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Disclaimer for Review of Plans The San Francisco Planning Code requires that the plans of certain proposed projects be provided to members of the public prior to the Cityʹs approval action on the project. Accordingly, any images of plans featured on this website are provided for the primary purpose of facilitating public input prior to the Cityʹs action. The City and County of San Francisco does not own the copyright to these images. Please be aware that the unauthorized reproduction, distribution, or alteration of these images may result in a violation of Federal Copyright Law (17 U.S.C.A. Sections 101 et seq.) and that any party who seeks to reproduce or alter these images does so at his or her own risk. Additionally, plans provided on this website are limited to site plans, elevations and/or section details (floor plans and structural details may not be included). These are DRAFT PLANS being provided for public review PRIOR to the City’s approval action on the project. Final plans may differ from those that are currently available for review.
Memo
1650 Miss ion Street , Sui te 400 • San Franc isco, CA 94103 • Fax (415) 558-6409
NOTICE OF PUBLIC HEARING
Hearing Date: Wednesday, December 07, 2011 Time: 9:30 AM Location: City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408 Case Type: Variance(rear yard, parking and mass reduction) Hearing Body: Zoning Administrator
P O R P E R T Y I N F O R M A T I O N A P P L I C A T I O N I N F O R M A T I O N Project Address: 169 Nevada St Case No.: 2011.1062V Cross Street(s): Cortland / Powhattan Building Permit: TBD Block / Lot No.: 5655/021 Applicant/Agent: Helena Meryman Zoning District(s): RH-1 / 40-X Telephone: 415-992-1987 Area Plan: Bernal Heights E-Mail: hmeryman@sbcglobal.net
P R O J E C T D E S C R I P T I O N The proposal is to create additional usable floor area by (1) raising the existing roof height three additional feet, (2) proposing a new dormer on the north side facade, and (3) adding a new two-story rear addition to the existing two-story, single-family dwelling. PLANNING CODE SECTION 242 requires buildings on lots which have a depth greater than 70 feet may not be deeper than 45'-6" measured from the front property line; the remainder of the lot shall be used for rear yard. The required rear yard depth for the subject lot is 53'-0". The existing rear yard is approximately 51'-0" measured to the rear building wall and 43'-0" measured to the rear deck. The proposed building expansion encroaches approximately 6’-0” into the required rear yard, and the proposed rear stair and deck encroach an additional 13'-0"; leaving a rear yard of approximately 47'-0" measured to the rear building wall and 34’-0” measured to the rear stair; therefore, a variance is required. PLANNING CODE SECTION 242 requires a total of 650 square feet of usable floor area to be removed from the exterior of the building, causing a reduction in square footage as well as building volume. The proposal is approximately 240 square feet short of meeting the requirement; therefore, a variance is required. PLANNING CODE SECTION 242(e)(4) sets forth the parking standards for new constructions and alterations. Three off-street parking spaces are required for construction that results in usable floor area between 2,251 to 2,850 square feet. The total usable floor area proposed with the addition would be approximately 2,840 square feet. One independently accessible parking space exists but no additional spaces are proposed; therefore, a variance is required. PER PLANNING CODE SECTION 188, a non-complying structure is prohibited from intensification or increase in discrepancy at any level. The existing building is a non-complying structure in terms of rear yard. The proposed addition enlarges the existing non-complying building envelope; therefore, a variance is required.
A D D I T I O N A L I N F O R M A T I O N FOR MORE INFORMATION, PLEASE CONTACT PLANNING DEPARTMENT STAFF: Planner: Ben Fu Telephone: 415-558-6613 Mail: ben.fu@sfgov.org
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1062V.pdf
GENERAL INFORMATION ABOUT PROCEDURES
VARIANCE HEARING INFORMATION Under Planning Code Section 306.3, you, as a property owner or resident within 300 feet of this proposed project or interested party on record with the Planning Department, are being notified of this Variance Hearing. You are not obligated to take any action. For more information regarding the proposed work, or to express concerns about the project, please contact the Applicant/Agent or Planner listed on this notice as soon as possible. Additionally, you may wish to discuss the project with your neighbors and neighborhood association or improvement club, as they may already be aware of the project.
