TC 26
.22
FL 26
.07
TC 26
.43GB
(STE
P)
26.43
26.10
26.21
26.67TC
26.85
FL 26
.58
METALLANDING@ ROOF
CONC
RETE
WA
LK
6" C
URB
ASP
HALT
ROOF
EAVE
0.94
'± O
V.
@ C
OLU
MN
3" W
IDE
GLA
SS &
M
ETA
L DO
OR
26.90
BW(G
B)
CONCRETE BREEZEWAY BELOW STAIRS & LANDING
DOWN
DOWN
3 STORYOVER BASEMENT
PORTION
(3)1" RISERS, 1' HIGH
AREA INACCESSIBLE
TW(1
8"±)18
"±
BRIC
K W
ALL
(B
ROKE
N SECT
ION)
REAR YARD (INACCESSIBLE)
0.2'
± O
V. @
CH
IMNE
Y FL
ASH
ING
20.8
CONC.
UNDE
R
MLDG
R/W
LIN
E
2.0'
OV
. @
ROO
F CO
RNIC
E
47.50'
5.00
'
EASEMENT FOR RIGHT OF WAY AND PASSAGEWAY(6185 O.R. 21)(5.00'x47.50')
"827-829 KEARNY STREET"
NOTES:1. BUILDINGS ON LOTS 3 AND 7 MAY HAVE BASEMENTS. 2. VARIOUS STRUCTURAL ELEMENTS THAT SUPPORT THE METAL STAIRS/LANDINGS ARE NOT SHOWN. 3. VARIOUS UTILITIES BETWEEN LOTS 4 & 5 ARE NOT SHOWN.
5.00
'
3,229± SQ.FT.
INSIDE FACE OFBASEMENT WALL
INSI
DE O
F BA
SEM
ENT
WA
LL
INSIDE FACE OFBASEMENT WALL
38.11
2ND FL
OOR
(LINOLE
UM)
16.54
BASE
MENT
FLOOR
(CONC.)
16.78
BASE
MENT
FLOOR
(CONC.)
INSI
DE O
F BA
SEM
ENT
WA
LL
STEP
IN
BASE
MEN
T FL
OO
R
18.31
BASE
MENT
FLOOR
(LINOLE
UM) 18
.36BA
SEMEN
T
FLOOR
(LINOLE
UM)
STEP
IN
BASE
MEN
T FL
OO
R
17.83
BASE
MENT
FLOOR
(CONC.)
5'-0
"
28.05
NORTH
Boundary & Topographic Survey0' 1' 5'
1North
Copyright 2016 Stan Teng, Architect
Date: 11/25/16
ALIGN TAG
ELEVATION DATUM
SECTION CUT
ELEVATION SYMBOL
DETAIL BUBBLE
ROOM IDENTIFICTIONTAG WITH RM. #
TEXT
######
######
ALIGN
PROPERTY LINE
SETBACK
######
F-XX
WINDOW/LOUVER MARK.SEE WINDOW/LOUVER SCHEDULE.
XDOOR MARK.SEE DOOR SCHEDULE.
WALL TYPE.SEE WALL TYPE SCHEDULE.
1 REVISION TAG
R.C.P. ROOMIDENIFICATION TAG WITHRM. # AND
FINISH CEILING HEIGHTWHERE SHOWN
EL.#
RMNAME
X
TC 203'-0" TOP OF CONCRETE CURB/WALL MARK W/ELEVATION
X
RM#RMNAME
EL.
DELUGE SPRINKLER
2-HR MINIMUM FIRE RATED WALL
ARCHITECTHerman Coliver Locus ArchitectureRobert Herman, FAIA, Principal423 Tehama StreetSan Francisco, CA [email protected]
BUDDHA'S UNIVERSAL CHURCH (E)
PROPOSED PROJECT SITE
CHURCH ANNEX BUILDING (E)
720 WASHINGTON
825 KEARNY
827-829 KEARNY
PROPOSED SITE827-829 KEARNY
PORTSMOUTHSQUARE
KEARN
YSTR
EET
WASHINGTON STREET
JACKSON STREET
CLAY STREET
GR
AN
TAVEN
UE
WEN
TWO
RTH
PLACE
COLUMBUS AVENUE
PACIFIC AVENUE
WALTER
ULU
MPLAC
E
COMMERCIAL STREET
THE PROPOSAL IS FOR THE CONSTRUCTION OF A NEW 4-STORY MIXED-USEBUILDING FOR THE BUDDHA'S UNIVERSAL CHURCH TO SERVE AS A RESOURCECENTER FOR THE TEACHING AND STUDY OF BUDDHISM. THE PROPOSED NEWBUILDING WILL PROVIDE CLASSROOM AND MEETING SPACE, AS WELL ASRESIDENTIAL HOUSING FOR SENIOR / ELDER MEMBERS OF THE CHURCH, ANDGROUND FLOOR COMMERCIAL SPACE.
THE EXISTING 2-STORY COMMERCIAL BUILDING WOULD BE DEMOLISHED ANDREPLACED WITH A NEW 4-STORY BASEMENT MIXED-USE BUILDING, TOTALLINGAPPROXIMATELY 11,474 SQUARE FEET. THE PROJECT CONTAINS APPROXIMATELY1,635 SQUARE FEET OF COMMERCIAL SPACE, 7,545 SQUARE FEET OFINSTITUTIONAL SPACE, ONE 2,294 GROSS SF (1,858 NET SF) DWELLING UNIT WITH 3BEDROOMS, 3 BATHROOMS, AND NO OFF-STREET PARKING SPACES.
AREA CALCULATIONS - SUMMARY
PROGRAM AREACOMMERCIAL 1,635 SFINSTITUTIONAL 7,520 SFRESIDENTIAL 2,319 SF
TOTAL 11,474 SF
AREA CALCULATIONS - BY LEVEL
PROGRAM GROSS AREA
BASEMENT571 SF
(AS DEFINED BY SF PLANNING CODE)
INSTITUTIONALTOTAL 571 SF
LEVEL 11,635 SFCOMMERCIAL1,215 SF
25 SFINSTITUTIONAL
TOTAL 2,875 SFRESIDENTIAL
LEVEL 22,876 SFINSTITUTIONAL
TOTAL 2,876 SF
LEVEL 32,858 SFINSTITUTIONAL
TOTAL 2,858 SF
LEVEL 42,294 SF GROSSRESIDENTIAL
TOTAL 2,294 SF
GRAND TOTAL 11,474 SF
(1,858 SF NET)
ALL WORK SHALL BE BUILT IN ACCORDANCE WITH ALL APPLICABLE BUILDINGCODES, SAFETY ORDINANCES AND ACCESSIBILITY REQUIREMENTSCURRENTLY IN EFFECT INCLUDING THOSE LISTED BELOW:
1. 2013 SAN FRANCISCO BUILDING CODE CONSISTING OF THE 2013CALIFORNIA BUILDING CODE, THE 2013 CALIFORNIA RESIDENTIAL CODE, ANDTHE 2010 CALIFORNIA GREEN BUILDING STANDARDS CODE, WITH SANFRANCISCO AMENDMENTS.
