memo to the planning...

www.sfplanning.org

Memo to the Planning Commission HEARING DATE: APRIL 21, 2011

In Reference to the March 17, 2011 Commission Hearing

Date: April 14, 2011 Case No.: 2010.1040D Project Address: 353 SAN JOSÉ AVENUE Zoning: RM-2 (Residential, Mixed, Moderate Density) 40-X Height and Bulk District Block/Lot: 6531/022 Project Sponsor: Gabriel Ng 1360 9th Avenue, #210 San Francisco, CA 94122 Staff Contact: Diego R Sánchez – (415) 575-9082 [email protected]

BACKGROUND The Proposed Project, the demolition of an existing single family dwelling and the new construction of a three story, four-unit multifamily dwelling, was originally heard by the Planning Commission on December 16, 2010. The Planning Commission did not take action on the Mandatory Discretionary Review, but instead continued the case to February 10, 2011 to give the Project Sponsor the opportunity to alter the design of the Proposed Project in accordance with the direction given by the Planning Commission. The case was continued again from February 10, 2011 to March 17, 2011 to provide the Project Sponsor additional time to alter the design. At the March 17, 2011 hearing the Planning Commission approved Case 2009.0173D, the new construction of the four-unit multifamily dwelling, by a vote of 7-0 and intended to take action on Case 2010.1040D, the demolition of the existing single family dwelling. Due to a clerical error Case 2010.1040D did not appear on March 17, 2011 Planning Commission Calendar and no action was taken on the demolition case.

REQUIRED COMMISSION ACTION In order for the project to proceed, the Commission must not take Discretionary Review on Case 2010.1040D and approve the proposed demolition of the existing single family dwelling.

BASIS FOR RECOMMENDATION The Department recommendation is to not take Discretionary Review and approve the demolition of the existing single-family dwelling.

mailto:[email protected]

Executive Summary CASE NO. 2010.1040D Hearing Date: April 21, 2011 353 San José Avenue

2

The Planning Commission intended to act on the Mandatory Discretionary Review to demolish the existing single family home in conjunction with the Mandatory Discretionary Review on the new construction of the replacement structure.

The Planning Commission approved the Mandatory Discretionary Review on the new construction of the replacement structure by a vote of 7-0 due to the Project Sponsor altering the design of the replacement structure in accordance with Planning Commission direction.

The Zoning Administrator granted the associated variance for the Proposed Project.

RECOMMENDATION:

Case No. 2010.1040D – Do not take DR and approve the demolition. Attachments: March 17, 2011 Memorandum to the San Francisco Planning Commission

Memo to the Planning Commission HEARING DATE: MARCH 17, 2011

Continued from the December 16, 2010 Hearing

Date: March 10, 2011 Case No.: 2009.0173DV/2010.1040D Project Address: 353 SAN JOSÉ AVENUE Zoning: RM‐2 (Residential, Mixed, Moderate Density) 40‐X Height and Bulk District Block/Lot: 6531/022 Project Sponsor: Gabriel Ng 1360 9th Avenue, #210 San Francisco, CA 94122 Staff Contact: Diego R Sánchez – (415) 575‐9082 [email protected]

BACKGROUND The Proposed Project was originally heard by the Planning Commission on December 16, 2010. The Planning Commission did not take action on the Mandatory Discretionary Review, but instead continued the case to February 10, 2011 to give the Project Sponsor the opportunity to alter the design of the Proposed Project in accordance with the direction given by the Planning Commission. The case was continued again at the request of the Project Sponsor from February 10, 2011 to March 17, 2011 to provide the Project Sponsor additional time to alter the design. The Planning Commission provided both specific and general directions for the re‐design. A summary of the direction follows:

• The design must be more responsive to the surrounding context, especially with respect to scale.

• The internal circulation should be reconsidered to eliminate inefficiencies.

• The units should be redesigned to meet the needs of a family with elderly members, with respect to physical accessibility.

• The Proposed Project should provide additional setback or notching to reduce mass.

• The Proposed Project should not exceed three stories in scale.

CURRENT PROPOSAL In response to the direction by the Planning Commission, the Project Sponsor has made the following revisions to the Proposed Project:

www.sfplanning.org

mailto:[email protected]

Executive Summary CASE NO. 2009.0173DV/2010.1040D Hearing Date: March 17, 2011 353 San José Avenue

• The fourth floor is eliminated.

• The Proposed Project is approximately 32 feet in height and three stories.

• The front setback is increased from approximately nine feet to ten feet.

• The ground floor unit is designed to be accessible for individuals using a wheelchair for mobility.

• The units no longer are multi‐level units and this eliminates the need for multiple staircases in

the entire building.

• The notch at the northeast corner of the building is expanded from approximately four feet to six feet.

• The change in design reduces the number of dwelling units lacking Planning Code required

Dwelling Unit Exposure from two units to one unit.

OTHER CONSIDERATIONS The Project is seeking a Variance from the Rear Yard and Dwelling Unit Exposure requirements. Planning Code Section 134 requires a rear yard of 34’ – 8” at all levels and limits the height of the last 10 feet of building depth to 30 feet. The Replacement Structure does not provide a rear yard at the ground level, is proposing a rear yard of 22’ – 6” at all levels above the ground level and the last 10 feet of building depth exceeds 30 feet in height. Planning Code Section 140 requires that all dwelling units either face a public street or alley of at least 25 feet in width or a code complying rear yard. Unit #3 does not face a code complying rear yard or a public street or alley of at least 25 feet in width and therefore does not meet the minimum standards for Dwelling Unit Exposure.