Persons who are unable to attend the public hearing may submit written comments regarding this application to the Zoning Administrator, Planning Department, 1650 Mission Street, Suite 400, San Francisco, CA 94103, by 5:00pm the day prior to the hearing. These comments will be made a part of the official public record, and will be brought to the attention of the person or persons conducting the public meeting or hearing
BUILDING PERMIT APPLICATION INFORMATION Under Planning Code Section 311/312, the Building Permit Application for this proposal is also subject to a 30-day notification to occupants and owners within 150-feet of the subject property. The mailing of such notification will be perfromed separately. BOARD OF APPEALS An appeal of the approval (or denial) of a variance application by the Zoning Administrator may be made to the Board of Appeals within 10 days after the Variance Decision Letter is issued by the Zoning Administrator.
An appeal of the approval (or denial) of a building permit application by the Planning Department may be made to the Board of Appeals within 15 days after the building permit is issued (or denied) by the Director of the Department of Building Inspection. Appeals must be submitted in person at the Board's office at 1650 Mission Street, 3rd Floor, Room 304. For further information about appeals to the Board of Appeals, including current fees, contact the Board of Appeals at (415) 575-6880. ABOUT THIS NOTICE The Planning Department is currently reviewing its processes and procedures for public notification as part of the Universal Planning Notification (UPN) Project. The format of this Public Hearing notice was developed through the UPN Project and is currently being utilized in a limited trial-run for notification of Variance Hearings.
If you have any comments or questions related to the UPN Project or the format of this notice, please visit our website at http://upn.sfplanning.org for more information.
169 NEVADA STREET
NEV
AD
A S
TREE
TCORTLAND AVENUE
NEB
RA
SKA
STR
EET
PREN
TISS
STR
EET
169
15 NOV 2011Planning Submittal
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zero impact architecture© 2011 ZIA
A0.1
proj datalocation
proj descript
MASS REDUCTIONwidth allowable area / FAR
MAX FLOOR AREA depthallowable footprint 30'0" 45'6" 1365 sq ftallowable stories 3MAX ALLOWABLE FLOOR AREA 4095 sq ft
REDUCTION REQUIREDrequired floor area reduction 650 sq ftrear yard intrusion seeking variance 310 sq ftTOTAL REDUCTION 960 sq ftREDUCTION PROVIDED 628 sq ft
MAX FLOOR AREA after required reduction 3135 sq ftPROPOSED USEABLE FLOOR AREA 2807 sq ft
PARKING
floor area 2807 sq ftonsite parking required 3onsite parking 1
FLOOR AREAS see sheet A1.1 for diagramslocation garage existing additional Total Reduction
LEVEL 1 (garden level) 695 sq ft 223 sq ft 918 sq ft 194 sq ftgarage 286 sq ft
LEVEL 2 (main level) 1044 sq ft 245 sq ft 1289 sq ft 194 sq ft
LEVEL 3 (greater than 5'-0" ceiling height) 336 sq ft 264 sq ft 600 sq ft 240 sq ft
TOTAL AREAS 286 sq ft 2075 sq ft 732 sq ft 2807 sq ft 628 sq ft
STREET TREE REQUIREMENTFLOOR AREA INCREASE 732 sq ftmore than 20% increasein floor area requires street tree 0.20 415 sq ft
tree required
TABLE of CONTENTS PROJECT DATA
ARCHITECTURAL owners Helena Meryman, Ali Naschke-MessingA0.1 cover address 169 Nevada StreetA0.2 photos San Francisco, CA 94110A0.3 parking 415.992.1987A0.4 window schedule
project address same as aboveA1.0 setback measurements Block / Lot 5655 / 021A1.1 floor areas zoning RH-1 residential single familyA1.2 building sections height and bulk dist 40-XA1.3 roof heights special use dist Bernal1
year built 1922A2.1 Level 1, existing and newA2.1 Level 2, existing and new architect James BillA2.3 Level 3, existing and new Z I A [zero impact architecture]A2.4 Roof, existing and new address 1654 San Anselmo Avenue
San Anselmo, CA 94960A3.1 Elevations, existing and new 415.785.4874A3.2 Elevations, existing and new james@ZIArchitecture.com
structural engineer Andres StambukCRES Engineering
address 2420 Sand Creek Road, Suite C-1252Brentwood CA 94513925.420.5255andres@creseng.com
mechanical engineer Taylor Keep510.200.8551
PROJECT DESCRIPTION
THIS PROJECT INCLUDES:
A new two story addition. Interior remodel of the exisiting kitchen and bathroom. Reconfiguration of the first floor with a new interior stair connecting to the second floor. The third floor roof is raised with increased insulation, increased headroom, and a bathroom addition. This is a Green Point Rated project, as well as a low energy project toward the Passive House standard.
