Enclosures - City and County of San Francisco · 4/13/2017 · 3' - 3 1/2" 1.2 1.1 (e) tree to...

April 13, 2017 Sent Via Messenger President Darryl Honda San Francisco Board of Appeals 1650 Mission Street, Room 304 San Francisco, CA 94103

Re: Project Sponsor’s Brief in Opposition to Appeal No. 17-028

435 Marina Boulevard Our File No.: 10518.03

Dear President Honda and Commissioners:

Our office represents Manouch Moshayedi in connection with the renovation of his home

at 435 Marina Boulevard (the “Property”). Mr. Moshayedi purchased the home in July of 2014

with the goal of renovating the home to accommodate his family. He and his family have lived

in the home since its purchase.

I. The Approved Project

The proposed project is relatively simple and modest. The existing building at the

Property is a two-story, single-family home and Mr. Moshayedi proposes to add a single story

with a roof deck on top, adding roughly 10 feet of height to the building. The only horizontal

expansion proposed is a 3-foot expansion towards the rear of the Property on the second floor

only. The proposed project is 100% compliant with the Planning Code, and no variances or

exceptions have been requested. (Approved Project plans attached as Exhibit A.)

President Honda and Commissioners April 13, 2017 Page 2

I:\R&A\1051803\LTR - 435 Marina BOA response brief 4-13-2017.docx

II. The Project is Consistent with the Existing Neighborhood Character

Despite Appellants’ claims to the contrary, the proposed renovation and expansion will

result in a home that is completely consistent with the existing character of the neighborhood.

Height

The project will result in a 35-foot-tall home. This is virtually identical to the height of

the building to its left and is 2 feet, 9 inches shorter than the top of the pitched roof on the

building to the right. All buildings on this block are 3 stories, with the exception of one 4-story

building and one 2-story building that is taller than the project (the building adjacent to the

right). Once built, there will be only one other building shorter than the project on this

block. (See height comparison diagram, attached as Exhibit B.)

Rear Yard

As discussed above, the only horizontal expansion proposed is a 3-foot expansion

towards the rear at the second floor only and for only half the width of the building. The third

floor will extend another six inches for only half the width of the building. The project will be

fully compliant with the rear yard requirement. Both adjacent buildings are more than 15 feet

deeper than the proposed project. Once built, all but one of the existing buildings will be

deeper than the project on this block. (See rear yard comparison diagram, attached as Exhibit

C.)

Both the height and depth of the proposed project will be smaller in size than the vast

majority of homes on this block. The project is objectively not out of scale or oversized

compared to the existing neighborhood.



III. The Project is Will Not Negatively Impact Appellant

Appellant claims the project will negatively impact their light and air (Appellant’s home

is located directly behind the Property). Since the project is directly north of the Appellant’s

home, and sunlight comes from the south in San Francisco, it will not create any significant

shading on Appellant’s property. Further, the project would be separated from the Appellant’s

property line by 23 feet, further minimizing any potential shade that it could cast towards the

Appellant’s home. A sun study prepared by the project architect shows that the proposed project

is not located within the path of the sun where it could have any shading impacts on the

Appellants’ property. (See study attached as Exhibit D)

Privacy is also not an issue here. The proposed roof deck has been located at the front of

the project towards Marina Boulevard, specifically to eliminate any potential sight lines towards

Appellants’ home. With regard to the rear facing windows, these are consistent with the existing

home’s windows, as well as the windows on the adjacent two properties (including on the third

floor of the building to the left). The project will result in sight lines that are no worse than what

exists currently and are well within the reasonable expectations of San Francisco.

IV. Private Views Are Not Protected

The Appellants’ true concern with the project appears to have been expressed in their

initial appeal filing: “The proposed addition would block our view (our home is 465 Avilla

Street) of the San Francisco Bay. The proposed addition would materially, negatively impact the

use and enjoyment of our home and diminish our property value.” The Residential Design

Guidelines are very clear with respect to a project’s effect on private views: “The General Plan,



Planning Code and these Guidelines do not provide for protecting views from private property.”

(Residential Design Guidelines, Page 18.)

Concerns regarding private views are wholly inappropriate when considering a project on

discretionary review or a permit appeal. The Guidelines require focus on whether a project is

consistent with the existing neighborhood character and has no unreasonable impacts on adjacent

properties – neither of which are present with the proposed project.

V. Conclusion

Mr. Moshayedi has proposed a project that will result in a home that is on the smaller end

of homes on the subject block and will accommodate him and his family. The project will have

no unreasonable adverse impacts on its neighbors. As such, we respectfully request that the

Board deny the appeal of the building permit.

Very truly yours, REUBEN, JUNIUS & ROSE, LLP John Kevlin

Enclosures cc: Paul Shinn

EXHIBIT

A

OWNER

MANOUCH MOSHAYEDI

435 MARINA BLVD, SAN FRANCISCO, CA 94123

TEAM

ARCHITECT ENGINEER

EAG STUDIO

2443 FILLMORE #215, SAN FRANCISCO, CA 94115

PHONE: (415) 300-0585

[email protected]

PROJECT DATA

ADDRESS 435 MARINA BLVD

SAN FRANCISCO, CA 94132

BLOCK

LOT

0417A

014

ZONING

OCCUPANCY

RH-1

R3

HEIGHT LIMIT 40X

LEGISLATIVE SETBACKS 5' - 0"

STORIES 2

RESTRICTIONS NONE

TYPE V

PROJECT FEATURES

EXISTING NET NEW PROJECT TOTALS

DWELLING UNITS

PARKING SPACES

NUMBER OF BUILDINGS

HEIGHT OF BUILDING(S)

NUMBER OF STORIES

1 0 1

2 0 2

1 0 1

25' - 3" 9' - 9" 35' - 0"

2 1 3

GROSS SQUARE FOOTAGE

EXISTING NET NEW PROJECT TOTALS

FIRST LEVEL

SECOND LEVEL

THIRD LEVEL

654 970 1624

2587 -70 2517

0 2572 2572

TOTAL GROSS SQUARE FOOTAGE 3241 3472 6713

GARAGE 1587 -792 795

SUMMARY

NEW SQUARE FOOTAGE

LOT SIZE

3472

4720

YEAR BUILT 1986

GREG WALLACE

5865 DOYLE STREET EMERYVILLE CA 94608

PHONE: (510) 654-6903

[email protected]

5'-0" LEGISLATIVE SETBACK

FRONT PROPERTY LINE

435 MARINA BLVD.

2 STORYSUBJECT PROPERTY

1 UNIT

95

' - 6

"

93

' - 4

"

25% REQUIRED REAR SETBACK

6' -

3"

30

' - 1

"3

0' -

8"

3' -

5"

1' -

2"

23

' - 1

1"

37' - 6" 50' - 0" 103' - 9"

3' - 3" SIDE YARD

2' - 7" SIDE YARD 44' - 2"