REQUIRED COMMISSION ACTION In order for the project to proceed, the Commission must not take Discretionary Review and approve the Proposed Project or take Discretionary Review and modify the Proposed Project.

BASIS FOR RECOMMENDATION The Department recommendation is to not take Discretionary Review and approve the demolition of the existing single‐family dwelling and to not take Discretionary Review on the replacement structure and approve as revised.

The Project Sponsor has complied with the Planning Commission direction to produce a more responsive design for the Proposed Project by reducing the number of stories to three, by reducing the mass through an enlarged front setback and notch at the northern property line and by eliminating inefficient internal circulation.

2

Executive Summary CASE NO. 2009.0173DV/2010.1040D Hearing Date: March 17, 2011 353 San José Avenue

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The Proposed Project will result in a net gain of three dwelling units. The Proposed Project will create three family sized dwelling units, of two and three bedrooms. The Proposed Project realizes the maximum allowable residential density of four units for its

Zoning District and lot size, which, given the goal to locate housing near transit, is desirable. Given the scale of the Proposed Project, there will be no significant impact on the existing

capacity of the local street system or MUNI. Although the structure is more than 50‐years old, a review of the Historic Resource Evaluation

resulted in a determination that the existing building is not an historic resource or landmark.

RECOMMENDATION:

Case No. 2010.1040D – Do not take DR and approve the demolition.

Case No. 2009.0173DV – Do not take DR and approve the new construction.

Attachments: Revised Plans Revised Rendering

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GENERAL NOTES

BLOCK/LOT:

NUMBER OF STORIES:

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NUMBER OF UNITS:ZONING:

TYPE OF CONSTRUCTION:

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ROOM/SPACE NUMBER

DOOR NUMBERHARDWARE GROUP

WINDOW NUMBER

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NEW STUD WALL WITH INSULATIONSEE DETAIL

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EXISTING WALL/DOOR TO REMAIN

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SHEET NUMBER

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ABBREVIATIONS

@

OIPL

INSIDE DIAMETER (DIM.)

GROUND FAULT INSULATEDGALVANIZED SHEET METAL

S.A.D. SEE ARCHITECTURAL DRAWINGS

C.A.R.

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PLEASE TAKE NOTICE THAT THE DRAWINGS AS PREPARED BY GABRIEL Y. NG AND ASSOCIATES FOR THEPROJECT ARE LIMITED TO THE EXTENT AS REQUIRED FOR PLAN CHECK PURPOSES BY CITY AGENCIES HAVINGJURISDICTION OVER THE PROJECT.

IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO DESIGN-BUILD (DESIGN AND INSTALL) ALL SYSTEMS ANDELEMENTS AS REQUIRED FOR THE CONSTRUCTION OF THE PROJECT, INCLUDING BUT NOT LIMITED TO PLUMBING,MECHANICAL, FIRE SPRINKLER AND ELECTRICAL SYSTEMS; AND ALL DETAILS FOR ROOFING, FLASHING, WATERPROOFING AND SOUND PROOFING STANDARDS.

THE USE OF THESE DRAWINGS FOR THE CONSTRUCTION OF THE PROJECT SHALL CONSTITUTE THECONTRACTOR’S REPRESENTATION THAT IT HAS REVIEWED AND VERIFIED THE BUILDABILITY OF THE PROJECT ASSHOWN ON THESE DRAWINGS IN THE LIGHT OF SITE CONDITIONS AND APPLICABLE CODE REQUIREMENTS; ANDTHAT ONCE CONSTRUCTION HAS COMMENCED, THE CONTRACTOR SHALL UNDERSTAKE FULL RESPONSIBLITIESTO DESIGN-BUILD ALL ELEMENTS AND MAKE NECESSARY ADJUSTMENTS AS REQUIRED FOR THE COMPLETION OFTHE PROJECT IN ITS ENTIRETY PURSUANT TO ALL APPLICABLE CODE REQUIREMENTS, TRADE AND WORKMENSHIPSTANDARDS.

ALL CONSTRUCTION WORK SHALL BE DONE IN ACCORDANCE WITH THE CITY BUILDING CODE AND UNIFORMBUILDING CODE, AS WELL AS ALL APPLICABLE FEDERAL, STATE, OSHA, BAY AREA AIR QUALITY MANAGEMENTDISTRICT, COUNTY AND CITY ORDINANCES, AMENDMENTS AND RULINGS. THE CITY CODE SHALL GOVERN WHENIT AND THE UBC OR ANY OTHER REFERENCE CODES AND STANDARDS ARE IN CONFLICT.

THE CONTRACTOR SHALL GIVE ALL NOTICES NECESSARY AND INCIDENTAL TO THE LAWFUL EXECUTION OF THEWORK.

THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS OF THE LOT, EASEMENT, SOIL CONDITIONS, ALL PROPOSEDDIMENSIONS, INCLUDING EXCAVATION, UNDERPINNING, DRAINAGE AND UTILITY LINES AT SUBJECT PROPERTY, ASWELL AS, AT ADJACENT PROPERTIES. IF THE CONTRACTOR ENCOUNTERS DISCREPANCIES IN THE DRAWINGS,HE SHALL CONTACT THE ARCHITECT FOR CLARIFICATION BEFORE PROCEEDING WITH THE WORK. THECONTRACTOR SHALL BE RESPONSIBLE FOR THE COSTS OF CORRECTIONS TO THE WORK IF HE NEGLECTS TOADHERE TO THIS PROCESS.