15 NOV 2011Planning Submittal
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zero impact architecture© 2011 ZIA
A0.2photos
169 Nevada Street 169 Nevada Street 169 Nevada Street
room to be removed
deck to be removed
169 Nevada Streetsouth neighbor 169 Nevada Street north neighbor north neighbor
WINDOW SCHEDULE# location manuf. model operation GLASS dimension height AFF to....glazing temp- fire SHGC U- hardware hrdwr remarks
width height B.O. header ered? rated? value colorNOTE; these windows are sized using glass size.
WEST FRONT ELEVATIONW31 NOT USEDW32 attic storage Marvin wood magnum fixed 1'9 1/2" 2'4 3/8" clear no no low TBD standard TBD egress windowW33 attic storage Marvin wood magnum tilt turn 2'5 1/4" 3'10 1/8" clear no no low TBD standard TBDW34 attic storage Marvin wood magnum fixed 1'9 1/2" 2'4 3/8" clear no no low TBD standard TBD egress window
SOUTH ELEVATIONS11 laundry Marvin clad fixed 2'6" 4'6" clear YES +/- low TBD standard TBDS12 office/studio Marvin clad fixed 2'6" 6'6" clear YES +/- low TBD standard TBDS13 office/studio Marvin clad fixed 2'6" 6'6" clear YES +/- low TBD standard TBDS14 office/studio Marvin clad fixed 2'6" 6'6" clear YES +/- low TBD standard TBDS15 water closet Marvin clad fixed 1'6" 2'0" clear YES +/- low TBD standard TBD
S21 kitchen Marvin clad fixed 3'5" 1'1" clear YES +/- 0.61 TBD standard TBDS22 kitchen Marvin clad fixed 3'5" 1'1" clear YES +/- 0.61 TBD standard TBD
S31 stairwell Marvin clad fixed 5'0" 5'7" clear YES +/- 0.61 TBD standard TBD
EAST ELEVATIONE11 master bedroom Marvin clad french casemaster 2'6" 5'0" clear, one way YES no low TBD standard TBD inswing remvable screensE12 master bedroom Marvin clad french casemaster 2'6" 5'0" clear, one way YES no low TBD standard TBDE13 master bedroom Marvin clad fixed VIF 2'6" clear, one way YES no low TBD standard TBD
E15 master bathroom Marvin clad hopper 2'11" 1'10" clear YES no low TBD standard TBDE16 master bathroom Marvin clad fixed 2'11" 2'9 1/2" clear YES no low TBD standard TBDE17 shower stall Marvin clad fixed 1'8" 2'9 1/2" clear YES no lowE18 master bathroom Marvin clad fixed 5'5" 2'6" clear YES no low TBD standard TBD
E21 living room Marvin clad fixed 7'2" 4'6" clear no no low TBD standard TBDE22 living room Marvin clad hopper VIF 1'4" clear no no low TBD standard TBDE23 living room Marvin clad hopper VIF 1'4" clear no no low TBD standard TBDE24 above door Marvin clad fixed 3'0" unit 2'3" unit clear YES +/- low
E25 sitting room Marvin clad fixed 5'9" 3'1" clear no no low TBD standard TBDE26 sitting room Marvin clad hopper VIF 1'4" clear no no low TBD standard TBDE27 sitting room Marvin clad hopper VIF 1'4" clear no no low TBD standard TBD
NORTH ELEVATION & LIGHTWELLN2.1 dining @ lightwell Marvin clad casemaster replace existing clear YES +/- low TBD standard TBDN2.2 bathroom @ lightwell Marvin clad casemaster replace existing clear YES +/- low TBD standard TBD
ROOFR1 dining room skylight Wasco model 30/30 fixed 3'0" 3'0" diffusing YES YES low TBD NA NA energy efficient skylights
INTERIOR GLAZINGbetween master bathroom and studio NA