425 MARINA BLVD

3 STORY1 UNIT

445 MARINA BLVD

2 STORY1 UNIT

1' -

7"

21

' - 8

"3

1' -

8"

30

' - 8

"3

' - 1

"

3' - 9" 66' - 6" 33' - 6"

4' -

7"

36

' - 1

1"

30

' - 0

"1

6' -

3"

41

' - 6

"

1

2

(E) STREET TREE

(E) LANDSCAPE AREA (E) LANDSCAPE AREA

(E) LANDSCAPE AREA

(E) DRIVEWAY

AVILA S

TREET

MARINA BOULEVARD

3' - 3 1/2"

1.2

1.1

(E) TREE TO REMAIN

(E) TREE TO REMAIN

04/29/15INITIAL LAYOUT

REVISIONS DATE

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415-300-0585

415-723-7602

2443 FILLMORE STREET #215SAN FRANCISCO, CA 94115-1814

[email protected]

PHONE FAX

EMAIL

ADDRESS

01/19/16EEA APPLICATION

04/05/16RESPONSE TO RDT COMMENTS

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HORIZONTAL ADDITION, VERTICAL ADDITION OF ONE STORY AND ROOF DECK, NEW INTERIOR LAYOUT, NEW ELECTRICAL, NEW PLUMBING, NEW ROOF DECK, FINISHING OF GARAGE LEVEL.

N

APPLICABLE CODES2013 CA BUILDING CODE W/ SF AMENDMENTS

2013 CA ENERGY CODE (TITLE 24)

2013 CA PLBG CODE W/ SF AMENDMENTS

2013 CA ELECT CODE W/ SF AMENDMENTS

2013 CA MECHANICAL CODE W/ SF AMENDMENTS

2013 CALIFORNIA FIRE CODE W/ SF AMENDMENTS

1. NFPA 13 AUTOMATIC FIRE SPRINKLER PER CBC 903.3.1.1 SHALL BE INSTALLED THROUGHOUT THE ENTIRE BUILDING - ON SEPERATE PERMIT

GENERAL NOTES1. IT IS THE GENERAL CONTRACTOR’S RESPONSIBILITY TO ENSURE THAT ALL WORK PERFORMED COMPLIES WITH THE CBC, CFC, CMC, CPC, CEC, ALL LOCAL AMENDMENTS AND CONFORMS WITH INDUSTRY BEST PRACTICES

2. THE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL APPLICABLE CODES, LAWS, ORDINANCES, RULES & REGULATIONS OF ALL GOVERNING AGENCIES

3. THE CONTRACTOR AND SUBCONTRACTORS SHALL PURCHASE & MAINTAIN CERTIFICATIONS OF INSURANCE WITH RESPECT TO WORKERS COMPENSATION, PUBLIC LIABILITY & PROPERTY DAMAGE FOR THE LIMITS AS REQUIRED BY LAW. THE CERTIFICATIONS SHALL NAME THE OWNER AS ADDITIONALLY INSURED.

4. DRAWINGS & SPECIFICATIONS ARE INTENDED AS ASSISTANCE AND GUIDANCE BUT EXACT DIMENSIONS AND ELEVATIONS SHALL BE GOVERNED BY ACTUAL FIELD CONDITIONS & SHALL BE CHECKED BY CONTRACTOR.

5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR INITIATING, MAINTAINING & SUPERVISING ALL SAFETY PRECAUTIONS IN CONNECTION WITH THE WORK INCLUDING BUT NOT LIMITED TO THE PROTECTION OF PEDESTRIANS & ADJACENT PROPERTIES.

6. THE CONTRACTOR SHALL NOT PROCEED WITH ANY WORK REQUIRING ADDITIONAL COMPENSATION BEYOND THE CONTRACT AMOUNT WITHOUT WRITTEN AUTHORIZATION. FAILURE TO OBTAIN AUTHORIZATION FROM THE OWNER OR THE OWNER'S REPRESENTATIVE MAY INVALIDATE ANY CLAIM FOR ADDITIONAL COMPENSATION.

7. SHOP & FIELD WORK SHALL BE PERFORMED BY MECHANICS, CRAFTSMEN & WORKERS SKILLED AND EXPERIENCED IN THE FABRICATION AND INSTALLATION OF THE WORK INVOLVED. WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE BEST ESTABLISHED PRACTICE OF THE INDUSTRY.

8. THE CONTRACTOR SHALL TAKE FIELD MEASUREMENTS AND REPORT DISCREPANCIES WITH THIS PLAN'S AUTHOR WHENEVER APPROPRIATE.

9. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR THE WORK PERFORMED AND FOR THE METHODS AND MATERIALS USED.

SCOPE OF WORK

18. TO ENSURE GOOD COORDINATION, CONTRACTOR SHALL PROVIDE THIS PLAN'S AUTHOR APPROXIMATELY NO MORE AND NO LESS THAN 10 DAYS OF NOTICE TO REQUEST ROUGH PLUMBING FIXTURE ORDER SHEET, ROUGH ELECTRICAL FIXTURE SELECTION SHEET, APPLIANCE ORDER SHEET, FINISH PLUMBING ORDER SHEET, BATH HARDWARE ORDER SHEET, LIGHTING FIXTURES ORDER SHEET, GROUT AND PAINT/STAIN COLOR SELECTION SHEET, ETC.

19. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE DISTRIBUTION OF DRAWINGS TO ALL TRADES UNDER CONTRACTOR'S SUPERVISION AND SHALL MAINTAIN CURRENT CONSTRUCTION DOCUMENTS ON THE JOB SITE DURING ALL PHASES OF CONSTRUCTION.

20. FINAL LOCATIONS OF ALL EQUIPMENT, SERVICES, PANEL BOARDS, FIXTURES, SWITCHES AND OUTLETS, WATER HEATER, FURNACES, BOILERS, ETC. SHALL BE APPROVED BY THIS PLAN'S AUTHOR PRIOR TO INSTALLATION.

21. ALL INSTALLED PLUMBING, MECHANICAL & ELECTRICAL EQUIPMENT SHALL OPERATE QUIETLY, SMOOTHLY & FREE OF VIBRATION. SEE MANUFACTURERS' RECOMMENDATIONS FOR ACOUSTICALLY SOUND CONSTRUCTION METHODS.

22. CONTRACTOR IS TO DISCUSS WITH OWNER OR THE OWNER'S REPRESENTATIVE THE VARIOUS INSULATION OPTIONS PRIOR TO ENGAGING THE SUB, INCLUDING BUT NOT LIMITED TO BATS, FOAM AND CELLULOSE. THE OWNER OR THE OWNER'S REPRESENTATIVE SHOULD BE ENABLED TO VALUE-ENGINEER THEIR DECISION GIVEN THAT, WHILE CONCEALED, INSULATION MATTERS IN THE LONG-TERM ENERGY PERFORMANCE OF THE BUILDING.