THE DRAWINGS ARE INTENDED TO DESCRIBE AND PROVIDE FOR A FINISHED PIECE OF WORK. THE CONTRACTORSHALL UNDERSTAND THAT THE WORK HEREIN DESCRIBED SHALL BE COMPLETED IN A GOOD AND WORKMANLIKEMANNER AND IN EVERY DETAIL ALTHOUGH EVERY NECESSARY ITEM INVOLVED IS NOT PARTICULARLYMENTIONED. EXCEPT AS OTHERWISE SPECIFICALLY STATED, THE CONTRACTOR SHALL PAY FOR ALL NECESSARYPERMITS, FEES, MATERIALS, LABOR, TOOLS, AND EQUIPMENT FOR THE ENTIRE COMPLETION OF THE WORKINTENDED TO BE DESCRIBED.

AT ALL TIMES, THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR THE CONDITIONS ATTHE JOB SITE, INCLUDING SAFETY OF PEOPLE, SUBJECT PROPERTY, AND ADJACENT PROPERTIES. THEARCHITECT SHALL NOT REVIEW THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES.

THE ARCHITECT SHALL NOT HAVE CONTROL OR CHARGE OF, AND SHALL NOT BE RESPONSIBLE FOR,CONSTRUCTION MEANS, TECHNIQUES, SEQUENCES OR PROCEDURES, FOR THE OMISSIONS OF THECONTRACTOR OR SUBCONTRACTORS PERFORMING ANY OF THE WORK OR FOR THE FAILURE OF ANY OF THEMTO CARRY OUT THE WORK IN CONFORMANCE WITH THE PLANS AND SPECIFICATIONS.

ALL DRAWINGS, SPECIFICATIONS, AND INFORMATION FURNISHED HEREWITH ARE AND SHALL REMAIN THEPROPERTY OF THE ARCHITECT AND SHALL BE HELD CONFIDENTIAL AND SHALL NOT BE USED FOR ANY PURPOSEOR PURPOSES OTHER THAN THOSE FOR WHICH THEY HAVE BEEN SUPPLIED AND PREPARED. THE ARCHITECT'SDRAWINGS, SPECIFICATIONS OR OTHER DOCUMENTS SHALL NOT BE USED BY THE OWNER OR OTHERS ONOTHER PROJECTS, FOR ADDITIONS TO THIS PROJECT OR FOR COMPLETION OF THIS PROJECT BY OTHERS,EXCEPT BY AGREEMENT IN WRITING, AND WITH APPROPRIATE COMPENSATION TO THE ARCHITECT.

ANY DRAWINGS ISSUED WITHOUT THE APPROVAL STAMP, SIGNED AND DATED BY THE BUILDING DEPARTMENTSHALL BE CONSIDERED IN THE PRELIMINARY STAGE AND SHALL NOT BE USED FOR CONSTRUCTION.

DO NOT SCALE DRAWINGS.

PT.PTN.

H.B.

SWITCH +48" UON3 WAY4 WAYDIMMERLIGHTING FIXTURE IDENTIFICATIONTAG

4DIM.

3

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DUPLEX RECEPTACLE +12" UONGFI GROUND FAULT INSULATED

H.I.D. OR INCANDESCENT WALL SCONCEW/ HEIGHT INDICATION

GASNATURAL GAS OUTLET

XX' TRACK LIGHT FIXTURE CEILING MOUNTEDW/ LENGTH INDICATION

EXHAUST FAN WITH HEAT FAN

DUPLEX RECEPTACLE (110V) +12" UON

S

'A'

CHANDELIER

H.I.D. OR INCANDESCENT LIGHT FIXTUREWALL MOUNTED

RECESSEDH.I.D. OR INCANDESCENT LIGHT FIXTURE

H.I.D. OR INCANDESCENT LIGHT FIXTURECEILING MOUNTED

FLUORESCENT FIXTURERECESSED OR SURFACE MOUNTED

FLUORESCENT FIXTUREWALL MOUNTED

PROJECT DATABUILDING PERMIT APPLICATION #:

FOOT OR FEET

OUTSIDE DIAMETER (DIM.)OVERFLOW DRAIN

PLASTIC LAMINATEPAPER TOWEL DISPENSERPAPER TOWEL RECEPTACLE

TOILET PAPER DISPENSER

SECTION/DETAIL IDENTIFICATION

EXISTING CONDITION TO BE REMOVED

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A-3 (E) FLOOR PLANS

A-4 FLOOR PLANS

A-5 FLOOR PLANS

A-6 ELEVATIONS

A-2 (E) SITE/ROOF PLAN & FRONT ELEVATION

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A-7 SECTION B / WINDOW DETAILS

A-7 SECTION A

North SITE / ROOF PLANSCALE: 1/8" = 1'-0"

40'-8" 28'-1/4"

3'-0" 68.7' 18'-33/4"

4'-11" 20.1' 64'-41/2"

2'-0" 52'-4" 5'-2"10"

2'-0"

5'-0

"27

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3'-91/2" 18'-81/2" 58'-4" 9'-2" 15'-0"

6'-5

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4"31

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4"

14'-5" 29'-6" 15'-3" 8'-4"

BW 81.98MET. SCUPPER W/RWL CONNECT TOCITY SEWER (TYP.)

