21212-2015-03-18-revised planning set

PROJECT TEAMDEVELOPERErik Liu1178 Folsom StreetSan Francisco, CA 94103t: 415.626.5500

ARCHITECTDavid Baker Architects461 Second Street Loft c127San Francisco, CA 94107t: 415.896.6700f: 415.896.6103Attn: Pedram [email protected]

PROJECT INFORMATION

Zoning District: Folsom NCTHeight + Bulk District: 65-XDensity Per planning code Sec. 207.4(c) there

is no density limit for SRO units

Construction Type: III-A over I-A

Site Area: 8,000sf, 0.184 Acres

Lot information:1174 Folsom Street, Block/Lot 3730-023, 4000sf1178 Folsom Street, Block/Lot 3730-024, 4000sf

david baker architects

scale:date:

1/4" = 1'-0" A0.11174 - 1178 Folsom Conceptual Design1178 Folsom LLC 21212

2015.03.18

Sheet Index

A0.1 Conceptual DesignA0.2 Context PhotosA1.0 Folsom Street PerspectiveA1.1 Clementina Street PerspectiveA1.2 Folsom StreetA1.3 Folsom StreetA2.0 Basment Floor PlanA2.1 Ground Floor PLanA2.2 2nd Floor PLanA2.3 3rd Floor PLanA2.4 4th & 5th Floor PLanA2.5 6th Floor PlanA2.6 Roof PLanA3.1 East Elevation (Folsom)A3.2 West Elevation (Clementina)A3.3 South ElevationA4.0 SectionA4.1 SectionA4.2 SectionA5.0 Unit PlansA6.0 Aerial Massing ViewsA7.0 Survey (existing condition)

Off-Street Freight Loading required:

Current (SLR):Per planning code table 152.1 and section 152(a)(5):1 space for offices < 10,000sf rounded down = 0

Bicycle Parking Required

Per planning code Sec. 155.2:RES. 1 Class I space for every unit 42

1 Class II per 20 units 2Office: 1 Class I space for every 5,000 SF of Office 1

Min. 2 Class II for greater than 5,000 SF 2Retail: Min. 2 Class II 2

Parking:

Per planning code Sec. 151Up to 1 car for each 2 dwelling units. (21 spaces)Up to 1 car per 1,500 SF occupied nonres. space - (7 spaces)Max 28 spacesProvided:4 Standard + 1 HC + 4 Compact = 9 spaces (below grade)

Usable Open Space(Req.)Per planning code Sec. 135

(6) units provided with usable private open space > 80 SF

Common Open Space Required:80 x 1.33 x (42-6) units = 3830 SF

SRO reductionper planning code section 135.(d)(2)3830 / 3 = 1277 SF Common usable open space required.

Studio Unit Quantities:Level 3 12Level 4 12Level 5 12Level 6 6

42 total

Studio Unit Types:Studio A 24 347 SFStudio B 16 290 SFStudio C 2 350 SF

Area Tabulation

USE Gross AreaRestuarant / Cafe' 3980 SFResidential 14758 SFGarage / Bike 5871 SFOffice 5908 SFCirculation 4343 SFStair / elevator 3734 SFService / storage 2249 SFTrash room 1078 SFCommon Room 754 SFGrand total 42675 SF

Bicycle Parking Provided

Class I double decker @ garage 48Class II bike racks on grade 6

Open Spaces

Type Level Area Note

CommonInner court Level 3 918 SF W/ modificationCommon Deck Level 6 740 SF Complying

1658 SF

Privaterear terrace Level 3 395 SF for 4 unitsrear terrace Level 6 666 SF for 2 units

1061 SF

Requested Variance

Inner court open space (Sheet A4.0)

Exposure for four units (Sheet A4.0)


scale:date: A0.21174 - 1178 Folsom Context Photos

1178 Folsom LLC 21212

2015.03.18

1. Folsom Street, looking northeast 3. View of existing building from Rodgers Street

4. Clementina Alley2. Folsom Street, looking southwest31

2

4


scale:date: A1.01174 - 1178 Folsom Folsom Street Perspective


2015.03.18


scale:date: A1.11174 - 1178 Folsom Clementina Street Perspective


2015.03.18


scale:date: A1.21174 - 1178 Folsom Folsom Street


2015.03.18


scale:date: A1.31174 - 1178 Folsom Folsom Street


2015.03.18

Trash Elev. Stair

(48) double decker bike racks

2A4.0

Garage

Utility /Storage

4 compactparking stalls

3 standardparking stalls

RAMPUP

1A4.1

160' - 0"