23. CONTRACTOR IS TO ENSURE THAT INSULATION IS INSTALLED SO THAT IT IS THE MOST EFFECTIVE. PRIOR TO CLOSING UP THE WALLS, INSULATION INSTALLATION IS TO BE VERIFIED BY A THIRD-PARTY PROFESSIONAL AND/OR THIS PLAN'S AUTHOR.

24. THE CONTRACTOR SHALL FURNISH TO THE OWNER AN OWNER MANUAL FOR THE HOME, WHICH SHALL INCLUDE BUT NOT BE LIMITED TO MANUFACTURER'S INSTRUCTION, OPERATION & MAINTENANCE MANUALS FOR PRODUCTS & EQUIPMENT, SPECIAL TOOLS, ACCESSORIES, SPARE PARTS, ETC.

10.CONTRACTOR SHALL SCHEDULE AND PERFORM THE WORK DURING NORMAL WORKING HOURS UNLESS OTHERWISE APPROVED BY THE OWNER OR THE OWNER'S REPRESENTATIVE. ANY OVERTIME REQUIRED SHALL BE INCLUDED IN THE BID. NO CHANGES TO THE CONTRACT AMOUNT WILL BE AUTHORIZED AS A RESULT OF OVERTIME INCURRED.

11. CONTRACTOR TO PROVIDE STRICT CONTROL OF JOB CLEANING & PREVENT DUST & DEBRIS FROM EMANATING FROM THE CONSTRUCTION AREA. REMOVE AND LAWFULLY DISPOSE OF ALL RUBBISH AND DEBRIS RESULTING FROM CONTRACTOR'S OPERATIONS DAILY. REMOVE RUBBISH AND DEBRIS AS IT ACCUMULATES AND KEEP AREA BROOM CLEAN. CONTRACTOR SHALL NOT STORE RUBBISH ON SITE FOR ANY EXTENDED PERIOD OF TIME.

12. WHEN WORK IS PERFORMED WITHIN OR IN PROXIMITY OF OCCUPIED BUILDINGS, THE CONTRACTOR SHALL EMPLOY ALL AVAILABLE TECHNIQUES FOR NOISE ABATEMENT, INCLUDING BUT NOT LIMITED TO MUFFLERED AIR COMPRESSORS AND NOISE SUPPRESSED PNEUMATIC & ELECTRIC TOOLS.

13. CONTRACTOR SHALL PROVIDE PROTECTION TO FINISHES & FIXTURES TO REMAIN OR NEWLY INSTALLED FINISHES & FIXTURES SO AS TO KEEP THEM IN THEIR BEST POSSIBLE CONDITION AT DELIVERY OF THE CONCLUDED PROJECT.

14. THE CONTRACTOR SHALL FAVOR GREEN BUILDING METHODS AND ENVIRONMENTALLY PREFERRED PRODUCTS AND MATERIALS.

15. ALL PRODUCTS AND MATERIALS ARE TO BE STORED IN MOISTURE-FREE ENVIRONMENT DURING THE ENTIRE CONSTRUCTION PROCESS.

17. THE CONTRACTOR SHALL INFORM THE OWNER AND THE OWNER'S REPRESENTATIVE OF THE TIMELINE DURING CONSTRUCTION IN SUCH A WAY THAT CONSTRUCTION DOCUMENTS AND ORDER SHEETS CAN BE UPDATED AND PRODUCED IN ADVANCE TO ASSIST THE CONTRACTOR.

25. UPON COMPLETION OF THE WORK OR SHORTLY BEFORE, THE CONTRACTOR SHALL DIRECT THE OWNER AND THE OWNER'S REPRESENTATIVES (ARCHITECT, DESIGNER, ENGINEERS) TO PREPARE PUNCH LIST OF CORRECTIONS.

26. ALL WORK SHALL ACCOUNT FOR MATERIAL EXPANSION & CONTRACTION, SHRINKAGE, BUILDING MOVEMENTS, ETC, SUFFICIENT TO PREVENT CRACKS, BUCKLING, WARPING OR OTHER DEFORMATION DUE TO HUMIDITY & TEMPERATURE CHANGE & NORMAL LOADING.

27. MOISTURE BARRIERS AND MOISTURE REDUCTION SYSTEMS SHALL BE USED WHENEVER APPROPRIATE, ACCORDING TO INDUSTRY'S BEST PRACTICE AND/OR MANUFACTURER'S RECOMMENDATIONS.

28. ATTACHMENTS, CONNECTIONS, OR FASTENINGS OF ANY NATURE ARE TO BE PROPERLY AND PERMANENTLY SECURED IN CONFORMANCE WITH BEST PRACTICE.

2PERSPECTIVE FROM STREET

SHEET LIST

PAGE SHEET NAME

A1.0 SITE PLAN/COVER SHEET

A1.1 PROPOSED SITE PLAN / BLOCK PLAN

A2.0 EXISTING FLOOR PLANS

A2.1 DEMOLITION CALCULATIONS

A3.0 PROPOSED FLOOR PLANS

A3.1 PROPOSED FLOOR PLANS

A4.0 EXISTING ELEVATIONS

A5.0 PROPOSED ELEVATIONS

A6.0 SECTIONS

A7.0 PHOTOGRAPHS

FIRE SPRINKLER NOTES

1/8" = 1'-0"1EXISTING SITE PLAN

1. SEAL ALL PLUMBING, ELECTRICAL AND OTHER PENETRATIONS OF WALLS AND FLOORS

2. WATER-RESISTANT FLORING WITHIN 3 FEET OF ALL EXTERIOR DOORS

3. WATER-RESISTANT FLORING IN THE KITCHEN, BATHROOM, LAUNDRY ROOMS

4. CONVENTIONAL CLOTHES DRYERS EXHAUSTED DIRECTLY TO OUTDOORS

5. USE ONLY STAINLESS STEEL METAL FLASHINGS BEHIND CEMENTATIONS

6. INCLUDE NO WOOD-TO-CONCRETE CONNECTIONS OR SEPARATE CONNECTIONS WITH DIVIDERS

MOISTURE PREVENTION NOTES FRAMING LUMBER1. ALL FRAMING LUMBER SHALL BE DOUGLAS FIR - LARCH GRADED PER WCLIB OR WWPA GRADING RULES AND MEET THE FOLLOWING MINIMUM GRADES:

ALL POSTS AND BEAMS AND HEADERS (44X AND THICKER) - #1ALL ROOF JOISTS: (2X & 3X) - #2ALL FLOOR JOISTS: (2X & 3X) - #2ALL STUDS: (2X & 3X) - STUD GRADEALL PLATES AND MISCELLANEOUS LUMBER: CONSTRUCTION GRADE

2. ALL LUMBER IN CONTACT WITH CONCRETE OR MASONRY SHALL BE PRESSURE TREATED. USE G185 DOUBLE GALVINIZED NAILS, BOLTS, AND HARDWEAR AT PREASURE TREATED LUMBER (SIMPSON Z-MAX)

DIMENSIONS ARE ROUNDED TO THE INCH ON THIS PLAN

DIMENSIONS ARE TO FINISH UNLESS OTHERWISE NOTED.