SLO

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ROOF ELEV =109.6EAVE ELEV. = 103.6F.F. ELEV. = 88.41


PEAK ELEV =112.6EAVE ELEV. = 105.8

LOT 21A

4'

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ROOF ELEV =114.1GARAGE = 83.25

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LOT 22A

LANDSCAPING &PERMEABLE PAVING50% OF F.S.B. AREA

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P/L

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1ST FLOORPATIO

BUILDING LENGTH

2ND FLOORDECK

(N) TC 81.73 4.0" CURB(E) TC 81.75 4.2" CURB(E) FL 81.40



(E) TC 82.39 2.3" CURB(E) FL 82.20

(E) TC 81.42 3.6" CURB(E) FL 81.12

(E) TC 82.56 2.4" CURB(E) FL 82.36

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NOTES :

PROVIDE FIRE ALARM SYSTEM UNDER SEPARATE PERMIT.CONSTRUCTION COST OF THIS PERMIT DOES NOT INCLUDE FIRE ALARM SYSTEM.UNDERPINNING & SHORING IF REQUIRED UNDER SEPARATE PERMIT.

COMPLY TO SECURITY REQUIREMENTS PER SEC. 1005A S.F. CODEPROVIDE ONE HOUR CONSTRUCTION W/ SOUND INSULATION BETWEEN UNIT AND PUBLIC AREAPROVIDE TEMPERED (SAFETY) GLASS PER SECTION 2406.4FIREPLACE SHALL BE "UL LISTED"ROOF DRAIN AND OVERFLOW DRAIN AT ROOF OR DECK SHALL CONNECT TO CITY SEWER

PROVIDE EMERGENCY LIGHTING PER CODEALL LIGHTS SHALL COMPLY WITH 2005 CALIFORNIA TITLE 24 RESIDENTIAL STANDARDSPROVIDE SMOKE DETECTORS PER SEC. 907.2.10

SKYLIGHT CONSTRUCTION PER SEC. 2610PROVIDE MET. STRAP TO WALL FOR WATER HEATER ON 18" PLATFORM

SEE SOIL REPORT PREPARED BY ____________________________ DATED _______

APPLICABLE CODE AND ORDINANCES:2007 CALIFORNIA BUILDING CODE (CBC), W/ SAN FRANCISCO AMENDMENTSLIFE SAFETY CODE, 1999 NFPA 72NFPA 13, 1999 EDITION2007 CALIFORNIA MECHANICAL, ELECTRICAL, AND PLUMBING CODES, W/ SAN FRANCISCO AMENDMENTS.2007 CALIFORNIA FIRE CODE, W/ SAN FRANCISCO AMENDMENTS.2005 CALIFORNIA ENERGY CODE - TITLE 24


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PLA

NN

ING

+ IN

TERI

ORS

GA

BRIE

L Y.

NG

& A

SSO

CIA

TES

AS NOTED

Date

415-

682-

8060

FAX

682-

8720

1360

9TH

AV

ENUE

, SUI

TE 2

10SA

N F

RAN

CIS

CO

CA

941

22w

ww

.gng

aia.

com

9

A-2

031023

12-10-07

NEW

4-U

NIT

DW

ELLI

NG

35

3 S

AN J

OSE

AVE

NU

EB

LOCK

65

31

, LO

T 0

22

SAN F

RAN

CIS

CO

, CA

94

11

0

ML

(E)

SITE

/RO

OF

PLA

N &

FR

ONT

ELEV

ATIO

N

North (E) SITE/ROOF PLANSCALE: 1/8" = 1'-0"

3.0' 68.7' 18.3'

40'-8" 28'-1/4"

5.1' 20.1' 64.8'

2'-8

3/4"

26'-0

"3'

-91/

4"

35'-41/2" 45'-0" 9'-71/2"

14'-0" 31'-0"

ADJ. SUBJ. BLDG. ADJ. F.S.B

ADJ. SUBJ. BLDG.ADJ. GARAGEADJ. R.S.B.

ADJ. R.S.B.

4'

90.00' LOT


ROOF ELEV =114.1GARAGE = 83.25


ROOF ELEV =109.6EAVE ELEV. = 103.6F.F. ELEV. = 88.41


PEAK ELEV =112.6EAVE ELEV. = 105.8

ADJ. BLDG1 STORY GARAGE

ROOF DECK ELEV. =89.7GARAGE = 78.93

LOT 22A

LOT 21A

90.00' LOT

PROPERTY LINE

PROPERTY LINE

SLO

PE

9:12

6'

D/W

D/W

(E) TREE

(E) TREE

SLO

PE

9:12

SIDEWALK

TC 78.03FL 77.58

FL 77.79

EXISTING BLDG353 SAN JOSE AVE.

DECK

CAR PORT

LOT 22

SUB

JEC

T B

LDG

+/-

+/-

+/-

SUBJECT BLDG F.S.B.REAR YARD+/- +/-+/-

+/-+/-2ND FLOOR1ST FLOOR

SLO

PE

9:12

SLO

PE

9:12

SLO

PE

3:12

PATIO

DN

DN

(E) TC 81.42FL 81.12

(E) TC 81.75FL 81.40

(E) TC 82.04FL 81.78

(E) TC 82.34FL 82.13

(E) TC 82.39FL 82.20

(E) TC 82.56FL 82.36

P/L

3

2.5

0' L

OT

P/L

3

2.5

0' L

OT

SAN J

OSE

AVE

(6

7' W

IDE)

PO

PLA

R S

TREE

T (1

5' W

IDE)

(E) FRONT ELEVATIONSCALE: 1/4" = 1'-0"

21'-1

5/8"

9'-1

0"1'

-0"

7'-1

1"

2ND FLOOR

BLD

G H

T.

1ST FLOOR

CEILING

MIDPOINTOF ROOF

CEILING

ADJ. BLDG.EAVE. EL. 103.6

ADJ. BLDG.RF. EL. 109.6

9:12 SLOPE

P/LP/L

(E) REAR ELEVATIONSCALE: 1/4" = 1'-0"

9'-1

0"1'

-0"

7'-1

1"

2ND FLOOR

1ST FLOOR

CEILING

MIDPOINTOF ROOF

CEILING

9:12 SLOPE

P/LP/L


8-27-10REV. PER RDT

MML

MML/JS

3-9-11PLNG. COMM.