2. THE 2013 SAN FRANCISCO ELECTRICAL CODE CONSISTING OF THE 2013CALIFORNIA ELECTRICAL CODE WITH SAN FRANCISCO AMENDMENTS.
3. THE 2013 SAN FRANCISCO ENERGY CODE CONSISTING OF THE 2010CALIFORNIA ENERGY CODE WITH NO LOCAL AMENDMENTS.
4. THE 2013 SAN FRANCISCO HOUSING CODE.
5. THE 2013 SAN FRANCISCO MECHANICAL CODE CONSISTING OF THE 2013CALIFORNIA MECHANICAL CODE WITH SAN FRANCISCO AMENDMENTS.
6. THE 2013 SAN FRANCISCO PLUMBING CODE CONSISTING OF THE 2013CALIFORNIA PLUMBING CODE WITH SAN FRANCISCO AMENDMENTS.
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
REF. NORTH
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
As indicated
A0.0
827-829 Kearny Street
AH
11/28/2016
1303
COVER SHEET, LOCATIONPLAN, SITE PHOTOS
827 - 829 Kearny StreetSan Francisco, CA 94108
RH & ST
827-829 KEARNY STREET827 - 829 KEARNY ST, SAN FRANCISCO, CA 94108
(FOR REFERENCE ONLY)A0.0 COVER SHEET, LOCATION PLAN, SITE PHOTOSA0.3 SITE SURVEYA1.0 SITE PLANA2.1a FLOOR PLANS - BASEMENT & LEVEL 1A2.1b FLOOR PLANS - LEVEL 2 & LEVEL 3A2.2a FLOOR PLANS - 4TH FLOOR, ROOFA3.1a EXTERIOR ELEVATION - KEARNY STREETA3.1b EXTERIOR ELEVATION - SOUTH PROPERTY LINEA3.1c EXTERIOR ELEVATION - NORTH PROPERTY LINEA3.1d EXTERIOR ELEVATION - WESTA3.3a BUILDING SECTION - THROUGH RETAIL ENTRYA3.3b BUILDING SECTION - THROUGH PEDESTRIAN BRIDGE
MAX. MAXIMUMMANUF. MANUFACTURERL.P. LOW POINTLAV. LAVATORYJT JOINTINSUL. INSULATIONH.P. HIGH POINTHT. HEIGHTGYP. BD. GYPSUM BOARDGL. GLASSGA. GAUGEG.S.M. GALVANIZED SHEET METALGFI GROUND FAULT INTERRUPTERFT. FOOT / FEETFNDN. FOUNDATIONFIXT. FIXTUREFIN. FINISHF.O.S. FACE OF STUDF.O.F. FACE OF FINISHF.O.C. FACE OF CONCRETEFLR. FLOORF.E.C. FIRE EXTINGUISHER CABINETF.F. FINISH FLOORF.D. FLOOR DRAINFCP FIBER CEMENT PANELFC FIBER CEMENTEXT. EXTERIOREXP. EXPANSIONEQUIP. EQUIPMENTEQ. EQUALENCL. ENCLOSUREEMERG. EMERGENCYELEC. ELECTRIC(AL)EL. ELEVATION(E) EXISTINGDWG. DRAWINGDN. DOWNDIA. DIAMETERDET. DETAILDBL. DOUBLE(D) DEMOLISHCPT. CARPETCONT. CONTINUOUSCONC. CONCRETECOL. COLUMNCLR. CLEARCLK. CAULKCLG. CEILINGCAB. CABINETC.J. CONTROL JOINTCL. CENTERLINECA. SECURITY CAMERAB.U.R. BUILT UP ROOFINGBM. BEAMBOT. BOTTOMBLW. BELOWBLDG. BUILDINGBD. BOARDB.F.F. BELOW FINISH FLOORALUM. ALUMINUMA.F.F. ABOVE FINISH FLOORABV. ABOVE@ AT
WRB WEATHER RESISTANT BARRIERWC WATER CLOSETW.A. WATERPROOFWD. WOODW.O. WHERE OCCURSW/O WITHOUTW/ WITHV.I.F. VERIFY IN FIELDU.O.N. UNLESS OTHERWISE NOTEDTYP. TYPICALTEL. TELEPHONET.P. TOILET PAPERT.O.STL. TOP OF STEELT.O.S. TOP OF SLABT.O.C. TOP OF CURBT.O. TOP OFT.C. TOP OF CURBSTRUC. STRUCTURESTL. STEELSTD. STANDARDST. STREETS.S. STAINLESS STEELSTD. STANDARDSPECS SPECIFICATIONSSIM. SIMILARSHT. SHEETS.S.D. SEE STRUCTURAL DRAWINGSS.P.D. SEE PLUMBING DRAWINGSS.M.D. SEE MECHANICAL DRAWINGSS.L.D. SEE LANDSCAPE DRAWINGSS.E.D. SEE ELECTRICAL DRAWINGSS.C.D. SEE CIVIL DRAWINGSS.A.M. SELF-ADHERED MEMBRANES.A.D. SEE ARCHITECTURAL DRAWINGSS.D. STORM DRAINRM. ROOMRES. RESILIENTREQ'D REQUIREDREF. REFRIGERATORR.W.L. CONCRETER. COLUMNPT. POINTPTD. PAINTEDPLYWD. PLYWOODPERIM. PERIMETERPERF. PERFORATEDP.T. PRESSURE TREATED /...PSL PARALLEL STRAND BOARDP.LAM. PLASTIC LAMINATEP.L. PROPERTY LINEOP. OPPOSITEO.H. OPPOSITE HANDO.C. ON CENTERO/ OVERNO. NUMBERN.T.S. NOT TO SCALEN.I.C. NOT IN CONTRACTN.A. NOT APPLICABLE(N) NEWMTL. METALMIN. MINIMUM
LIST OF ABBREVIATIONS
LEGEND OF SYMBOLS GENERAL NOTES SHEET INDEX CONSULTANTS CODE REFERENCES
VICINITY MAP CONTEXTUAL SITE PLAN
PROJECT DESCRIPTIONPROJECT DATA
EXHIBIT A
3,229± SQ.FT.
"827-829 KEARNY STREET"
(75'
R/W
)
WASHINGTON STREET
105.
00'
SAN FRANCISCO CALIFORNIA
TOPOGRAPHIC SURVEY
BUDDHA'S UNIVERSAL CHURCH
BOUNDARY &
NORTH
BASIS OF SURVEY
GENERAL NOTES
LEGEND
SURVEY REFERENCE
BENCHMARK NOTE
FOROF A PORTION OF ASSESSOR'S BLOCK NO. 194
47.50'
5.00
'
EASEMENT FORRIGHT OF WAY ANDPASSAGEWAY(6185 O.R. 21)(5.00'x47.50')
5.00
'
3'x5
' BR
ICK
SEW
ER W
/16"
PE.