StairServices

12' - 0" 27' - 5" 22' - 10" 29' - 6" 9' - 3" 21' - 6" 37' - 6"

11' -

0"

clea

r

50' -

0"

0' -

4"23' - 0"

4' - 0" 10' -

0"

0' -

4"


scale:date:

1/16" = 1'-0" A2.01174 - 1178 Folsom Basment Floor Plan1178 Folsom LLC 21212

2015.03.18

Level 6Circulation 856 SFCommon Room 754 SFResidential 2027 SFService / storage 60 SFStair / elevator 495 SFTrash room 133 SF

4326 SFGrand total 42675 SF

GarageGarage / Bike 5106 SFService / storage 1545 SFStair / elevator 500 SFTrash room 278 SF

7429 SFLevel 1Circulation 1089 SFGarage / Bike 765 SFRestuarant / Cafe' 3980 SFService / storage 263 SFStair / elevator 624 SFTrash room 133 SF

6855 SFLevel 2Office 5908 SFService / storage 201 SFStair / elevator 629 SFTrash room 133 SF

6871 SFLevel 3Circulation 799 SFResidential 4243 SFService / storage 60 SFStair / elevator 495 SFTrash room 133 SF



5732 SF

Floor Area per Sec. 102.9 @ each level

0' 4' 8' 16'

55' - 0"

F O

L S

O M

S

T.

SUMNER

C L

E M

E N

T I

N A

S

T.

1168

1180PAR

KIN

G

Bulb

-out

sid

ewal

k to

alig

n w

/(E

) til

e co

nc. w

alk

@ n

orth

TrashStair Elev. Stair

35' -

3"

14' -

9"

Mailboxes

WC

Corridor

2A4.0

50' -

0"

GarageRamp

14' - 2" 9' - 3" 21' - 0" 31' - 6" 6' - 0"

1A4.1

Residential Lobby

Commercial Lobby

(2) class II bikeparking (res.)

(2) class II bikeparking (retail)

(2) class II bikeparking (office)

(3) Street trees perUrban Forestry

39' - 5"

23' - 4" 5' - 8" 5' - 8" 4' - 0"

14' -

9"

35' -

3"

10' -

0"

Gar

age

open

ing

Gas meter

7' - 0"PG&E Vault

18%10%

Restaurant/ Cafe'

Service

Blade sign (TYP.)(lowest point 8'-0"from sidewalk grade)

35' - 0"


scale:date:

1/16" = 1'-0" A2.11174 - 1178 Folsom Ground Floor PLan1178 Folsom LLC 21212

2015.03.18

0' 4' 8' 16'

Office


50' -

0"

2A4.0

1A4.1

WC

12' - 0" 72' - 0" 14' - 0" 55' - 0" 7' - 0"

Light Court

WC

Open to sky

12' - 0" 21' - 7" 7' - 6" 37' - 0" 13' - 8" 9' - 3" 21' - 6" 7' - 0" 24' - 6" 6' - 0"

Property line

10' -

0"

7' - 0"

Blade sign (TYP.)(lowest point 8'-0"from sidewalk grade)


scale:date:

1/16" = 1'-0" A2.21174 - 1178 Folsom 2nd Floor PLan1178 Folsom LLC 21212

2015.03.18

0' 4' 8' 16'

Studio A

Studio A

Studio B


Studio B

Studio A

Studio A

Studio A

Studio A

20' - 0" 30' - 6" 5' - 0" 18' - 6" 30' - 0" 18' - 6" 5' - 0" 30' - 6"50

' - 0

"160' - 0"

30' - 6" 5' - 0" 22' - 1" 14' - 2" 9' - 3" 21' - 6" 5' - 0" 32' - 6"

Corridor

2A4.0

Studio B

Studio B

Studio A

Studio A

4"12

' - 4

"12

' - 4

"12

' - 4

"12

' - 4

"4"