THE GENERAL CONTRACTOR IS TO REPORT ANY DISCREPANCIES BETWEEN THE DRAWINGS AND ACTUAL SITE CONDITIONS WITH DESIGN TEAM BEFORE PERFORMING THE WORK

DIMENSION NOTES

GENERAL NOTES (CONT.) GENERAL NOTES (CONT.) GENERAL NOTES (CONT.)

435 MARINA BLVD.

3 STORYSUBJECT PROPERTY

1 UNIT

93

' - 4

"

95

' - 6

"

50' - 0"37' - 6" 103' - 9"

25% REAR SETBACK

23

' - 4

"3

6' -

5"

10

' - 2

"

23

' - 9

"6

6' -

9"

5' -

0"

5' -

0"

5'-0" LEGISLATED SETBACK

(E) DRIVEWAY

15

' - 5

"1

' - 3

"1

' - 9

"

425 MARINA BLVD

3 STORY1 UNIT

445 MARINA BLVD

2 STORY1 UNIT

62

' - 0

"3

' - 5

"1

' - 4

"

5' -

0"

30

' - 0

"1

6' -

3"

41

' - 6

"

3' - 9" 66' - 6"

4' -

7"

36

' - 1

1"

15

' - 2

"

21' - 5" 3' - 3"

1

2

(E STREET TREE)

(E) LANDSCAPE AREA

(E) LANDSCAPE AREA

(E) LANDSCAPE AREA

(E) DRIVEWAY

(N) STREET TREE IN (E) LANDSCAPED AREA(N) DWARF STREET TREE IN (E) LANDSCAPED AREA

2' - 7" 3' - 3"

63

' - 3

"

AVILA S

TREET

MARINA BOULEVARD3' - 3 1/2"

1.2

1.1

(E) TREE(E) TREE

(E) TREE

CONCRETE PAVERS

BBQ

FIRE RATED SEPARATION AT FENCE

LAWN

18" PLANTER WALL

BUILT IN SEATING

SKYLIGHTS

SUBJECT PROPERTY

AVILA S

TREET

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ULEVAR

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MARINA BOULEVARD


REVISIONS DATE

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[email protected]

PHONE FAX

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ADDRESS



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1/8" = 1'-0"1PROPOSED SITE PLAN

1" = 60'-0"2BLOCK PLAN

AB ANCHOR BOLTAD AREA DRAINADJ ADJUSTABLEALT ALTERNATEARCH ARCHITECTURALASPH ASPHALTAUTO AUTOMATICAVG AVERAGEBD BOARDBIT BITUMINOUSBLDG BUILDINGBLK BLOCKBLKG BLOCKINGBM BEAMBSMT BASEMENTBTWN BETWEENBYND BEYONDC CHANNELCAB CABINETCEM CEMENTCFL COMPACT FLUORESCENTCJT CONTROL JOINTCL CENTER LINECLG CEILINGCLO CLOSETCLR CLEARCMU CONCRETE MASONRY UNITCNTR COUNTERCOL COLUMNCONC CONCRETECONT CONTINUOUSCPT CARPETCRS COLD ROLL STEELCT CERAMIC TILECTOP COUNTERTOPCUST CUSTOMCW COLD WATER

D DRYERDBL DOUBLEDIA DIAMETERDIM DIMENSIONDSP DISPOSALDIST DISTANCEDN DOWNDR DOORDWG DRAWING(E) EXISTING CONDITIONEJ EXPANSION JOINTEL ELEVATIONELEC ELECTRICALELEV ELEVATORENCL ENCLOSUREEP ELECTRICAL PANELEQUIV EQUIVALENTEXH EXHAUSTEXP EXPANSIONEXT EXTERIORFAB FABRICATEDFAST FASTEN(ER)FDN FOUNDATIONFF FINISHED FLOORFIN FINISH(ED)FIXT FIXTUREFL FLOORFLG FLASHINGFLUR FLUORESCENTFO FACE OFFOC FACE OF CONCRETEFOF FACE OF FINISHFOS FACE OF STUDFOW FACE OF WALLFT FOOT, FEETFTG FOOTINGFURN FURNACEFUR FURRING

GA GAUGE, GAGEGALV GALVANIZEDGC GENERAL CONTRACTORGD GARBAGE DISPOSALGFI GROUND FAULT INTERRUPTGFRC GLASS FIBER REINF CONCGL GLASSGL BK GLASS BLOCKGLU LAM GLUE LAMINATEDGLZ GLAZINGGRND GROUNDGR GRADEGSM GALVANIZED SHEET METALGWD GYPSUM WALL BOARDHB HOSE BIBHC HOLLOW COREHD HEADHDBD HEADBOARDHDWD HARDWOODHDWE HARDWAREHG HORIZONTAL GRAINHM HOLLOW METALHORIZ HORIZONTALHR HOURHRS HOT ROLLED STEELHT HEIGHTHW HOT WATERHWH HOT WATER HEATERID INSIDE DIAMETERIN INCHINCL INCLUDE, INCLUDINGINS INSULATIONINT INTERIORJ JOISTJT JOINTKIT KITCHENLAM LAMINATEDLDY LAUNDRY

LAV LAVATORYLB POUNDLIN LINEARLN LNLONG LONGITUDINALLT LIGHTLT WT LIGHT WEIGHTMACH MACHINEMATL MATERIALMAX MAXIMUMMECH MECHANICALMEMB MEMBRANEMFR MANUFACTURERMIN MINIMUMMIR MIRRORMISC MISCELLANIOUSMTD MOUNTEDMTG MOUNTINGMTL METAL(N) NEWNA NOT APPLICABLENIC NOT IN CONTRACTNO NUMBERNSF NET SQUARE FOOTAGENTS NOT TO SCALEOBS OBSCUREOC ON CENTEROD OUTSIDE DIAMETEROH OPPOSITE HANDOPER OPERABLEOPNG OPENINGOPP OPPOSITEPAR PARALLELPART PARTITIONPERF PERFORATEDPERIM PERIMETERPL PLATEPLAM PLASTIC LAMINATE

PLAS PLASTERPLY PLYWOODPNL PANELPR PAIRPREFAB PRE-FABRICATEDPROJ PROJECTPROP PROPERTYPSF POUNDS PER SQAURE FOOTPSI POURDS PER SQUARE INCHPT PRESSURE TREATEDPTD PAINT(ED)PVC POLYVINYL CHLORIDEPWR POWERQT QUARRY TILEQTR QUARTERQTY QUANTITYR RISERRA RETURN AIRRAD RADIUSRCP REFLECTED CEILING PLANRD ROOF DRAINREC RECESSEDREF REFERENCEREFL REFLECTEDREFR REFRIGERATORREG REGISTERREINF REINFORCE(D)(ING)(MENT)REQD REQUIREDRES RESILIENTRET RETURNREV REVISIONRM ROOMRND ROUNDRO ROUGH OPENINGRWL RAIN WATER LEADERSASM SELF-ADHERING SHEET MEMBRANESC SOLID CORESCD SEE CIVIL DRAWINGS