P LI
NE
(PE
R 2
008
SEW
ER D
EPAR
TMEN
T R
ECO
RD
S)3'
x5' B
RIC
K SE
WER
W/1
6" P
E.P
LIN
E
42" SEWER LINE24" SEWER LINE
NOTE: SEWER LINES AREPER 2008 SEWERDEPARTMENT RECORDS)
3'x5' BRICK SEWERW/16" PE.P LINE
65.7
RC
26.38
BW(GB)
26.02
BW69.0
RP67.6
RP
66.8
RP
51.2
RP
66.8
RP
65.0
RP51
.4RP
48.2
RP
48.2
RP
47.8
RP
65.0
RP
25.1
CONC.
44.76
TW(8")
44.57
TW(8")
41.07
50.25
TW(STEP) 24
.9CONC.
65.8
TOP OF
CHIMNEY
26.63
THRESHOLD
50.18
TW
99.0
RP
49.02
TW(18"±)
31.46
MLDG30
.05TW(S
TEP)30
.02TW(S
TEP)
49.00
TW(18"±)
99.0
RP
65.8
RP20
.62CONC.
20.61
CONC.20
.59CONC.
20.59
20.60
65.8
RP
21.56
CONC.22
.12CLD
G
51.41
MLDG
22.37
CONC.(B
ELOW
STAIRS)22
.43CONC.
(BELO
WSTAIR
S)
47.8
RP48
.2RP
47.6
RP48
.2RP
65.9
RP
22.15
CLDG
48.6
RP
49.35
TB 49.34
TB
51.51
MLDG
52.3
RP
19.38
BASEMENT
FLOOR
(WOOD)
28.05
28.06 28
.07
52.3
@ R
P
28.05
48.5
RP 48.9
RP
61.5
ROOFPEAK
27.90
27.88
49.0
RP(GB)
50.0
RP
52.1
RP
49.6
ROOFEAVE
27.09
1ST FLO
OR
(LINOLE
UM)
26.68
BW26
.98BW(G
B)
27.42
BW27
.56BW
27.97
BW
28.08
1ST FLO
OR
(CARPET)
25.67
BW
25.95
1ST FLO
OR
(WOOD)
TC 24.81
FL 24.4
6
24.76
TC 25.04
FL 24.9
6
25.27
TC(GB) 25
.36
FL 25.1
3
TC 25.61
FL 25.5
2
25.74
TC 26.22
FL 26.0
7
TC 26.43
GB(STEP)
26.43
26.10
26.21
26.67TC 26
.85FL 2
6.58
RIM20
.32
RIM24
.41
ROOFEAVE
BOTTOMOF
BOX=18.9
±
(FILLED
W/WATER)
INV. 9
.7±
26.90
BW(GB)
TW(18"±)
20.8
CONC.UNDER M
LDG
38.11
2ND FLO
OR
(LINOLE
UM)
16.54
BASEMENT
FLOOR
(CONC.)
16.78
BASEMENT
FLOOR
(CONC.)
STEP
INBA
SEM
ENT
FLO
OR
18.31
BASEMENT
FLOOR
(LINOLE
UM)
18.36
BASEMENT
FLOOR
(LINOLE
UM)
STEP
INBA
SEM
ENT
FLO
OR
17.83
BASEMENT
FLOOR
(CONC.)
1 STORY WOODFRAME PORTION
5 STORYCONCRETEBUILDING
2 STORY W/MEZZANINEOVER PARTIAL BASEMENT
CONCRETE BUILDING
3 STORYBRICK BUILDING
2 STORYOVER BASEMENTBRICK BUILDING
3RDSTORYONLY(METAL STAIRS& LANDING ANDCONCRETEBREEZEWAYBELOW)
3 STORYOVER BASEMENT
PORTION
GB
GB
GB
GB
GB
PM
PM
PM
WV
E
GV
WV
S
S
EWM
WM
WM
WM
TS
SLE
GSV
GR
SV
GR
METAL GRATE@ BREEZEWAY
166'
±
SEWER MANHOLE @INTERSECTION OFKEARNY & JACKSONSTREETS
(3)1" RISERS,1' HIGH
E
0.3'
± O
V. @
NU
MER
OU
SSE
ISM
IC B
OLT
SAL
ON
G B
LDG
.FA
CE
SETMARK ONBLDG.CORNER,4' UP
0.06' OV.@ BLDG.,4' UP0.
11' C
LR.
@ B
LDG
.,4'
UP
0.11
' OV.
@ M
ARK
0.06' CLR.@ MARK
0.07
' OV.
@ R
OO
F
0.01
' CLR
. @ B
LDG
. @TO
P O
F 1S
T ST
OR
Y
WESTFACE OFWALLINACCESSIBLE
0.11
' CLR
.@
BLD
G.
INAC
C.
@ BLD
G.
0.02' CLR.@ RP
0.06' CLR.@ RP
0.80
' OV.
@ 3
RD
STO
RY
OVE
RH
ANG
0.88
' OV.
@ 3
RD
STO
RY
OVE
RH
ANG
0.56
' OV.
@LA
ND
ING
0.06
' OV.
@BL
DG
., 8'
UP
1.09
' OV.
@ B
EAM
1.08
' OV.
@BE
AM
0.58
' OV.
@LA
ND
ING
0.15
' OV.
@LA
ND
ING
0.04
' OV.
@ B
LDG
.,4'
UP 0.11' OV.
@ BLDG.,4' UP
SETMARK ONBLDG.CORNER,4' UP
0.09' OV.@ MARK
5.16
' CLR
.@
MAR
K
ON
LIN
E±@
BLD
G
0.94
'± O
V.@
CO
LUM
N
0.2'
± O
V. @
CH
IMN
EYFL
ASH
ING
2.0'
OV.
@R
OO
FC
OR
NIC
EMTL.S
DOORWAYDOORWAYDOORWAY
METALDOOR
CONCRETE
CONCRETE
REAR YARD (INACCESSIBLE)
CHIMNEY
RO
OF
CO
RN
ICE
8" C
ON
C. W
ALL
ATO
PBR
OKE
N 1
2" B
RIC
K W
ALL
METALFENCEATOPROOF
MLDG
18"±
BR
ICK
WAL
L
CLF
18"±
CO
NC
.W
ALL
EAST
FAC
EO
F C
ON
C.
WAL
L(W
IDTH
UN
KNO
WN
)
CONC.
4" GLASS& METALWALL
CONC.COLUMN
METAL LANDING@ 3RD STORY
CLFATOPROOF
MTL.S
CLDG
14" CONC. BEAM W/CLFATOP (BEAM ATOP LOT 4BLDG.)