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A0.4window sched
DE1
E18
E16
E15
E17
E11 E12
E13
E27
DE2
E26
E25E21
E23E22E24
SW SW SW
3'-5
"
4'-0
"3'
-1"
1'-4
"
5'-9"7'-2"
1'-4
"4'
-6"
2'-7
"1'
-4" +
/-
2'-3
"
2'-3
"5'
-0"
2'-6
"1'
-3"
2'-9
1/2
"2'
-6"
2'-11"
5'-0
"
2'-6"
5'-5"
1'-1
0"
1'-8"
2'-3
"
10'-3
"11
'-6"
W32 W33 W34
S22S21
S13 S14S12
3'-0
"6'
-6"
2'-6"
1'-1
"
3'-5" 3'-10 1/2"
1'-9 1/2"
2'-5 1/4"
3'-1
0 1/
8"
2'-4
3/8
"
roof eave bracketalign window top with bottom of bracket
sill height AFF
east kitchenwindow
studio/off ice windows
attic egress window attic street windows
laundry window
2'-6"
4'-6
"
S11
FF
S15
water closetwindow
1'-6"
2'-0
"
west kitchenwindow
N2.2N2.1
dining rmwindow
main bathroomwindow
5'-0
"
3'-1
1"
2'-0"1'-10"
E31
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A1.0
measurementssetback
DN11
R
DN
CLNG
LIN
E
6"
7T @
9"
8R @
8"
7T @
9"
8R @
8"
UP DN
36 x
84
3'-6"
3'-0
"
DEMOLISHEDEXISTING not insulatedEXISTING INSULATEDNEW not insulatedNEW INSULATED
PARTITION not full heightSOUND INSULATION floor
WALL, CEILING, ROOF KEY
EXISTING CONCRETENEW CONCRETE
DECKADDITION
DN
90 sq ft
104
sq ft
5'-6"16'-8 1/2"
3'-6"
ADJACENT HOUSE
1'-9"5'-0"
45'-6"
1'-9"
North neighbor's deck encroachment into rear yard
North neighbor's house encroachment into rear yard
1'-6"
12'-4"
TOTAL AREAof 2 STORYADDITION
(AREAS B, C, D)
new deck
22'-2"
4'-0
"
30'-0
"
CL lot
property line 100"-0"pr
oper
ty li
ne
prop
erty
line
property line 100"-0"
Allowable RearYard Setback line,
including frontsetback over 5'
Frontproperty
line
Actualhouseset
back
18'-3"
7'-5"
10'-0"
30'-0
"30
'-0"
25'-0
"
ADJACENT HOUSE
end ofexistinghouse
Neighbor's light well
AREA C:area
seekingvariance
AREA A:
AREA B:area
seekingvariance
19 SF of light wellbeing converted to
living space
Allowableencroachment
line
11'-3 1/2"
89 SF
65 SF
AREA D:additionwithinrear
setback
5' s
etba
ck li
ne
unused allowable area
53'-2 1/4"
1'-6" NORTH neighbor encroachment
SOUTH neighbor encroachment
2A1.2
Front Property LineActual House Setback
edge of AllowableRear Yard Setback
1A1.2
1A1.2
property line 100'-0"
property line 100'-0"
prop
erty
line
30'
-0"
FO new addition
Tree in 24" box
massingScale: 3/16" = 1'-0"1
10'-0"54'-8"
65'-7"
11x17 page sheet scale: 3/32" = 1'-0"
open tokitchen
garage
open tooffice
crawl space
stairwell
stairwell
exteriorhall to
back yard
ramp
closet
BCD A
20'-3
"
21'-1
0"
29'-7
"
2 3 4 51
9'-3
"
10'-3
"
2'-1
"
7'-4
3/4
"10
'-10"
9'-3
"
5'-0
"
11'-1
"
EXISTING
NEW interiorNEW insulatedPARTITION not full height
WALL, ROOF KEY
CONCRETE existingCONCRETE new
EXISTING demolished
NEIGHBOR'S HOUSE
5" wall height
exist ridge line
1'-1
0"
North-South cross section, mid pointScale: 1/4" = 1'-0"2
9'-0 1/2"
front sidewalk slope
NO
RTH
NEI
GH
BO
R'S
HO
USE
SOU
TH N
EIG
HB
OR
'S H
OU
SE
East-West long section Scale: 1/4" = 1'-0"1
1A1.2
2A1.2
level 1-4'-2"
new roof ridge29'-7"
level 27'-7"
roof at addition19'-0"
sidewalk at midpoint0'-0"
level 317'-7"
30' MAX BUILDING HEIGHT
6'-9"
47'-3"
EQ
EQ
2
A1.2Front propertyline
Actual House Setback Line
40'-6"
building heightas defined by
averaging gableroof
SOUTH neighborencroachment