SCHED SCHEDULESD SMOKE DETECTORSEC SECTION

SED SEE ELECTRICAL DRAWINGSSHT SHEET, SHEETINGSHR SHOWERSIM SIMILARSK-L SKYLIGHTSL SLIDING/SLIDERSLD SEE LANDSCAPE DRAWINGSSMD SEE MECHANICAL DRAWINGSSOG SLAB ON GRADESPD SEE PLUMBING DRAWINGSSP SPACESPE SPECIFICATION(s)SPKR SPEAKERSQ SQUARESQ FT SQUARE FOOT (FEET)SQ IN SQUARE INCHSSD SEE STRUCTURAL DRAWINGSSS STAINLESS STEELST STREETSTD STANDARDSTL STEELSTOR STORAGESTRUCT STRUCTURALSUSP SUSPENDEDSW SWITCHSYM SYMMETRICALSYS SYSTEMT TREADTBS TO BE SPECIFIEDT&B TOP AND BOTTOMT&G TONGUE AND GROOVETEL TELEPHONETEMP TEMPEREDTHK THICK(NESS)THRU THROUGH

TOC TOP OF CONCRETETOP TOP OF PLATETOS TOP OF SLABTOW TOP OF WALLTV TELEVISIONTYP TYPICALUG UNDERGROUNDUNEXC UNEXCAVATEDUNFIN UNFINISHEDUL UNDERWRITER'S LABUON UNLESS OTHERWISE NOTEDVAR VARIESVB VAPOR BARRIERVCT VINYL COMPOSITION TILEVENT VENTILATIONVERT VERTICALVEST VESTIBULEVG VERTICAL GRAINVIF VERIFY IN FIELDVOL VOLUMEW WASHERW/ WITHW/O WITHOUTWC WATER CLOSETWD WOODWDW WINDOWWP WEATHERPROOFWPM WATERPROOF MEMBRANEWT WEIGHT

ABBREVIATIONS

1. INSTALL 5/8" TYPE "X" GYPSUM BOARD IN MECHANICAL ALCOVE OF WATER HEATER FOR ONE HOUR RATED PARTITION AT WALLS AND CEILING.

2. INSTALL 2 LAYERS OF 5/8" TYPE "X" GYPSUM BOARD AT ALL AREAS UNDER STAIRS, CEILINGS TO ACHIEVE 1-HR RATED PARTITIONS

3. ALL FRAMING USED SHALL BE FORESTRY STEWARDSHIP (FSC) COUNCIL DRY LUMBER

4. ALL EXTERIOR WALLS TO BE 2X6 STUDS UNLESS OTHERWISE NOTED

5. ALL INTERIOR WALLS TO BE 2X4 STUDS EXCEPT AT PLUMBING WALLS, BEHIND PLUMBING FIXTURES, OR AS SPECIFIED

6. GARAGE TO HAVE MINIMUM 1 3/8" SOLID CORE SELF-CLOSING INTERIOR DOOR TO HOUSE

7. ACCESSIBLE UNDER-FLOOR AREAS SHALL BE PROVIDED WITH AN 18" X 24" ACCESS PANEL.

8. SLOPE EXTERIOR PAVED SURFACE 1/4"/FEET MINIMUM AWAY FROM BUILDING

9. INSTALL SOLID BLOCKING AS REQUIRED FOR FINISH HARDWARE, CABINETS, TRIM, AND FIXTURES.

10. REQUEST APPROVAL OF ALL MATERIALS AND CHEMICALS USED DURING CONSTRUCTION AND DOCUMENT FOR BUILDING RECORDS

11. KEEP ALL EXTERIOR WOOD AT LEAST 12" ABOVE SOIL

12. PRIME ALL SIDES OF PLYWOOD AND TRIM PRIOR TO INSTALLATION.

13. PRE-PRIME KNOTS IN WITH PRIMER SEALER OR EQUIVALENT

14. ALL CUT OR NOTCHED TREATED WOOD SHALL BE SEALED WITH WOOD PRESERVATIVE SEALER

15. PROVIDE CEMENT/FIBER BACKERS AT ALL WET LOCATIONS. INSTALL ALL THE WAY TO CEILING. WATER-RESISTANT GYPSUM SHALL NOT BE USED IN SHOWER AND TUB AREAS.

16. ALL OUTDOOR EXPOSED WOOD AND MATERIALS ARE TO BE RATED FOR EXTERIOR USE

17. PROVIDE FLASHING AND WATERPROOFING ON ROOF, SIDING, OVERHANGS, DECKS AND PARAPETS

18. THERE SHALL BE A CLEARANCE OF AT LEAST 18" BETWEEN UNDERSIDE OF WOOD FLOOR JOISTS AND THE FINISHED SURFACE OF THE GROUND, AND AT LEAST 12" BETWEEN THE UNDERSIDE OF ANY OTHER WOOD HORIZONTAL FRAMING MEMBER AND THE FINISHED SURFACE OF THE GROUND.

19. "OPENINGS AROUND VENTS, PIPES, DUCTS, FLUES & SIMILAR AREAS WHICH ALLOW THE PASSAGE OF FIRE AT THE ROOF & FLOOR LEVELS SHALL BE FIRE STOPPED. FIRE STOPPING & BLOCKING SHALL COMPLY WITH CBC CHAPTER 7. THE EXTENT & COORDINATION OF FIRE BLOCKING SHALL BE THE RESPONSIBILITY OF THE GENERAL CONTRACTOR."

FRAMING NOTES

HEATING AND VENTILATION NOTES1. PROVIDE MIN 150 SQ INCHES EACH UPPER & LOWER COMBUSTION AIR CLEAR OPENINGS FOR WATER HEATER HEATERS, BOILERS, FURNACES AND OTHER GAS BURNING APPLIANCES.

2. LOCATE OPENINGS WITHIN 12" FROM FLOOR & 12” FROM CEILING.

3. PROVIDE ENERGY STAR VENTILATION FOR BATHROOMS AS SPECIFIED IN FIXTURE LIST

4. FLOOR AREAS SHALL BE VENTILATED BY AN APPROVED MECHANICAL MEANS OR BY OPENINGS INTO THE UNDER-FLOOR AREA WALLS NOT LESS THAN 1 SQUARE FOOT FOR EACH 25 LINEAR FEET OF EXTERIOR WALL. SUCH OPENINGS SHALL HAVE A NET AREA OF NOT LESS THAN 1 SQUARE FOOT FOR EACH 150 SQUARE FEET OF UNDER-FLOOR AREA. THEIR OPENINGS SHALL BE LOCATED AS CLOSE TO CORNERS AS PRACTICAL AND SHALL PROVIDE CROSS VENTILATION.