CONC.
4" W
IDE
MET
ALD
OO
R
CONC.
3" W
IDE
MET
ALR
OLL
-UP
DO
OR
METALLANDING@ ROOF
CO
NC
RET
E W
ALK
6" C
UR
B
ASPH
ALT
3" W
IDE
GLA
SS&
MET
AL D
OO
R
CONCRETE BREEZEWAYBELOW STAIRS & LANDING
DOWN
DOWN
AREAINACCESSIBLE
18"±
BRIC
KW
ALL
(BR
OKE
NSE
CTI
ON
)
REAR YARD (INACCESSIBLE)
R/W
LIN
E
NOTES:1. BUILDINGS ON LOTS 3 AND 7 MAY HAVE BASEMENTS.2. VARIOUS STRUCTURAL ELEMENTS THAT SUPPORT THE METAL STAIRS/LANDINGS ARE NOT SHOWN.3. VARIOUS UTILITIES BETWEEN LOTS 4 & 5 ARE NOT SHOWN.
KEAR
NY
STR
EET
29.9
17'
29.9
17'
107.917'
107.917'
LOT 29
LOT 7 LOT 4
LOT 5
LOT 3
STEWART TITLE GUARANTY COMPANY CHAIN OF TITLE GUARANTEE, FILE NO. 01180-31142
1. DETAILS NEAR PROPERTY LINES MAY NOT BE TO SCALE.2. ALL PROPERTY LINE ANGLES ARE 90 DEGREES UNLESS NOTED OTHERWISE.
CLR.
3. DIMENSIONS ARE IN FEET AND DECIMALS THEREOF.
DATED JANUARY 31, 2013.
CITY OF SAN FRANCISCO MONUMENT MAP NO. 4 ON FILE IN THE OFFICE OF THE CITY ANDCOUNTY SURVEYOR.
CLEAR OF PROPERTY LINE
WV WATER VALVEGAS VALVEGV
ELECTROLIER
PM PARKING METERWM WATER METER
TS TRAFFIC SIGNAL PULLBOX
SL STREET LIGHT PULLBOX
E ELECTRIC PULLBOX
G GAS BOX
SV SEWER VENT
ELECTROLIER
OV. OVER PROPERTY LINEBLDG. BUILDINGCONC. CONCRETEINACC. INACCESSIBLER/W RIGHT OF WAYCLF CHAIN LINK FENCEMTL.S METAL STAIRSMLDG METAL LANDING
TC TOP OF CURBFL FLOW LINEBW BACK OF WALKGB GRADE BREAKRP ROOF PARAPETRC ROOF CORNICETB TOP OF BEAMTW TOP OF WALL
CLDG CONCRETE LANDING
S SEWER MANHOLE
GR GAS RISER
1.
BLOCK DIAGRAM OF 50 VARA BLOCK 89 DATED OCTOBER 15, 1908 ON FILE IN THE OFFICE OFTHE CITY AND COUNTY SURVEYOR.
2.
CROW CUT WEST RIM OPEN GRATE MANHOLE AT THE SOUTHWEST CORNER OF KEARNY ANDWASHINGTON STREETS. ELEVATION = 30.29 FEET CITY OF SAN FRANCISCO DATUM.
E ELECTRIC MANHOLE
DES.
DRW.: JP
SURV: DD
REV NO.CHK.: BR
JOB NO.S-8244
SCALE: 1" = 8'
DATE: 3-8-13
SHEET: 1
OF: 1859 HARRISON STREET, SUITE 200
SAN FRANCISCO, CA 94107
LAND SURVEYORS
(415) 543-4500
MARTIN M. RON ASSOCIATES
4-8-131ADDED BASEMENTINFORMATION & 2NDFLOOR ELEV. OFLOT 5
INSIDE FACE OFBASEMENT WALL
INSI
DE
OF
BASE
MEN
T W
ALL
INSIDE FACE OFBASEMENT WALL
INSI
DE
OF
BASE
MEN
T W
ALL
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
REF. NORTH
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
1/8" = 1'-0"
A0.3
827-829 Kearny Street
11/28/2016
1303
SITE SURVEY
827 - 829 Kearny StreetSan Francisco, CA 94108
1/8" = 1'-0"SITE SURVEY2
(FOR REFERENCE ONLY)
EXHIBIT A
EXISTING CHURCH BUILDING
BUDDHA'S UNIVERSAL CHURCH
(720 WASHINGTON)
EXISTING CHURCH BUILDING
3 STORIES(825 KEARNY)
EXISTING BUILDING
(803-805 KEARNY)2 STORIES
KEAR
NY S
TREE
T
WASHINGTON STREET
EXISTING ADJACENT BUILDING
3 STORIES(831 KEARNY)
ADJACENT BLDG CORNICE OVERHANGSIN FRONT OF PROPERTY
EXISTING ADJACENTBLDG
(728 WASHINGTON)
5 STORIES
EXTERIOR EGRESS STAIR FROM720 WASHINGTON ROOF DECK
ROOF DECK
EXTERIOR EGRESS STAIRFROM 720 WASHINGTON
ROOF DECK
REA
RYA
RD
15' -
6"
REAR YARD
13' - 10"
(E) RETAINING WALL
EXISTING ADJACENTBLDG
(32 WENTWORTH)
5 STORIES
PROPERTY LINE
PROPERTY LINE
PRIVATE PARKING LOT
RETAIL
RETAIL ENTRY
MAIN BUILDING ENTRYEXIT OPEN TO SKY
NEW 2ND FLOOR PEDESTRIAN BRIDGE (ABOVE)CONNECTING TO 825 KEARNY ST. &720 WASHINGTON ST. CHURCH
SUBJECT PROPERTY
EXISTING BUILDING
(801 KEARNY)2 STORIES
STREET TREE LOCATIONSUBJECT TO CITY APPROVAL
(4) CLASS 2 BICYCLE PARKING,LOCATION SUBJECT TO CITYAPPROVAL
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
REF. NORTH
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
3/32" = 1'-0"
A1.0
827-829 Kearny Street
AH
11/28/2016
1303
SITE PLAN
827 - 829 Kearny StreetSan Francisco, CA 94108
RH & ST
3/32" = 1'-0"SITE PLAN1
EXHIBIT A
12
A
D
35678
C
B
4
SEIS
MIC
GAP
0' - 8
"
CORRIDOR
ELEV MACH RM
LINE OF EXISTING BASEMENT
STOR
AGE
STORAGE TANKSIZE / LOCATION TBD
STAIR STRUCTURE ABOVE
(12) CLASS 1 BICYCLEPARKING SPACES
UTILITY CONNECTIONLOCATIONS CLOSE TO STREET
ELEC
GAS
AIR SUPPLY / EXHAUST TOSTREET LEVEL
18' - 4" 13' - 1" 19' - 6" 15' - 11" 19' - 10" 11' - 10" 6' - 0"
104' - 6"
8' - 8
"10
' - 7"
8' - 8
"
27' -
11"
SMOKE GUARD
(E) RETAINING WALL
(N) 12' WALL
STAIR 1
1A3.3a
1A3.3b
MIN. CLEAR
3' - 0"
SETBACK FROM PROPERTY LINE2' - 8"
12
A
D
35678
C
B
4
SEIS
MIC
GAP
0' - 7
" EASE
MENT
5' - 0
"
SEIS
MIC
GAP
0' - 8
"
SEIS
MIC
GAP
7"
18' - 4" 13' - 1" 19' - 6" 35' - 9" 11' - 10" 6' - 0"
8' - 8
"10
' - 7"
8' - 8
"
RETAIL
STAIR 2
STAIR 1
LOBBY
ELEV
(E) EASEMENT EXIT WAY OVER 825KEARNY ST. PROPERTY FOR
CHURCH AT 720 WASHINGTON ST.