918 SFShared Terrace

PrivateTerrace

Open to sky

1A4.1

34' -

6"

12' - 0" 8' - 0" perforated metal sunshades

Open toBelow

Property line

Property line

1' - 0"


scale:date:

1/16" = 1'-0" A2.31174 - 1178 Folsom 3rd Floor PLan1178 Folsom LLC 21212

2015.03.18

0' 4' 8' 16'

Studio A

Studio AStudio B Studio B

Studio A

Studio A

Studio A

Studio AStairElev.Stair TrashStudio A

Studio A

2A4.0

Studio B Studio B

1A4.1

Open to sky& below

Corridor

exhaust /serviceshaft

exhaust /service shaft

Open to sky& below

20' - 0" 30' - 6" 5' - 0" 18' - 6" 30' - 0" 18' - 6" 5' - 0" 32' - 6"

50' -

0"

160' - 0"

30' - 6" 5' - 0" 22' - 1" 14' - 2" 9' - 3" 21' - 6" 5' - 0" 30' - 6"

4"12

' - 4

"12

' - 4

"12

' - 4

"12

' - 4

"4"

20' - 0"

Property line

Property line

Vertical perforated metal sunshades

Horizontal perforatedmetal sunshades


scale:date:

1/16" = 1'-0" A2.41174 - 1178 Folsom 4th & 5th Floor PLan1178 Folsom LLC 21212

2015.03.18

0' 4' 8' 16'

24' -

8"

24' -

8"

Studio C

Studio BStudio C

Studio B

Stair Service Elev. Stair

Studio B

Studio B

2A4.0

Communityroom Common

Deck

1A4.1

PrivateTerrace

20' - 0" 30' - 6" 5' - 0" 18' - 6" 30' - 0" 18' - 6" 5' - 0" 32' - 6"

Open to sky& below



Open to sky

13' - 5" 17' - 1" 5' - 0" 22' - 7" 14' - 2" 9' - 3" 21' - 0" 5' - 0" 15' - 6" 15' - 0" 2' - 0"

Property line

50' -

0"

Property line

Vertical perforated metal sunshades

Horizontal perforatedmetal sunshades

1' - 6" Sunshade above

Property line


scale:date:

1/16" = 1'-0" A2.51174 - 1178 Folsom 6th Floor Plan1178 Folsom LLC 21212

2015.03.18

0' 4' 8' 16'

REF.

StairElev.Stair

Open to below

2A4.0

1A4.1

Solar collectors

Solar panels

Mech.equipment

74' - 0" 30' - 2" 38' - 10" 17' - 0"

50' - 6" 5' - 0" 22' - 7" 14' - 2" 9' - 3" 21' - 0" 5' - 0" 32' - 6"

0"

Property lineEdge of roof

Open to below

Service


scale:date:

1/16" = 1'-0" A2.61174 - 1178 Folsom Roof PLan1178 Folsom LLC 21212

2015.03.18

0' 4' 8' 16'

Level 10' - 0"

Level 214' - 0"

Level 326' - 0"

Level 435' - 4"

Level 544' - 8"

Level 654' - 0"

Roof65' - 0"

A Aluminum SheetB Clear GlassC Storefront SystemD Painted Composite PanelE Perforated Aluminum SunshadeF RailingG Aluminum louverH Dark Color SidingJ Greenery on terraceK Textured ConcreteL Blade SignageM C Channel


scale:date:

As indicated A3.11174 - 1178 Folsom East Elevation (Folsom)1178 Folsom LLC 21212

2015.03.18

1/32" = 1'-0"1 Southeast Elevation - Folsom Street

Community Meeting Set

AD B

C

E FH

8'-6" Typical Opening @ units

3'-4" Typical Cor-ten panel

Trasparent ground floor

J

Lobby Width = 14'-9"GKL M

Level 10' - 0"

Level 214' - 0"

Level 326' - 0"

Level 435' - 4"

Level 544' - 8"

Level 654' - 0"

Roof65' - 0"



scale:date:

As indicated A3.21174 - 1178 Folsom West Elevation (Clementina)1178 Folsom LLC 21212