Scale

Drawn

Job

Sheet

Of

REVISIONS BY

Sheets

ARC

HITE

CTU

RE +

PLA

NN

ING

+ IN

TERI

ORS

GA

BRIE

L Y.

NG

& A

SSO

CIA

TES

AS NOTED

Date

415-

682-

8060

FAX

682-

8720

1360

9TH

AV

ENUE

, SUI

TE 2

10SA

N F

RAN

CIS

CO

CA

941

22w

ww

.gng

aia.

com

9

A-3

031023

12-10-07

NEW

4-U

NIT

DW

ELLI

NG

35

3 S

AN J

OSE

AVE

NU

EB

LOCK

65

31

, LO

T 0

22

SAN F

RAN

CIS

CO

, CA

94

11

0

ML

(E)

FLO

OR

PLA

NS

(E) 1ST FLOOR PLANSCALE: 1/4" = 1'-0"

26'-0

"

26'-41/2" 9'-0" 45'-0" 9'-71/2"

6'

BEDROOM 1

SUBJECT BLDG

LIVING ROOMSTUDY

DINING ROOM

KITCHEN

UP

DN

DN

(E) TREE

(E) TREE

SIDEWALK

CAR PORT

BATH

SAN J

OSE

AVE

(6

7' W

IDE)

PO

PLA

R S

TREE

T (1

5' W

IDE)

SUB

JEC

T B

LDG

(E) 2ND FLOOR PLANSCALE: 1/4" = 1'-0"

31'-0"

5'-2

1/2"

15'-7

"5'

-21/

2"

6'

BATH

FAMILY ROOMDN

STORAGE

2ND FLOOR

2ND

FLO

OR


8-27-10REV. PER RDT

MML

MML/JS

3-9-11PLNG. COMM.

Scale

Drawn

Job

Sheet

Of

REVISIONS BY

Sheets

ARC

HITE

CTU

RE +

PLA

NN

ING

+ IN

TERI

ORS

GA

BRIE

L Y.

NG

& A

SSO

CIA

TES

AS NOTED

Date

415-

682-

8060

FAX

682-

8720

1360

9TH

AV

ENUE

, SUI

TE 2

10SA

N F

RAN

CIS

CO

CA

941

22w

ww

.gng

aia.

com

9

A-4

031023

12-10-07

NEW

4-U

NIT

DW

ELLI

NG

35

3 S

AN J

OSE

AVE

NU

EB

LOCK

65

31

, LO

T 0

22

SAN F

RAN

CIS

CO

, CA

94

11

0

ML

FLO

OR

PLA

NS

SECOND FLOOR PLANSCALE: 1/4" = 1'-0"

DW DW

B

A

5'-0"

10'-8" 8'-2" 10'-8"

18'-81/2" 29'-2" 29'-2" 2'-0"

2'-8

"8'

-0"

6'-9

"8'

-0"

6'-5

"

5'-0

"27

'-2"

4"31

'-10"

4"

58'-4" 2'-0"

14'-5" 29'-6" 14'-5"

567.11 sq ft

88.99 sq ft

3046

CS

MT

BEDROOM #2

BATH

BEDROOM #2

UNIT 3

BATH

GREAT ROOM

UNIT 2

DECK

BA

Y A

BO

VE

BA

Y A

BO

VE

3050 DHSLOPE

TODRAI

N

SLOPE TO

DRAIN

SLOPE TO

DRAINROOF O/GARAGE

42" HT. PARAPET, TYP.

BU

ILD

ING

WID

TH

BAY

BAYBUILDING LENGTH

6" CURB, TYP.SCUPPER W/ RWLCONNECT TO CITYSEWER, TYP.

ROOF DRAIN W/ OVERFLOWDRAIN TO CITY SEWER,TYP.

CLR

. TO

P/L

GREAT ROOM

3650

DH

BEDROOM #1BEDROOM #1

DECK

4646

FG

O/

4623

AW

N(3

) 202

3 A

WN

F.S.

B. L

INE

ADJ. BLDG.WALL

6'

4'

DN

2846 FG

5678

9

10

11

12

13

14

15

16

17

18

UP1

2

3

4

5 2870

SLOPE TODRAIN

5046

FG

O/

5023

FG

(2) 2

023

AW

NO

/ 202

3 FG

(3) 2

023

FG

6080

SG

D60

80 S

GD

North GROUND FLOOR PLANSCALE: 1/4" = 1'-0"

C

DW

B

A

13'-3

"2'

-2"

10'-0

"

7'-1

1"16

'-0"

7'-1

1"

6'-9

"25

'-5"

4"

3'-91/2" 77'-101/2" 8'-4" 15'-0"

18'-81/2" 29'-2" 24'-5" 5'-7"

18'-81/2" 29'-2" 8'-11" 8'-3" 11'-2" 10'-0"

217.15 sq ft

F.F.EL. 82.70

F.F.EL. 82.70

F.F.EL. 82.70

F.F.EL. 78.50

F.F.EL. 82.70

7.5x15

PARKING #4COMPACT

PO

PLA

R S

TREE

T (1

5' W

IDE)

BW 81.98

8x18

C/L BW 82.36

BW 82.71

WALL ABOVE

SIDEWALKR.S.B.