OTR
TRASH
(E) METAL STAIR ENCROACHMENT
SEIS
MIC
G AP
0'-7
"
RETAIL ENTRY
(N) PLANTER BOXES
(N) BRIDGEABOVE
GATE
RESTROOM
MAILBOX
SMOKE GUARD
PROPERTY LINE
RETAIL STORAGE
SEISMIC GAP0' - 7"
BALCONY ABOVE
1' - 2"
2' - 0"
WASTE PIPE LOCATION
SIDEWALK CURB
DELUGE SPRINKLERS
A3.1a1
A3.1b
2
1A3.3a
1A3.3b
104' - 6"
27'-
11"
A3.1d 1
A3.1c
1
(4) CLASS 2 BICYCLE PARKING,LOCATION SUBJECT TO CITYAPPROVAL
STREET TREE LOCATIONSUBJECT TO CITY APPROVAL
(E) RETAINING WALL(E) RETAINING WALL
SETBACK FROM PROPERTY LINE2' - 8"
0' 2' 4' 8' 16'
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
REF. NORTH
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
1/4" = 1'-0"
A2.1a
827-829 Kearny Street
AH
11/28/2016
1303
FLOOR PLANS - BASEMENT& LEVEL 1
827 - 829 Kearny StreetSan Francisco, CA 94108
RH / ST
1/4" = 1'-0"BASEMENT FLOOR PLAN1
1/4" = 1'-0"LEVEL 1 FLOOR PLAN2
EXHIBIT A
12
A
D
35678
C
B
4
STAIR 1RESTROOM - M
RESTROOM - WWARMING KITCHEN
TRASH
BANQUET
METAL EXIT STAIR FROM 720WASHINGTON ROOF DECK
BALC
ONY
BUILT-IN COUNTER
BUILT-IN COUNTER
BALCONY ABOVE
SKYLIGHT ATPEDESTRIAN BRIDGE
18' - 4" 13' - 1" 19' - 6" 15' - 11" 19' - 10" 11' - 10" 6' - 0"
104' - 6"
8'-8
"10
'-7"
8'-8
"
27'-
11"
37'-3" DIAGONAL EGRESS SEPARATION DISTANCE
105'-9" DIAGONAL DISTANCE
LIGHT TUBES ABOVE
SMOKE GUARD
825 KEARNY (ADJACENT BUILDING)
UP
BRIDGE
STAIR 2
DN
1' - 2"
STORAGE
WASTE PIPE LOCATION
OPTIONAL PLATFORM
A3.1a1
A3.1b
2
1A3.3a
1A3.3b
A3.1c
1
A3.1d 1
(E) RETAINING WALL
12
A
D
35678
C
B
4
STAIR 2
CLASSROOM #1
CORRIDOR
TRASH
LOUNGE
CLASSROOM #2
GAMES
SLIDING WALL PARTITIONS
SKYLIGHT ABOVE
LIGHT TUBES
BALCONY
PROJECTION2' - 6"
BUILT-IN COUNTER
BUILT-IN COUNTER
BRIDGE BELOWSMOKE GUARD
22' - 5"
8'-8
"10
'-7"
8'-8
"
27'-
11"
18' - 4" 13' - 1" 19' - 6" 15' - 11" 19' - 10" 11' - 10" 6' - 0"
104' - 6"
37'-3" DIAGONAL EGRESS SEPARATION DISTANCE
105'-9" DIAGONAL DISTANCE
SETBACK FROM PROPERTY LINE
2' - 8"
STAIR 1
RESTROOM - W RESTROOM - M
STORAGE
WASTE PIPE LOCATION
14'-
8"
A3.1a1
A3.1b
2
1A3.3a
1A3.3b
A3.1d 1
A3.1c
1
(E) RETAINING WALLBELOW
0' 2' 4' 8' 16'
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
REF. NORTH
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
1/4" = 1'-0"
A2.1b
827-829 Kearny Street
AH
11/28/2016
1303
FLOOR PLANS - LEVEL 2 &LEVEL 3
827 - 829 Kearny StreetSan Francisco, CA 94108
RH / ST
1/4" = 1'-0"LEVEL 2 FLOOR PLAN1
1/4" = 1'-0"LEVEL 3 FLOOR PLAN2
EXHIBIT A
12
A
D
35678
C
B
4
BEDROOM #1 BEDROOM #2
BEDROOM #3
LIBRARY
LIVING ROOM
KITCHEN
SKYLIGHT
CLERESTORY ABOVE
LIGH
T W
ELL
ROOF DECK
BALCONY
TRASH
TRELLIS
GREEN SCREEN
PEDESTRIAN BRIDGE BELOW
PROPERTY LINE
27'-
11"
8'-8
"10
'-7"
8'-8
"
LIGHT TUBESSMOKE GUARD
TREE PLANTER
STAIR 2
STAIR 1
5'-7
" EAS
EMEN
T
WASTE PIPE LOCATION
SHELVING
14'-
8"
2' - 6"
18' - 4" 13' - 1" 19' - 6" 15' - 11" 19' - 10" 11' - 10" 6' - 0"
104' - 6"
A3.1a1
A3.1b
2
A3.1d 2
1A3.3a
1A3.3b
A3.1c
1
A3.1d 1
DIAGONAL DIMENSION @ 40' HT
85' - 10"
80' - 11"
BUILDING SETBACK FROM PROPERTY LINE2' - 8" ROOF DECK
18' - 4"
(SEE 6' FRONT SETBACK)
21' - 0" (19.5% PARTIAL REAR YARD)6' - 0" (5.5% SETBACK IN ADDITION TO REAR YARD)
12
A
D
35678
C
B
4
LIGHT TUBES
LIGHT WELL BELOWROOF DECK BELOW
OPENTO
BELOW
CLERESTORY ROOF ABOVE
27'-
11"
8'-8
"10
'-7"
8'-8
"
18' - 4" 13' - 1" 19' - 6" 15' - 11" 19' - 10" 11' - 10" 6' - 0"
107' - 11"
OPEN
SOLAR THERMAL PANELS
EXHAUST VENTS
TRELLIS
STAIR 1
1/4"
/ 1'
-0"
1/4" / 1'-0"
1/4"
/ 1'
-0"
BALC
ONY
BELO
W A3.1a1
A3.1b
2
A3.1d 2