2015.03.18

1/32" = 1'-0"1 Northwest Elevation - Clementina Street

BD A HJ

CK

10'-0" parking entry opening Retail Residential Lobby Exit

B

Level 10' - 0"

Level 214' - 0"

Level 326' - 0"

Level 435' - 4"

Level 544' - 8"

Level 654' - 0"

Roof65' - 0"



scale:date:

As indicated A3.31174 - 1178 Folsom South Elevation1178 Folsom LLC 21212

2015.03.18

1/32" = 1'-0"1 Southwest Elevation

BH HH JJ E

1180 Folsom

Level 10' - 0"

Level 214' - 0"

Level 326' - 0"

Level 435' - 4"

Level 544' - 8"

Level 654' - 0"

Roof65' - 0"

Garage-11' - 0"

1A4.1

Garage

Office

Studio BStudio APrivateTerrace Studio B Studio A

Studio B Studio A

Communityroom

Studio BStudio BStudio C

Studio A Studio B

Studio B Studio AStudio BStudio A

PrivateTerrace Common

Deck

RampBike racks

Mech. equipmentnot to exceed 10'-0"

Per Sec. 260(b)

55' - 0"160' - 0"35' - 0"ROW = ROW =

CLEMENTINAFOLSOM

45.00°

15' - 0"

Set back for the portion ofthe building above 55 ft,per sec. 261.2

We are seekingvariance for (4) units, atlevel 3, that do not meetexposure requirementsper sec. 140(a)(2)

30' - 0"

per sec. 261.1meets height

limits @Clementina Alley

We are seeking variance toPlanning code Sec. 135(g)2For level 3 inner court to qualifyas usable open space for 3sides. The 3rd side meets therequirement

PLPL

11' -

0"

9' -

4"9'

- 4"

9' -

4"12

' - 0

"14

' - 0

"

1' - 0"

8' -

3"

Utility /Storage

25' - 0"

35' - 0"

Sunshade extentionNot to exceed 10 ft, abv. 55 ftper sec 260(b)(2)(D)

Bladesign

Min

.

8' -

0"

10' -

0"

13' - 5"8' - 0"12' - 0"


scale:date:

1/16" = 1'-0" A4.01174 - 1178 Folsom Section1178 Folsom LLC 21212

2015.03.18Community Meeting Set

Level 10' - 0"

Level 214' - 0"

Level 326' - 0"

Level 435' - 4"

Level 544' - 8"

Level 654' - 0"

Roof65' - 0"

Garage-11' - 0"

2A4.0

1180 1168

50' - 0"

Garage

Office

10' -

0"

Mech. , stairs and elevatorpenthouse not to exceet 10'-0"per Sec. 260

45.00°

PLPL

8' - 0"

11' -

0"

9' -

4"9'

- 4"

9' -

4"12

' - 0

"14

' - 0

"11

' - 0

"


scale:date:

1/16" = 1'-0" A4.11174 - 1178 Folsom Section1178 Folsom LLC 21212

2015.03.18

1/16" = 1'-0"1 North-South Section


scale:date: A4.21174 - 1178 Folsom Section


2015.03.18

30' - 6"

12' -

4"

346 SF

Studio A

2' -

0"3'

- 0"

2' -

8"4'

- 0"

6' - 8"16' - 8"

289 SF

Studio B

18' - 6"

17' -

1"

9' - 6" 7' - 6"

3' -

0"6'

- 10

"


scale:date:

1/4" = 1'-0" A5.01174 - 1178 Folsom Unit Plans1178 Folsom LLC 21212

2015.03.18

1/4" = 1'-0"1 Studio A - Perimeter

1/4" = 1'-0"2 Studio B - Interior


scale:date: A6.01174 - 1178 Folsom Aerial Massing Views


2015.03.18

1 Aerial From South 2 Aerial from North

3 Aerial from West


scale:date: A7.01174 - 1178 Folsom Survey (existing condition)


2015.03.18

There are total of three (3) existing buildings on the site conectingby interior doors. The industrial and office buildings total of 9,600sq.ft, and are one-to two-stories, and are up to 25-feet in height.There are currently no off-street parking spaces and three loadingspaces

21212-2015-03-18-revised planning set

Documents

sf of office

sf office

sf complying

sf residential

sf circulation

sf common room

sf studio c

sf common open space