5. INTERSTITIAL SPACES ARE NEVER TO BE USED TO SUPPLY OR RETURN FORCED AIR

6. PROVIDE GARAGE VENTILATION MINIMUM 200 SQUARE INCHES AS PER SFBC 406.1.3

7. WATER HEATER TO BE PROVIDED WITH A SEISMIC STRAP AND RAISED 18" ABOVE GARAGE FLOOR

8. ENSURE THAT COMBUSION AIR MEETS REQUIREMENTS OF CMC CHAPTER 7

9. ALL INTERIOR SPACES INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH SPACE HEATING PER CBC 1204.1

10. DUCT LEAKAGE TO THE OUTDOORS LIMITED TO 6 CFM / 100 SQ.FT.

11. THE REQUIRED VOLUME OF INDOOR COMBUSTION AIR FOR GAS WATER HEATER SHALL COMPLY WITH CMC 701.4.

11. GAS VENT PASSING TRHOUGH A ROOF SHALL EXTEND THROUGH THE ENTIRE ROOF FLASHING, ROOF JACK, OR ROOF THIMBLE ANDSHALL BE TERMINATED WITH A LISTED TERMINATION CAP. PER MCM 802.6

1. SEAL ALL PLUMBING, ELECTRICAL AND OTHER PENETRATIONS OF WALLS AND FLOORS

2. WATER-RESISTANT FLORING WITHIN 3 FEET OF ALL EXTERIOR DOORS

3. WATER-RESISTANT FLORING IN THE KITCHEN, BATHROOM, LAUNDRY ROOMS

4. CONVENTIONAL CLOTHES DRYERS EXHAUSTED DIRECTLY TO OUTDOORS

5. USE ONLY STAINLESS STEEL METAL FLASHINGS BEHIND CEMENTATIONS

6. INCLUDE NO WOOD-TO-CONCRETE CONNECTIONS OR SEPARATE CONNECTIONS WITH DIVIDERS

MOISTURE PREVENTION NOTES

N

DN

DN

UP

UP

MASTER BEDROOM

MASTER BATH

BEDROOM 2

CLOSET

CLOSET

BEDROOM 3

OFFICE

KITCHEN

DININGROOM

LIVINGROOM

2' - 7" 12' - 3" 31' - 11" 3' - 3"

50' - 0"

24

' - 1

0"

4' -

0"

6' -

9"

6' -

3"

8' -

8"

5' -

4"

7' -

4"

2' -

8"

4' -

7"

63

' - 2

"

10' - 7" 33' - 7" 3' - 3"

4' -

8"

45

' - 1

"6

' - 1

"9

' - 2

"6

' - 8

"

1

2

3' -

1"

3' -

5"

4

A6.0

3

A6.0MARINA BOULEVARD

3' - 3 1/2"

1.2

1.1

BEDROOM 4

BATH 2

GARAGE 4

FOYER

2' - 7" 2' - 2" 16' - 0" 1' - 0" 13' - 3" 11' - 9" 1' - 1" 2' - 2"

50' - 0"

57

' - 3

"9

' - 9

"

48

' - 9

"1

8' -

3"

1

2

9' -

9"

1' -

2"

4

A6.0

3

A6.0MARINA BOULEVARD

3' - 3 1/2"

1.2

1.1


REVISIONS DATE

MA

RIN

A B

OU

LE

VA

RD

RE

MO

DE

L435 M

AR

INA

BLV

D.

SA

N F

RA

NC

ISC

O, C

A

94123

BLO

CK

0417A

LO

T 0

14

#

415-300-0585

415-723-7602


[email protected]

PHONE FAX

EMAIL

ADDRESS



1


9/2

8/2

01

6 3

:45

:04

PM

A2.0

EX

IST

ING

FLO

OR

PLA

NS

1/4" = 1'-0"2EXISTING LEVEL 2 1/4" = 1'-0"1EXISTING LEVEL 1

N

UP

DN

1

2

BEDROOM 4

BATH 2

GARAGE 4

FOYER

MARINA BOULEVARD

1.2

1.1

1

2

MASTER BEDROOM

MASTER BATH

BEDROOM 2

CLOSET

CLOSET

BEDROOM 3

OFFICE

KITCHEN

DININGROOM

LIVINGROOM

3' -

1"

MARINA BOULEVARD

1.2

1.1


REVISIONS DATE

MA

RIN

A B

OU

LE

VA

RD

RE

MO

DE

L435 M

AR

INA

BLV

D.

SA

N F

RA

NC

ISC

O, C

A

94123

BLO

CK

0417A

LO

T 0

14

#

415-300-0585

415-723-7602


[email protected]

PHONE FAX

EMAIL

ADDRESS



1


9/2

8/2

01

6 3

:45

:04

PM

A2.1

DE

MO

LIT

ION

CA

LC

ULA

TIO

NS 1/4" = 1'-0"1LEVEL 1 DEMO PLAN

1/4" = 1'-0"2LEVEL 2 DEMO PLAN

1. THE CONTRACTOR SHALL PROVIDE ALL MATERIALS AND MEANS FOR TEMPORARY SHORING AS NEEDEDTO PREVENT DAMAGE AND MINIMIZE SETTLEMENT OF EXISTING AND ADJACENT STRUCTURE(S).

2. EFFORTS SHALL BE EXERCISED TO PROTECT THE BUILDING FINISHES AND OTHER ITEMS TO REMAIN.

3. THE CONTRACTOR SHALL MAINTAIN BUILDING SECURITY AT ALL TIMES.

4. THE PROPERTY IS KEPT DRY FROM THE RAIN AND ALL BUILDING MATERIALS ARE TO BE STORED IN DRY AREAS

5. ALL MATERIALS, FIXTURES, DEBRIS REMOVED DURING DEMOLION ARE TO BE DOCUMENTED. EXTENSIVE EFFORTS ARE TO BE MADE TO RECYCLE EVERYTHING. THE DESIGN TEAM IS TO REVIEW SUBCONTRACTOR BID FOR DEMOLITION IN ADVANCE TO VERFIY ANTICIPATED DIVERSION RATE.

6. PRIOR TO DEMOLITION, THE CONTRACTOR SHALL CONDUCT A PRE-DEMOLITION JOB SITE MEETING TO SCHEDULE THE WORK WITH THE DESIGN TEAM AND KEY SUBCONTRACTORS.

7. CONTRACTOR IS TO TAKE PRECAUTIONS TO ADEQUATELY PROTECT ANYONE FROM POSSIBLE INJURY.

8. DEMOLITION IS TO BE CONDUCTED SO AS TO ENSURE MINUMUM INTERFERENCE WITH STREETS‘ WALKS, OR OTHER OCCUPIED OR USED FACILITIES.