WA

LL A

BO

VE

SAN J

OSE

AVE

(6

7' W

IDE)

(N) TC 82.46 4.0" CURB(E) TC 82.34 2.5" CURBFL 82.13



(E) TC 82.39 2.3" CURBFL 82.20

PARKING #1

PARKING #38x18

TC 78.03FL 77.58

FL 77.79

1601

00 G

AR

AG

E D

R.

ELEC

.M

ETER

S

3068 w/3028 TRANS

(E) TREE

(E) TREEFL 77.72

FL 77.65

GAS

MET

ERS

NEW CONC.SIDEWALK

SLOPE TO CONFORMW/ (E) ADJ. SIDEWALKELEV. AS REQ'D

3' HT. FENCE

F.S.B.

FOYER3068

BEDROOM

LANDSCAPING &PERMEABLE PAVING50% OF F.S.B. AREA

GREAT ROOM

BAYABOVE

PATIO

DN

BUILDING LENGTH

BU

ILD

ING

WID

TH

UP

ACCESSIBLELIFT

3068

BATH

KITCHEN

3068

UNIT 1

W/D

VAN ACCESSIBLEPARKING #2

9x18

4 CAR GARAGE

1234

ENTRY

2 BIKEPARKING

FURNACES

(2) 2

023

AW

NO

/ 202

3 FG

30 G

ATE

(2) 2

023

AW

N30

46 C

SM

T

WALL ABOVE

3080 w/2080 SIDELT

5080

FR

EN

CH

DR

.

SLOPE TO CONFORMW/ (E) ADJ. SIDEWALK

ELEV. AS REQ'D

OVERHANG ABV.

30 GATE


8-27-10REV. PER RDT

MML

MML/JS

3-9-11PLNG. COMM.

Scale

Drawn

Job

Sheet

Of

REVISIONS BY

Sheets

ARC

HITE

CTU

RE +

PLA

NN

ING

+ IN

TERI

ORS

GA

BRIE

L Y.

NG

& A

SSO

CIA

TES

AS NOTED

Date

415-

682-

8060

FAX

682-

8720

1360

9TH

AV

ENUE

, SUI

TE 2

10SA

N F

RAN

CIS

CO

CA

941

22w

ww

.gng

aia.

com

9

A-5

031023

12-10-07

NEW

4-U

NIT

DW

ELLI

NG

35

3 S

AN J

OSE

AVE

NU

EB

LOCK

65

31

, LO

T 0

22

SAN F

RAN

CIS

CO

, CA

94

11

0

ML

FLO

OR

PLA

NS

North THIRD FLOOR PLANSCALE: 1/4" = 1'-0"

DW

B

A

2'-8

"8'

-0"

6'-9

"8'

-0"

6'-5

"

5'-0"

11'-1" 7'-4" 11'-1"

5'-0

"9'

-0"

6'-0

"9'

-6"

2'-8

"

2'-0" 58'-4" 2'-0"

14'-5" 29'-6" 14'-5"4"

31'-1

0"4"

2'-0" 12'-0" 8'-11" 8'-5" 23'-0" 6'-0" 2'-0"

77.28 sq ft

3650

DH

3650

DH

MASTER BEDROOM

BEDROOM #2

3650

DH

3650

DH

3050 DH

3650

DH

1050 FG

1050 FG BU

ILD

ING

WID

THBAY BAY

CLR

. TO

P/L

LIVING ROOM

DINING ROOM DECK

6'

2846 CSMT 2846 FG

5080

SG

D

2846 FG

5046

FG

O/

5023

FG

(2) 2

023

AW

NO

/ 202

3 FG

(3) 2

023

FG

BUILDING LENGTH

ADJ. BLDG.WALL

PANTRY

UNIT 4

BEDROOM #3

3046

CS

MT

2040SKYLT

BATH

KITCHEN

4040SKYLT

M. BATH

6

15

7

8

9

10

11

12

13

14

16

3

4

5

17DN1

2

4

5

3

6

UP

2020SKYLT

Area Calculation (In Square Feet):Common Garage Total Total

LivingOpen Space Living

Open Space Living

Open Space Living

Open Space

(Inc. Open Space)

(open space)

3rd Floor 1688.65 178.50 178.50 1867.152nd Floor 798.41 88.99 794.49 567.11 134.00 2383.00Ground Floor 711.21 217.15 223.54 1514.82 2666.72Total Living area 711.21 798.41 794.49 1688.65 536.04 1514.82 6916.87Total Open space 217.15 88.99 567.11 178.50 1051.75

Total Living area for all Units = 3992.76 S.F.

Total Garage & Common Area= 2050.86 S.F.

Total Floor Area = 6043.62 S.F.

Total Open Space area for all Units = 1051.75 S.F.

Unit #1 Unit #2 Unit #3 Unit #4

ROOF PLANSCALE: 1/4" = 1'-0"

B

A

12'-9"

40'-10" 11'-6"

4'-8

"4'

-7"

14'-0

"

178.50 sq ft

13

14

15

16

17

18

DN

SLO

PE

1/4:

128

9

10

1112

19

SLO

PE

1/4:

12

28" PARAPET,TYP.

PRIVATE ROOF DECK

2868 28 GATE

6" CURB, TYP.

16'-5" 10'-8" 8'-2" 10'-8" 14'-5" 2'-0"

6'-5

"1'

-0"

7'-0

"7'

-2"

10'-3

"

42" HT. MTLCABLE RAIL, TYP.


8-27-10REV. PER RDT

MML

MML/JS

3-9-11PLNG. COMM.

Scale

Drawn

Job

Sheet

Of

REVISIONS BY

Sheets

ARC

HITE

CTU

RE +

PLA

NN

ING

+ IN

TERI

ORS

GA

BRIE

L Y.