NORTH neighbor encroachment
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zero impact architecture© 2011 ZIA
A1.2
sectionsbuilding
11x17 page sheet scale: 1/8" = 1'-0"11x17 page sheet scale: 1/8" = 1'-0"
7T @
9"
8R @
8"
DN
open tostairs below
previous end oftall ridge above
sloped ceiling
ATTIC
ATTIC
SKYLIGHTWELL
STAIRWELLCLOSET
FLAT SLOPEDROOF
sloped ceiling
open to bathroombelow
BATHROOM R1
5'-0
"
5'-0
"
R2
R3
roof areasScale: 1/4" = 1'-0"1
gable roof area
roof at addition
new dormer
5'-6"
ROOF AREAS ABOVE 30'
Area of gable roof 1,023 sq ft
Area of dormer roof extrusion 94 sq ft Percentage of roof above 30' 0.09 Dormer offset area 94 sq ft Remainder of flat roof for offset 46 sq ft
Area of roofArea of dormer roof extension
Dormer offset area
Offset areas
Key
NORTH neighbor encroachment
SOUTH neighbor encroachment
2A1.2
Front Property LineActual House Setback
edge of AllowableRear Yard Setback
1A1.2
1A1.2
property line 100'-0"
property line 100'-0"
prop
erty
line
30'
-0"
FO new addition
11x17 page sheet scale: 1/8" = 1'-0"
11x17 page sheet scale: 1/8" = 1'-0"
15 NOV 2011Planning Submittal
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zero impact architecture© 2011 ZIA
A1.3
areasroof
11x17 page sheet scale: 1/8" = 1'-0"
2 3 4 51
S13 S14S12
S15
S22S21
new deck
section outline longitudinalScale: 1/4" = 1'-0"1
stucco
metal roofing
solar thermal panelsfuture pv panels
Allowable Rear Yard Setback,includes front over 5'
8'-1
"
30' MAX BUILDING HEIGHT
6'-9"
47'-3"
EQ
EQ
2
A1.2Front propertyline
Actual House Setback Line
40'-6"
building heightas defined by
averaging gableroof
sidewalk at midpoint0'-0"
level 1-4'-2"
new roof ridge29'-7"
level 27'-7"
roof at addition19'-0"
sidewalk at midpoint0'-0"
level 317'-7"
SOUTH neighborencroachment
NORTH neighbor encroachment
DN11
R
DN
CLNG
LIN
E
6"
7T @
9"
8R @
8"
7T @
9"
8R @
8"
UP DN
36 x
84
3'-6"
3'-0
"
DECKADDITION
DN
7T @
9"
8R @
8"
DN
open tostairs below
previous end oftall ridge above
sloped ceiling
ATTIC
ATTIC
SKYLIGHTWELL
STAIRWELLCLOSET
FLAT SLOPEDROOF
sloped ceiling
open to bathroombelow
BATHROOM R1
5'-0
"
5'-0
"
R2
R3
plan roof newScale: 1/4" = 1'-0"2
existing roof raised and replac roof at addition deck below
new solarthermal panels
new dormer
new skylight atlightwell
new skylight
future pv panels
new skylight at new stairwell
exhaust hood vent
vent pipe
vent pipe
vent pipe
vent pipe
fluevent pipe vent pipe
draindrain drain
NORTH neighbor encroachment
SOUTH neighbor encroachment
2A1.2
Front Property LineActual House Setback
edge of AllowableRear Yard Setback
1A1.2
1A1.2
property line 100'-0"
property line 100'-0"
prop
erty
line
30'
-0"
FO new addition
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zero impact architecture© 2011 ZIA
A2.4
exist & newROOF PLAN11x17 page sheet scale: 1/8" = 1'-0"
T
12'-4
1/2
"3'
-4"
13'-2"
13'-9 1/2"
12'-5
"
13'-7 1/2"
12'-3 3/4"
7'-1
1 1/
2"
7'-5 1/2" 11'-9
1/2
"12
'-9"
20'-0 1/2" 9'-2
1/2
"
DN11
R
6'-1
1 1/
2"
UP13R
CTR
UCAB
HTR
DN
REFR
RANG
E
DW
DN15R
CLNG
LIN
E
CAB
7'-10"9'-2
1/2
"
5"
6"
KITCHEN
DINING RM STAIRS
SITTINGRM
MAINBATHROOM
BEDROOM 2
BEDROOM 1
HALL
CLO.