1A3.3a
1A3.3b
A3.1c
1
A3.1d 1
BUILDING SETBACK FROM PROPERTY LINE2' - 8" ROOF DECK
18' - 4" 6' - 0"(5.5% SETBACK IN ADDITION TO REAR YARD)
1/4" / 1'-0"
1/4" / 1'-0"
(SEE 6' FRONT SETBACK)
21' - 0" (19.5% PARTIAL REAR YARD)
0' 2' 4' 8' 16'
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
REF. NORTH
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
1/4" = 1'-0"
A2.2a
827-829 Kearny Street
AH
11/28/2016
1303
FLOOR PLANS - 4TH FLOOR,ROOF
827 - 829 Kearny StreetSan Francisco, CA 94108
RH / ST 1/4" = 1'-0"LEVEL 4 FLOOR PLAN1
1/4" = 1'-0"ROOF PLAN2
EXHIBIT A
LEVEL 10' - 4"
LEVEL 10' - 4"
LEVEL 211' - 10"
A
LEVEL 324' - 2"
LEVEL 436' - 2"
ROOF46' - 0"
DCB
825 KEARNY ST LEVEL 211' - 2"
SIDEWALK0' - 0"
825 KEARNY ST BOTT OF TRUSS19' - 8"
RECESSED BALCONIES
CORNICE OF ADJACENT BUILDING PROJECTS INFRONT OF SUBJECT PROPERTY.4TH FLOOR ROOF TERRACE IS BELOW CORNICE
RESIDENTIAL ROOF TERRACE
-
RECESSED RETAIL ENTRYW/ BULKHEADS &
TRANSOM WINDOW,CREAM COLORKYNAR FINISH
PEDESTRIAN BRIDGE CONNECTS 2NDFLOORS OF 825-827 KEARNY ST.
"RAIN SCREEN" MINERAL CLADDING SYSTEM WITH OPENJOINTS, SCALED TO SIZE OF BRICK COURSING OF
ADJACENT BUILDING, TYP., CLAY COLOR
825 KEARNY STREET(SAME OWNERSHIP AS 827-829 KEARNY)
831 KEARNY STREET(ADJACENT CONTRIBUTORY BULDING)
ORNAMENTAL IRON BALCONY RAILING RELATES TO (E) NEIGHBORINGCORNICE, MUTED BURNT SIENNA COLOR KYNAR FINISH
(SEE 3/A5)
827
5' - 0"
8' - 8" 10' - 7" 8' - 8"
+38.11'
BELT COURSE
3'-1
0"9'
-10"
12'-
0"12
'-4"
11'-
6"4"
8' -
6"10
' - 1
0"
EASEMENT
MAIN ENTRY
PROPERTY LINE
PROPERTY LINE
EXIT GATE FOR 720 WASH. ST
A3.1a3
STOREFRONT MULLIONS,MUTED CREAM COLOR (TYP)
HAND-PAINTEDSTREET ADDRESS
BUDDHIST ICONOGRAPHICPATTERN ON RECESSED FASCIA
SUBJECT PROPERTY 827 - 829 KEARNY
A3.1a2
829
STREET TREE LOCATIONSUBJECT TO CITY APPROVAL
45'-
8"
RECESSED ORNAMENTAL IRON GATE
CLERESTORY49' - 10"
(+38.53')
6" ROOF CURB (TYP. @ PERIMETER)
LEVEL 10' - 4"
INTERLOCKING CIRCLE PATTERNS
0' 2' 4' 8' 16'
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
As indicated
A3.1a
827-829 Kearny Street
AH
11/28/2016
1303
EXTERIOR ELEVATION -KEARNY STREET
827 - 829 Kearny StreetSan Francisco, CA 94108
RH / ST 1/4" = 1'-0"KEARNY STREET ELEVATION1
3/4" = 1'-0"ORNAMENTAL ENTRY GATE ELEVATION2 3/4" = 1'-0"
ORNAMENTAL RAIL TYPICAL ELEVATION3
EXHIBIT A
LEVEL 10' - 4"
LEVEL 211' - 10"
12
LEVEL 324' - 2"
LEVEL 436' - 2"
ROOF46' - 0"
35678 4
SIDEWALK0' - 0"
OPEN OPEN
BRIDGE
(E) METAL EGRESS STAIR
3'-1
0"9'
-10"
12'-
0"12
'-4"
11'-
6"
18' - 4" 13' - 1 1/16" 19' - 6" 15' - 10 15/16" 19' - 10" 11' - 10" 6' - 0"
107' - 11"
ADJACENT SOUTHPROPERTY PROFILE
BUILDING SETBACK FROM PROPERTY LINE
2' - 8"
STREET TREELOCATION SUBJECTTO CITY APPROVAL
BRIDGE SKYLIGHT
CLERESTORY49' - 10"
RAIN SCREEN
PLASTER W/ CONTROL JOINTS
LOUVER @ ELEVATOR SHAFT
PLASTER, TYP.
6" ROOF CURB
6" ROOF CURB (TYP. @ PERIMETER)
0' 2' 4' 8' 16'
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
1/4" = 1'-0"
A3.1b
827-829 Kearny Street
AH
11/28/2016
1303
EXTERIOR ELEVATION -SOUTH PROPERTY LINE
827 - 829 Kearny StreetSan Francisco, CA 94108
RH / ST
1/4" = 1'-0"ELEVATION AT SOUTH PROPERTY LINE2
EXHIBIT A
LEVEL 10' - 4"
LEVEL 211' - 10"
1 2
LEVEL 324' - 2"
LEVEL 436' - 2"
ROOF46' - 0"
3 5 6 7 84
ROOF STAIR55' - 0"
18' - 4"13' - 1"19' - 6"15' - 11"19' - 10 1/4"11' - 9 3/4"6' - 0"
104' - 6"
11'-
6"12
'-4"
12'-
0"9'
-10"
9'-0
"
54'-
8"
CLERESTORY49' - 10"
RAIN SCREEN
PLASTER W/ CONTROL JOINTS
PLASTER, TYP.