DEMOLITION MOTES

N

PROJECT IS TANTAMOUNT TO DEMOLITION, SEE SUBMITTED APPRAISAL

UP

DN

UP

MEDIA ROOM

OFFICE

19' - 2" 13' - 3" 11' - 9"

FOYER

BEDROOM 5

GARAGE

MUD ROOM

WC

FURNACE

13' - 3"

BINS

W.H.

BATH 5

CEILING OPEN MEZANINE INSIDE DASHED LINE

PLANTER

CLOSET

ELEV

CLOSET

WINE CELLAR

FRAMELESS GLASS

LAUNDRY

CORNER GLASS

OPERABLE PORTION

OPERABLE PORTION

SEASONAL STORAGE

BENCH

SAVANT A/V

RACKS

COATS

SEE THROUGH SHELVING

BE

NC

H

16' - 0"

19

' - 1

1"

13

' - 0

"

13' - 0" 6' - 0" 23' - 8"

6' -

4"

40

' - 0

"

PRINTERS

3' - 3"

13

' - 1

"

21

' - 9

"

9' -

9"

5' -

1"

55

' - 2

"

61

' - 3

"9

' - 9

"

6' - 9" 12' - 1" 5' - 7" 3' - 6" 3' - 3"

YARD (FOR FULL VIEW SEE SITE PLAN)

SOLAR INVERTER

ELECTRICAL METER

ELECTRICAL SHUTOFF

CONCEALED PACKAGE DOOR

PACKAGE AREA

GAS CONNECTION

GAS MAIN

WATER MAIN

EQEQ

2' - 7"

1

2

1' -

2"

3' -

0"

3' -

11

"


MARINA BOULEVARD

1.2

1.1

CENTRAL REVERSE OSMOSIS SYSTEMT

YP

17

' - 0

"

SAVANT A/V

RACKS

3' -

0"

ELEVATED FURNACE AND WATER HEATER

IRONING BOARD

SATIN ETCH FIRE RATED WINDOW

ELEVATOR CAB TO BE 48" x 72" MINIMUM

INSULATE BEDROOMS WITH ROCK WOOL AND QUIETROCK BOTH SIDES OF

BEDROOM WALLS

DISHWASHER

REFRIGERATOR

WINE COOLER

ICE MAKER

22' - 0"

1

A6.0

DINING

2

A6.0

OPEN TOABOVE AND

BELOW

42" GUARDRAIL ABOVE MEZANINE

REAR DECK

KITCHEN

LIVINGROOM

ELEV

PANTRY

ART WALL

DISPLAY CABINET

DISPLAY CABINET

SERVING STATION



SEE THROUGH SHELVING(QUANTITY REDUCED)

CABINETS AND COFFEE

STATION

21

' - 0

"

16' - 10" 25' - 4" 4' -

2"

5' -

7"

21

' - 1

1"

16

' - 7

"2

1' -

9"

POWDER ROOM

DISH WASHER

STEAM OVEN

DISH WASHER

TRANSOM WINDOW ABOVE

TRANSOM WINDOW ABOVE

OVENS

TRANSOM WINDOWS

ABOVE

32

' - 1

"

WINDOW WALLSHELVES

ABOVE SINK

2' - 7"

3' - 3"

9' -

9"

8' -

4"

70

' - 9

"

2' - 9" 19' - 8" 24' - 4" 3' - 3"

50' - 0"

70

' - 0

"

1

2

3' -

0"

3' -

0"

4' -

7"


MARINA BOULEVARD

1.2

1.1

BAR AREA

REF/ ICE

SHELVES FOR GLASSES

UV GLASSLOW E GLAZING

UV GLASS LOW E GLAZING

FULL SIZE SINK

WINECOOLER

3' -

0"

2' -

6"

6"

WINE COOLER

SHELVES REDUCED

SHELVES REDUCED

LARGE CHANDELIER FROM TOP

SATIN ETCH GLASS AT BOTTOM PORTION OF WINDOW

STAINLESS STEEL RAILING IN FRONT OF OPENING


REVISIONS DATE

MA

RIN

A B

OU

LE

VA

RD

RE

MO

DE

L435 M

AR

INA

BLV

D.

SA

N F

RA

NC

ISC

O, C

A

94123

BLO

CK

0417A

LO

T 0

14

#

415-300-0585

415-723-7602


[email protected]

PHONE FAX

EMAIL

ADDRESS



1


9/2

8/2

01

6 3

:45

:06

PM

A3.0

PR

OP

OS

ED

FLO

OR

PLA

NS

N

1/4" = 1'-0"1PROPOSED LEVEL 1 1/4" = 1'-0"2PROPOSED LEVEL 2

UP

DN DN

1

A6.0

2

A6.0

OPEN TOBELOW

ELEV

BEDROOM 4BEDROOM 3

MASTER BEDROOM

CLOSET

BEDROOM 2

MASTER BATH

BATH 2

CLOSET

FULL LENGTH MIRROR

CLOSET

WC(FOR ROOF

DECK USERS)

BATH 3BATH 4

CLOSET

MAKE UP

OPAQUE GLASS DOOR

7' - 10" 7' - 2"

16

' - 2

"

24

' - 1

1"

15

' - 8

"

12' - 8"5' - 0"6' - 11"3' - 5"

14' - 0"

6' -

0"

SHOWER

LINEAR DRAIN UNDER BENCH

ART NICHE

WINDOWWALL

LINEN

CLOSET

STEAM SHOWER

BATH

TOWELS

13

' - 1

1"

5' -

0"

17

' - 1

0"

8' - 8"

7' - 0"

6' - 0"

70

' - 5

" 2' - 7"

FULL HEIGHT CABINET

1

2

9' -

9"

3"

1' -

3"

3' -

5"

LAUNDRY

SKYLIGHT

SKYLIGHTSKYLIGHT

SKYLIGHT

SKYLIGHT SKYLIGHT

SKYLIGHT

SKYLIGHT

WINDOWS OVER CLOTHES

WINDOW OVER CLOTHES


1' -

10

"

1' -

1"

MARINA BOULEVARD

BUILT IN SHELVING

20

' - 0

"

1.2

1.1

SKYLIGHT ABOVE


BEDROOM WALLS


BEDROOM WALLS


BEDROOM WALLS


BEDROOM WALLS

SATIN ETCH GLASS IN DOOR

SKYLIGHT

ROOF DECK

ELEV

497 SQFT

33

' - 1

"1

5' -

0"

16

' - 2

"

55

' - 4

"1

0' -

1"

1' -

0"

4' -

0"

SERVICE DOOR

PARAPET

PLANTER BENCH

10

' - 1

"5

' - 1

"

70

' - 5

"

2' -

8"

2' - 7"

2' - 7" 3' - 3"

11

' - 0

"

1

2

5' -

4"

9' -

9"

1' -

3"

3' -

5"

14

' - 1

1"

2' -

2"

SKYLIGHT

SKYLIGHTS

SKYLIGHTS

15

' - 2

"

3' - 9" 3' - 3"


MARINA BOULEVARD

1.2

1.1

CUSHION STORAGE UNDER BENCH

SKYLIGHT 18" HIGH

A/C UNIT LOCATION


REVISIONS DATE

MA

RIN

A B

OU

LE

VA

RD

RE

MO

DE

L435 M

AR

INA

BLV

D.