LIGHTWELL
ENTRANCEPORCH
CLO.
STAIRS
CLO.
CLO.
DECK
2'-1
1 1/
2"
14'-5
"
17'-0 3/4" 4'-8 3/4"
12'-9
"
DN13
R
STOR.
CLO.
STORAGE
RAD
plan roof existingScale: 1/4" = 1'-0"1
vent pipe
vent pipesvent pipes
flue
vent pipes
vent pipe
open tolightwell
11x17 page sheet scale: 1/8" = 1'-0"
15 NOV 2011Planning Submittal
169
neva
da s
tree
tsa
n fr
anci
sco,
ca
9411
0ap
n 5
655-
021
Mer
yman
Nas
chke
-Mes
sing
Hou
se
[zer
o im
pact
arc
hite
ctur
e] 16
54 s
an a
nsel
mo
aven
ue s
an a
nsel
mo,
ca
949
60
ww
w.Z
IArc
hite
ctur
e.co
m 4
15.7
85.4
874
revisions
print date
C 25304
expiration31 aug 2013
rev. 1:
rev. 2:
rev. 3:
rev. 4:
zero impact architecture© 2011 ZIA
A3.1
exist & newelevations LOWER LEVEL F.F.E.
LOWER LEVEL F.C.E. SECOND LEVEL F.F.E.
SECOND LEVEL F.C.E. THIRD LEVEL F.F.E.
THIRD LEVEL F.C.E.
STUCCO
9'-1
"
10'-1
"
9'-3
"
9'-8
"
8'-9
1/2
"
7'-2
"
7'-4
"
GRADE/TYP
GRADE/TYP
STUCCO
BCD AA1
front sidewalk slope
EXISTING West ElevationScale: 1/4" = 1'-0"2
8'-0
"
6'-8
"
GRADE/TYP
STUCCO
ADJACENT STURCTURE
LOWER LEVEL F.F.E.
LOWER LEVEL F.C.E. SECOND LEVEL F.F.E.
SECOND LEVEL F.C.E. THIRD LEVEL F.F.E.
THIRD LEVEL F.C.E.