GREEN SCREEN
6" ROOF CURB (TYP. @ PERIMETER)
6" ROOF CURB(TYP. @ PERIMETER)
0' 2' 4' 8' 16'
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
1/4" = 1'-0"
A3.1c
827-829 Kearny Street
AH
11/28/2016
1303
EXTERIOR ELEVATION -NORTH PROPERTY LINE
827 - 829 Kearny StreetSan Francisco, CA 94108
RH / ST
1/4" = 1'-0"ELEVATION AT NORTH PROPERTY LINE1
EXHIBIT A
LEVEL 10' - 4"
LEVEL 211' - 10"
A
LEVEL 324' - 2"
LEVEL 436' - 2"
ROOF46' - 0"
D C B
8' - 8" 10' - 7" 8' - 8"
EASEMENT
5' - 0"
9'-1
0"12
'-0"
12'-
4"11
'-6"
27' - 11"
EXISTING RETAINING WALL
45'-
8"
GREEN SCREEN
TRELLIS
PLASTER W/ CONTROL JOINTS
6" ROOF CURB (TYP. @ PERIMETER)
LEVEL 436' - 2"
ROOF46' - 0"
D C B
8' - 8" 10' - 7"
0' 2' 4' 8' 16'
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
1/4" = 1'-0"
A3.1d
827-829 Kearny Street
AH
11/28/2016
1303
EXTERIOR ELEVATION -WEST
827 - 829 Kearny StreetSan Francisco, CA 94108
RH / ST
1/4" = 1'-0"WEST ELEVATION1
1/4" = 1'-0"ROOF DECK - WEST ELEVATION2
EXHIBIT A
LEVEL 10' - 4"
LEVEL 211' - 10"
12
LEVEL 324' - 2"
LEVEL 436' - 2"
ROOF46' - 0"
BASEMENT-9' - 8"
35678 4
SIDEWALK0' - 0"
ROOF STAIR55' - 0"
5'-2
"3'
-10"
9'-1
0"12
'-0"
12'-
4"11
'-6"
10'-
0"
RESIDENTIAL
CLASSROOM
RETAIL
BASEMENT / BIKE STORAGE / GAS / ELEC
GREEN SCREEN
SKYLIGHT
(E) RETAININGWALL
TRELLIS
PROPERTYLINE
80' - 11" (75% PROPOSED LOT COVERAGE @ 1ST LEVEL OF DWELLING)
PROPERTY LINE
BRIDGECONNECTION
LIVING ROOM
CLASSROOM #1
WARMING KITCHEN BANQUET
RETAIL STORAGE
LOUNGE
7"
CLERESTORY49' - 10"
(SEE 6' FRONT SETBACK)
21' - 0" (19.5% PARTIAL REAR YARD)
BUILDING SETBACK FROM PROPERTY LINE2' - 8"
107' - 11"
BACK
LOT
ELEV
ATIO
N
3'-1
1"
6' - 0" (5.5% SETBACK IN ADDITION TO REAR YARD)
ROOF DECK
18' - 4"
6" ROOF CURB6" ROOF CURB
0' 2' 4' 8' 16'
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
1/4" = 1'-0"
A3.3a
827-829 Kearny Street
AH
11/28/2016
1303
BUILDING SECTION -THROUGH RETAIL ENTRY
827 - 829 Kearny StreetSan Francisco, CA 94108
RH / ST
1/4" = 1'-0"LONGITUDINAL SECTION THROUGH RETAIL ENTRY1
EXHIBIT A
LEVEL 10' - 4"
LEVEL 10' - 4"
LEVEL 211' - 10"
A
LEVEL 324' - 2"
LEVEL 436' - 2"
ROOF46' - 0"
BASEMENT-9' - 8"
DCB
825 KEARNY ST LEVEL 211' - 2"
SIDEWALK0' - 0"
825 KEARNY ST BOTT OF TRUSS19' - 8"
825 KEARNY ST BASEMENT-10' - 8"
ROOF STAIR55' - 0"
PEDESTRIANBRIDGE
LIGHT WELL
STORAGE TANK
(E) EXITPASSAGE TO
KEARNY
BIKE STORAGE
SEISMIC GAP0' - 8"
5' - 0"
RAMP
8'-6
"10
'-10
"
SKYLIGHT
EXISTING ADJACENT PROPERTY825 KEARNY
CLASSROOM #2 GAMES
BEDROOM #3
BANQUET
RETAILLOBBY
9'-0
"9'
-10"
12'-
0"12
'-4"
11'-
6"10
'-0"
54'-
8"
EASEMENT
825 KEARNY 827-829 KEARNY
6" ROOF CURB6" ROOF CURB
0' 2' 4' 8' 16'
Sheet Title:
Scale:
Project Title:
Checked:Drawn By:
Date:
Sheet Number:
Disclaimer:
Stamp:
Written dimensions on these drawings shall haveprecedence over scaled dimensions. Contractors shallverify, and be responsible for, all dimensions andconditions on the job and this office must be notified ofany variations from the dimensions and conditions shownby these drawings. Shop details must be submitted tothis office for approval before proceeding with fabrication.
IF THIS SHEET IS SMALLER THAN 30"x42" THEN IT HAS BEEN REDUCED
Rev. No. Revision Date
Key Plan:
Consultant:
General Notes/Legend:
APN: XXXXXXXX
Project Number
herman coliver locus423 Tehama Street San Francisco, California 94103T 415.495.1776 F 415.552.9811 E [email protected]
DD PROGRESS SET 9/15/2016
DRAWINGS FOR PLANNING CODE VARIANCES& CONDITIONAL USE PERMT
11/28/2016
1/4" = 1'-0"
A3.3b
827-829 Kearny Street
AH
11/28/2016
1303
BUILDING SECTION -THROUGH PEDESTRIANBRIDGE
827 - 829 Kearny StreetSan Francisco, CA 94108
RH / ST
1/4" = 1'-0"PERPENDICULAR SECTION THROUGH PEDESTRIAN BRIDGE1
EXHIBIT A
Solar Panels
827-829 Kearny Street Rear Yard Modification
Site Plan
1 November 2016
Stan Teng, A.I.A.
Architectural StudioThe Maybeck Building1736 Stockton St.Suite 4, 3rd FloorSan Francisco, CA 94133
Tel: 415. 590-2870E-Mail: stanarch @ earthlink.net
EXISTING CHURCH BUILDING
BUDDHA'S UNIVERSAL CHURCH
(720 WASHINGTON)
EXISTING CHURCH BUILDING
3 STORIES(825 KEARNY)
EXISTING BUILDING
(803-805 KEARNY)2 STORIES
KEA
RN
Y S
TR
EET
WASHINGTON STREET
EXISTING ADJACENT BUILDING
3 STORIES(831 KEARNY)
ADJACENT BLDG CORNICE OVERHANGSIN FRONT OF PROPERTY
EXISTING ADJACENTBLDG
(728 WASHINGTON)
5 STORIES
EXTERIOR EGRESS STAIR FROM720 WASHINGTON ROOF DECK
ROOF DECK
EXTERIOR EGRESS STAIRFROM 720 WASHINGTON
ROOF DECK
(E) TOP OF RETAINING WALL
EXISTING ADJACENTBLDG
(32 WENTWORTH)
5 STORIES
PROPERTY LINE
PROPERTY LINE
PRIVATE PARKING LOT EXIT OPEN TO SKY
NEW 2ND FLOOR PEDESTRIAN BRIDGECONNECTING TO 825 KEARNY ST. & 720WASHINGTON ST. CHURCH
EXISTING BUILDING
(801 KEARNY)2 STORIES
Egress Easement from 720 Washington
Lt. Court
Stair Penthouse
Elev. P'House
Clerestory Roof
4th
Flr.