NG

& A

SSO

CIA

TES

AS NOTED

Date

415-

682-

8060

FAX

682-

8720

1360

9TH

AV

ENUE

, SUI

TE 2

10SA

N F

RAN

CIS

CO

CA

941

22w

ww

.gng

aia.

com

9

A-6

031023

12-10-07

NEW

4-U

NIT

DW

ELLI

NG

35

3 S

AN J

OSE

AVE

NU

EB

LOCK

65

31

, LO

T 0

22

SAN F

RAN

CIS

CO

, CA

94

11

0

ML

ELEV

ATIO

NS

2A-8

4'-2

1/2"

9'-0

"1'

-0"

9'-0

"1'

-3"

10'-0

"1'

-6"

8'-0

"

1/4" = 1'-0"SCALE:

POPLAR STREET

GARAGEF.F.EL. 78.50

SECT. GARAGE DR.

1x4 WD. TRIM

200 SQ. IN METLOUVER GAR. VENT

2ND FLOOR

3RD FLOOR

2x WD. CAP o/1x WD TRIM

1x8 WD. TRIM

GROUND FLOORF.F.EL. 82.70

1x4 REDWD. SIDING(TYP.)

ROOF

GSM CAP o/ 2x WD.TRIM (TYP.)

P/LP/L

1x8 REDWD. SIDING(TYP.)

REAR ELEVATION

"INTEGRITY ALL-ULTREX" WINDOW BYMARVIN OR EQ. (TYP.)

31'-1

0"

BW 81.98

1/8" = 1' - 0"RIGHT ELEVATION

SCALE:

EXISTINGGRADE FLOOR

LINE

P/L P/L

ADJ BLDG PROFILE

1/2" CEDAR PLYWD ATBLINDWALL AT P/L

1x HOR. SIDING ATEXPOSED WALL AT P/L

ROOF

2ND FLOOR

GROUND FLOOR

RAINSCREEN PANEL3RD FLOOR

ALUM. FRAMEWINDOW BY

"BLOOMBERG"OR EQ.

32'-1

"

LEFT ELEVATION1/8" = 1' - 0"SCALE:

BW 82.71


FLOORLINE

EXISTINGGRADE

ADJ BLDG PROFILE

ADJ BLDG PROFILE1x HOR. SIDING ATEXPOSED WALL AT P/L

P/LP/L

2ND FLOOR


GROUND FLOOR

RAINSCREEN PANEL

3RD FLOOR

ROOF

ALUM. FRAMEWINDOW BY"BLOOMBERG"OR EQ.

"INTEGRITY ALL-ULTREX" WINDOW BY

MARVIN OR EQ.

1A-8

3'-6

"

8'-0

"

32'-1

"

8'-0

"8'

-0"

9'-0

"1'

-0"

9'-0

"1'

-3"

10'-0

"1'

-6"

6"

1'-6

"2'

-0"

P/L P/L

3' HT WD FENCE

ADJ. BLDG.EAVE. EL. 103.6


353 SAN JOSE AVENUE

CBW 82.71L OF LOTBW 82.36

LIGHTED HOUSENUMBER

HE

AD

ER

BW 81.98

TOP OF SIDEWALK

BLD

G H

T.

2ND FLOOR

HE

AD

ER

1/4" = 1' - 0"

FRONT ELEVATIONSCALE:

GROUND FLOORGARAGE F.F.EL. 82.70

GSM CAP

3RD FLOOR

HE

AD

ER

ROOF

CURB

353

3-COAT EXT. STUCCOFINISH, TYP.

STONE TILE

METALOVERHANG

RAINSCREENPANEL

3-COAT EXT. STUCCOFINISH, TYP.

RAINSCREEN PANEL

METAL OVERHANG

METAL CABLERAIL

METAL OVERHANG

TYP.

ALUM. FRAME WINDOWBY "BLOOMBERG" OR

EQ. (ALL WINDOWS TOBE RECESSED 3" FROMFACE OF FINISH) (TYP.)


8-27-10REV. PER RDT

MML

MML/JS

3-9-11PLNG. COMM.

Scale

Drawn

Job

Sheet

Of

REVISIONS BY

Sheets

ARC

HITE

CTU

RE +

PLA

NN

ING

+ IN

TERI

ORS

GA

BRIE

L Y.

NG

& A

SSO

CIA

TES

AS NOTED

Date

415-

682-

8060

FAX

682-

8720

1360

9TH

AV

ENUE

, SUI

TE 2

10SA

N F

RAN

CIS

CO

CA

941

22w

ww

.gng

aia.

com

9

A-7

031023

12-10-07

NEW

4-U

NIT

DW

ELLI

NG

35

3 S

AN J

OSE

AVE

NU

EB

LOCK

65

31

, LO

T 0

22

SAN F

RAN

CIS

CO

, CA

94

11

0

ML

SECTI

ON A

13'-2

1/2"

4'-2

1/2"

9'-0

"1'

-0"

9'-0

"1'

-3"

10'-0

"1'

-6"

F.F.EL. 78.50

F.F.EL. 82.70

4 CAR GARAGE

POPLAR ST15' WIDE

361 SAN JOSE AVE BEYOND

P/L

P/L

CL OF BLDGEL. 82.36

UNIT 1GREAT ROOM

SCALE 1/4" = 1' - 0"

LONGITUDINAL SECTION A

DECK

BEDROOM #1BATHUNIT 2

BEDROOM #1 BATHUNIT 3

KITCHEN

2ND FLOOR

GRD FLOOR

BEDROOM #2UNIT 4

LIVING ROOMBEDROOM #3

3RD FLOOR

ROOF

STAIRPENT-HOUSE

ROOF DECK


8-27-10REV. PER RDT

MML

MML/JS

3-9-11PLNG. COMM.