10'-1
"9'
-8"
SEE STAIR SHEET 3 VIEW 3
2345 1
EXISTING North ElevationScale: 1/4" = 1'-0"3
169Nevada
BCD A
W32 W33 W34
2'-1
1"
NEW West ElevationScale: 1/4" = 1'-0"1
new dormer
newskylightdormer
original roof linenew roof line
new windows
new solar thermal panels
new entance door
new garage door
new gate
existing windows
existing windows
front sidewalk slope
NO
RTH
NE
IGH
BO
R'S
HO
US
E
SOU
TH N
EIG
HB
OR
'S H
OU
SE
2345 1
NEW North ElevationScale: 1/4" = 1'-0"4
metal roofing
new dormer
metal roofing
new skylight
new railing atroof
newfireplace
flue
new deck andrailing
15'-1"
additionnew deck existing
new enclosed light well
new door
metal roofing
F.O. NORTHNEIGHBORS
HOUSE
F.O. NORTH NEIGHBORS HOUSE
30' MAX BUILDING HEIGHT
6'-9"
47'-3"
EQ
EQ
2
A1.2 Front propertyline
Actual House Setback Line
40'-6"
building heightas defined by
averaging gableroof
sidewalk at midpoint
level 1-4'-2"
new roof ridge29'-7"
level 27'-7"
roof at addition19'-0"
sidewalk at midpoint0'-0"
level 317'-7"
SOUTH neighbor encroachment
NORTH neighborencroachment
11x17 page sheet scale: 1/8" = 1'-0"
11x17 page sheet scale: 1/8" = 1'-0"
11x17 page sheet scale: 1/8" = 1'-0"
11x17 page sheet scale: 1/8" = 1'-0"
DE1
E18
E16
E15
E17
E11E12
E13
E27
DE2
E26
E25E21
E23 E22E24
B C DA
W32 W33 W34
NEW East ElevationScale: 1/4" = 1'-0"1
STUCCO
STUCCO
new window
original rear roof line
original main roof linenew roof line
new deckand rail
new deckand rail
new fireplace flue
new skylight at lightwell
new dormer
new skylight
15 NOV 2011Planning Submittal
169
neva
da s
tree
tsa
n fr
anci
sco,
ca
9411
0ap
n 5
655-
021
Mer
yman
Nas
chke
-Mes
sing
Hou
se
[zer
o im
pact
arc
hite
ctur
e] 16
54 s
an a
nsel
mo
aven
ue s
an a
nsel
mo,
ca
949
60
ww
w.Z
IArc
hite
ctur
e.co
m 4
15.7
85.4
874
revisions
print date
C 25304
expiration31 aug 2013
rev. 1:
rev. 2:
rev. 3:
rev. 4:
zero impact architecture© 2011 ZIA
A3.2
exist & newelevations
7'-0
"
7'-1
"
8'-0
"
GRADE/TYP
ADJACENT STURCTURE
LOWER LEVEL F.F.E.
LOWER LEVEL F.C.E. SECOND LEVEL F.F.E.
SECOND LEVEL F.C.E. THIRD LEVEL F.F.E.
THIRD LEVEL F.C.E.
9'-1
"
10'-1
"
9'-3
"
9'-8
"
8'-9
1/2
"
2 3 4 51
EXISTING south ElevationScale: 1/4" = 1'-0"3
7'-2
"
7'-6
"
8'-0
"
GRADE/TYP
LOWER LEVEL F.F.E.
LOWER LEVEL F.C.E. SECOND LEVEL F.F.E.
SECOND LEVEL F.C.E. THIRD LEVEL F.F.E.
THIRD LEVEL F.C.E.
9'-1
"
10'-1
"
9'-3
"
9'-8
"
8'-9
1/2
"
B C DA A1
EXISTING East ElevationScale: 1/4" = 1'-0"2
2 3 4 51
S13 S14S12
S15
S22S21
NEW South ElevationScale: 1/4" = 1'-0"4
(EXISTING) stucco
metal roofing
solar thermal panelsfuture pv panels
exhaust hood vent
new railing and deck
new windowsnew deck and railing
new skylight
new door atlevel 1
new stairs, ramp atbreezeway
existing with new breezeway existing, renovated addition new deck
SOUTHNEIGHBOR'S
HOUSE
30' MAX BUILDING HEIGHT
6'-9"
47'-3"
EQ
EQ
2
A1.2Front propertyline
Actual House Setback Line
40'-6"
building heightas defined by
averaging gableroof
SOUTH neighborencroachment
NORTH neighbor encroachment
sidewalk at midpoint0'-0"
level 1-4'-2"
new roof ridge29'-7"
level 27'-7"
roof at addition19'-0"
sidewalk at midpoint0'-0"
level 317'-7"
11x17 page sheet scale: 1/8" = 1'-0"
11x17 page sheet scale: 1/8" = 1'-0"
11x17 page sheet scale: 1/8" = 1'-0"
11x17 page sheet scale: 1/8" = 1'-0"
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