Balc
ony
Adj. Property Gate
4th Flr. Roof Deck
Trellis
831KEARNY
REARYARD
728 WASHINGTONREAR YARD
1
23
46 5
Project Vicinity Site PlanNorth
Subject Property827-829 Kearny
831 Kearny
720 Washington
728 Washington
825 Kearny
View Looking Towards the West from the Project Site at 831 Kearny Street
6' Front Setback from Kearny Street Property Line to Face of Bldg. at 4th Floor Balcony = 21% (174 Sq. Ft.) of Req'd. Non-Covered Area.
21' Rear Yard Setback from Rear Property Line to Face of Bldg. at 4th Floor = 79% (639 Sq. Ft.) of Req'd. Non-Covered Area.
21'-0"6'-0"
13'-10"
15
'-6
"
View Looking Towards the North from the Project Site at 831 Kearny Street
831 Kearny
ADJACENT BLDG CORNICE OVERHANGSIN FRONT OF PROPERTY
4
831 Kearny Rear Yard
831 Kearny
728 Washington Rear Yard
728Washington
2Overall Existing View of Project Site and Adjacent Properties (Looking west from St. Mary's School)
831 Kearny Rear Yard
720 Washington
728 Washington Rear Yard
825 Kearny
728 Washington
Subject Property827-829 Kearny
728 Washington
1
831 Kearny
728Washington
720 Washington
View Looking Towards the West from the Project Site at 831 Kearny Street
3
View Looking Towards the Northwest from the Rear of the Subject Property
Subject Property827-829 Kearny
831 Kearny
831 Kearny Rear Yard728 Washington Rear Yard
728Washington
6
View Looking Towards the North from the 720 Washington Street
831 Kearny
Subject Property827-829 Kearny
831 Kearny Rear Yard
5
Exhibit "B"
Balco
ny V
ariance D
etail(O
ccurs at T
hird
and
Fo
urth
Flo
ors O
nly)
3'-0"
15'-0"
9'-0"
Max. 15' at Face of Bldg.
Max. 9' at M
ax. 3' P
rojection from
Face
of B
uilding
Max. 3' P
rojection from
F
ace of B
uilding
45.00°
45 Degree
Angle
to
Determ
ine
Proportional
Reduction
of Length
of Projection
"A"
Diagram
of Max. B
alcony D
imensions P
er Code
LINE
OF
PE
RM
ITT
ED
BA
LCO
NY
P
RO
JEC
TIO
N P
ER
CO
DE
12
A DCB
BALCONY
27'-11"11'-10"
6'-0"
14'-8"
2'-6"2'-0 1/2"2'-0 1/2" 10'-7"
"B"
Diagram
of Proposed B
alcony D
imensions V
arying from C
ode
AR
EA
OF
RE
QU
ES
TE
D
VA
RIA
NC
E (3
.125 S
q. Ft.)
(Permitted Length)
(Requested Length)
(Exceeded
Length)
(Exceeded
Length)
AR
EA
OF
RE
QU
ES
TE
D
VA
RIA
NC
E (3
.125 S
q. Ft.)
AR
EA
OF
P
RO
PO
SE
D
BA
LCO
NY
LES
S
TH
AN
MA
X.
ALLO
WA
BLE
PE
R
CO
DE
Exh
ibit "C
"
827-829 Kearny Street1 N
ovember 2016
12
3 54
WASHINGTON
6
10
11
12
13
14
15
16
17
1047 Grant Ave
12'-0" High First Floor
2
Full Building Width Balconies
677 Jackson
34
655-661 Jackson
606 Jackson
6
Survey of Chinatown Historic Area Buildings With Balconies Exceeding Planning Code Sec. 136 Requirements for Maximum Length of Obstructions Over Streets and Alleys
Project SiteApprox. Boundary of Historic Area
827-829 Kearny Street1 November 2016
1056 Grant Ave
1
11
933 Grant Ave
918 Grant Ave
12
843 Grant Ave
13
745 Grant Ave
16
10
919 Grant Ave864 Grant at Washington
8
Washington St. & Wentworth Place.
75
649 Jackson
8
79
17
757 Clay St.
18
65 Waverly803 Grant Ave
14
9
915 Grant Ave
11'-10" High First Floor
803 Grant Ave @ Clay
15
18
Exhibit "D"
+11’-10” LEVEL 2 (KEARNY)
DOWN
DOWN
827-829 KEARNY ST. ENTRY
827-829 KEARNY, LEVEL 2 (TOP OF 5” RAMP)
CHURCH FLOOR LEVEL
PORTSMOUTH SQUARE
BUDDHA’S UNIVERSAL CHURCH (EXISTING)
720 WASHINGTON
BUDDHA’S UNIVERSAL CHURCH (EXISTING)
825 KEARNY
PEDESTRIAN PATHWAY ON SIDEWALK
+/- 0’-0”+11’-5”
825 KEARNY, LEVEL 2
BUDDHA’S UNIVERSAL CHURCH (PROPOSED ADDITION)827-829 KEARNY
831 KEARNY
803-805 KEARNY
801 KEARNY
LEVEL PATH OF TRAVEL BETWEEN EXISTING BUDDHA’S UNIVERSAL CHURCH (720 WASHINGTON) & 2ND FLOOR OF PROPOSED BUILDING (827-829 KEARNY)10/21/2016
+11’-10”
+11’-5”
+11’-5”
1 November 2016
Exhibit "E"
1
3
54
WASHINGTON
6
Survey of Chinatown Historic Area Buildings With Ground Floor Height Less Than the Minimum 14' Floor-to-Floor Height Specified Per Code Sec. 145.1(C)4(B)
Project SiteApprox. Boundary of Historic Area
827-829 Kearny Street1 November 2016
8
9
2
ROSS
7
1056 Grant Ave
1
10'-6" High Ground Floor-to-Floor
1100 Stockton
2
12'-2" High Ground Floor-to-Floor
1029 Grant Avenue
3
11'-10" High Ground Floor-to-Floor
4
662 Jackson
12'-6" High Ground Floor-to-Floor
9
728 Washington
11'-11" High Ground Floor-to-Floor
8
615 Jackson St.
13'-7" High Ground Floor-to-Floor
33 Ross Alley
7
12'-10" High Ground Floor-to-Floor
22 Ross Alley
6
11'-3" High Ground Floor-to-Floor
5
752 Jackson
13'-8" High Ground Floor-to-Floor
Exhibit "F"