Scale

Drawn

Job

Sheet

Of

REVISIONS BY

Sheets

ARC

HITE

CTU

RE +

PLA

NN

ING

+ IN

TERI

ORS

GA

BRIE

L Y.

NG

& A

SSO

CIA

TES

AS NOTED

Date

415-

682-

8060

FAX

682-

8720

1360

9TH

AV

ENUE

, SUI

TE 2

10SA

N F

RAN

CIS

CO

CA

941

22w

ww

.gng

aia.

com

9

A-8

031023

12-10-07

NEW

4-U

NIT

DW

ELLI

NG

35

3 S

AN J

OSE

AVE

NU

EB

LOCK

65

31

, LO

T 0

22

SAN F

RAN

CIS

CO

, CA

94

11

0

ML

SECTI

ON B

/ W

IND

OW

DET

AILS

4'-2

1/2"

9'-0

"1'

-0"

9'-0

"1'

-3"

10'-0

"1'

-6"

F.F.EL. 82.70

F.F.EL. 78.50

P/LP/L

ADJ. BLDG.


SCALE 1/4" = 1' - 0"

CROSS SECTION B

UNIT 2KITCHEN

STAIR PENTHOUSE

2ND FLOOR

GRD FLOOR

GARAGE FLOOR

BATH

ACCESSIBLELIFT

UNIT 1KITCHEN

COMMONHALLUNIT 4

ENTRY

COMMON STAIR

HALLUNIT 4KITCHEN

3RD FLOOR

ROOFROOF

1/2"

1/2"

2x4

WATER DRIP

2x4

HEAD

1/2" EXT. PLYWD.

CAULK ALL EDGES

SILL JAMB

5/8" GYP. BD.

2x4 2x4

2X45/8" GYP. BD. 5/8" GYP. BD.

GSM FLASHING

7/8" 3-COAT STUCCOFINISH

2x REDWD. TRIM

2 LAYERS OF GRADE DBLDG. PAPER

2x REDWD. TRIM

WD. TRIM


BLDG. PAPER LAP O/GSM FLASHING O/DUPONTSTRAIGHTFLASH OR EQ.


1/2" EXT. PLYWD.

GRADE D BLDG.PAPER

GSM FLASHING

WATER DRIP

CAULK ALLEDGES

CAULK ALL EDGES

CAULK ALL EDGES

1x REDWD. TRIM

DUPONT TYVEKFLEXWRAP OR EQ.LAP O/ BLDG. PAPER



1/2" EXT. PLYWD.

CAULK ALLEDGES

DUPONTSTRAIGHTFLASH OR EQ.LAP O/ WIN. FLANGE

ADJ. SILL PANFLASHING BY "JAMSILLGUARD" OR EQ. LAP O/DUPONT TYVEKFLEXWRAP OR EQ.

2 SCALE 3" = 1'-0" "INTEGRITY WOOD-ULTREX" WINDOW BY MARVIN OR EQ., TYP.

1. PROVIDE FLASHING SYSTEM BY DUPONT TYVEK OR EQ., U.O.N.2. INSTALL ALL WINDOWS & FLASHING PER MFR. INSTRUCTIONS

3. VERIFY EGRESS SIZES W/ MANUFACTURER

REDWD. SILL W/BELOW

1x4 HORZ. REDWD. SIDING,(TYP.)

2x REDWD. TRIM

CAULK ALLEDGES (TYP.)

DBL PANE GL IN ALUMFRAME BY: "BLOMBERG"SERIES 450 OR EQ.

GSM FLASHING

ALUM. WIN. MULLIONPOST


GSM FLASHING O/BLDG. PAPER FOR ALLCORNERS (TYP.)

WINDOW FLASHINGTAPE

SCALE 3" = 1'-0"

2x REDWD. TRIM

SILL

HEAD

FIXED

CASEMENT

1x REDWD. TRIM(TYP.)

1x REDWD. TRIM(TYP.)


BLDG. PAPER

2x4

2x4

5/8" GYP. BD.(TYP.)

1/2" EXT. PLYWD SHEATHING

5/8" GYP. BD.

FIXED

FIXED1x REDWD. TRIM

(TYP.)

2x4

2x4

5/8" GYP. BD.(TYP.)

DBL PANE GL INALUM FRAME

BY: "BLOMBERG"SERRIES 450 OR EQ.

AWNING

1/2" EXT. PLYWDSHEATHING

JAMB

2x4

SERIES 450 ALUM. WINDOW BY BLOMBERG OR EQ., TYP.

CAULK ALL EDGES (TYP.)

ADJ. SILL PANFLASHING BY "JAMSILLGUARD" OR EQ. SEE

2x REDWD. TRIM

DUPONT TYVEKFLEXWRAP OR EQ.LAP O/ BLDG. PAPER

BLDG. PAPER LAP O/GSM FLASHING O/DUPONTSTRAIGHTFLASH OR EQ.

BLDG. PAPER O/DUPONT TYVEKFLEXWRAP OR EQ. LAP

1. PROVIDE FLASHING SYSTEM BY DUPONT TYVEK OR EQ., U.O.N.2. INSTALL ALL WINDOWS & FLASHING PER MFR. INSTRUCTIONS

3. VERIFY EGRESS SIZES W/ MANUFACTURER


1 WINDOW DETAIL - ALUMINUM

WINDOW DETAIL - WOOD-ULTREX

memo to the planning...

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