SA

N F

RA

NC

ISC

O, C

A

94123

BLO

CK

0417A

LO

T 0

14

#

415-300-0585

415-723-7602


[email protected]

PHONE FAX

EMAIL

ADDRESS



1


9/2

8/2

01

6 3

:45

:07

PM

A3.1

PR

OP

OS

ED

FLO

OR

PLA

NS

1/4" = 1'-0"1PROPOSED LEVEL 3 1/4" = 1'-0"2PROPOSED LEVEL 4

N

EXISTING LEVEL 10' - 0"


EXISTING CEILING20' - 0"

(E) TOP OF ROOF25' - 3"

1 2

STUCCO WALLS

METAL WINDOWS

NEIGHBORING WINDOWS DASHED (TYP.)

5"

2' - 1"

18' - 0"

1.21.1





12

STUCCO WALLS

METAL WINDOWS

NO WINDOWS FACING PROPERTY ON THIS BUILDING

1.2 1.1





METAL WINDOWS

ASPHALT SHINGLE ROOF

METAL GUTTER

STUCCO WALLS

STUCCO CHIMNEY

BU

ILD

ING

HE

IGH

T

24

' - 8

"

2' - 7"3' - 3 1/2"





STUCCO WALLS

METAL WINDOWS

3' - 3 1/2"

2' - 7"


REVISIONS DATE

MA

RIN

A B

OU

LE

VA

RD

RE

MO

DE

L435 M

AR

INA

BLV

D.

SA

N F

RA

NC

ISC

O, C

A

94123

BLO

CK

0417A

LO

T 0

14

#

415-300-0585

415-723-7602


[email protected]

PHONE FAX

EMAIL

ADDRESS



1


9/2

8/2

01

6 3

:45

:17

PM

A4.0

EX

IST

ING

ELE

VA

TIO

NS

1/8" = 1'-0"3(E) WEST ELEVATION

1/8" = 1'-0"2(E) EAST ELEVATION

1/8" = 1'-0"1(E) NORTH ELEVATION

1/8" = 1'-0"4(E) SOUTH ELEVATION


(N) PENTHOUSEROOFTOP

42' - 6"

(N) LEVEL 323' - 7"

(N) LEVEL 435' - 0"

(N) LEVEL 211' - 5"

35

' - 0

"2

' - 9

"

33

' - 6

"

1' -

6"

1' -

6"

STONE VENEER

METAL CLAD WINDOWS AND DOORS, TYP.

METAL RAILS, TYP.

GLASS GUARDRAIL

3' -

6"

3' -

0"

WOOD FENCE WOOD GARAGE DOOR WITH GLASS INSERTS

WOOD VENEER AT ENTRY

CEILING

GLASS FRONT DOOR WITH METAL CLAD FRAME

STUCCO 2' - 7"

3' - 3 1/2"

3' - 3"

MATCH DOOR AND WINDOW FRAMES



42' - 6"

(N) LEVEL 323' - 7"

(N) LEVEL 435' - 0"

(N) LEVEL 211' - 5"

5'-0" LEGISLATIVE SETBACK

30

' - 0

"

45.0

0°

10

' - 3

"1

1' -

0"

10

' - 3

"

2' -

9"

22

' - 1

1"

3' -

6"

0"

5' - 0"

10' - 0"

12

GLASS WINDOW WALL

NO WINDOWS FACING SUBJECT

PROPERTY

METAL FRAME

CABLE RAIL

METAL CLAD WINDOWS

STUCCO

SOLID PANELS

GLASS PANELS

1.2 1.1



42' - 6"

(N) LEVEL 323' - 7"

(N) LEVEL 435' - 0"

(N) LEVEL 211' - 5"

4' -

9"

2' -

9"

1' -

6"

33

' - 6

"

STONE VENEER

METAL CLAD WINDOWSSTUCCO

METAL CLAD DOOR

3' - 3 1/2"

3' - 3"



42' - 6"

(N) LEVEL 323' - 7"

(N) LEVEL 435' - 0"

(N) LEVEL 211' - 5"

1 2

NEIGHBOR'S WINDOWS DASHED (TYP.)

METAL CLAD WINDOWS

STUCCO

1.21.1

3' -

6"

6' -

5"

2' - 1"

2' - 1"

26' - 0"


REVISIONS DATE

MA

RIN

A B

OU

LE

VA

RD

RE

MO

DE

L435 M

AR

INA

BLV

D.

SA

N F

RA

NC

ISC

O, C

A

94123

BLO

CK

0417A

LO

T 0

14

#

415-300-0585

415-723-7602


[email protected]

PHONE FAX

EMAIL

ADDRESS



1


9/2

8/2

01

6 3

:45

:23

PM

A5.0

PR

OP

OS

ED

ELE

VA

TIO

NS

1/8" = 1'-0"1(N) NORTH ELEVATION 1/8" = 1'-0"2(N) EAST ELEVATION

1/8" = 1'-0"3(N) SOUTH ELEVATION 1/8" = 1'-0"4(N) WEST ELEVATION



42' - 6"

(N) LEVEL 323' - 7"

(N) LEVEL 435' - 0"

(N) LEVEL 211' - 5"

10

' - 3

"1

1' -

0"

10

' - 3

"

1 21.21.1



42' - 6"

(N) LEVEL 323' - 7"

(N) LEVEL 435' - 0"

(N) LEVEL 211' - 5"

10

' - 3

"1

1' -

0"

10

' - 3

"

35

' - 0

"




1 21.21.1





REVISIONS DATE

MA

RIN

A B

OU

LE

VA

RD

RE

MO

DE

L435 M

AR

INA

BLV

D.

SA

N F

RA

NC

ISC

O, C

A

94123

BLO

CK

0417A

LO

T 0

14

#

415-300-0585

415-723-7602


[email protected]

PHONE FAX

EMAIL

ADDRESS



1


9/2

8/2

01

6 3

:45

:26

PM

A6.0

SE

CT

ION

S

3/16" = 1'-0"1SECTION 1 3/16" = 1'-0"2SECTION 2

3/16" = 1'-0"3SECTION 1 EXISTING 3/16" = 1'-0"4SECTION 2 EXISTING


REVISIONS DATE

MA

RIN

A B

OU

LE

VA

RD

RE

MO

DE

L435 M

AR

INA

BLV

D.

SA

N F

RA

NC

ISC

O, C

A

94123

BLO

CK

0417A

LO

T 0

14

#

415-300-0585

415-723-7602


[email protected]

PHONE FAX

EMAIL

ADDRESS



1


9/2

8/2

01

6 3

:45

:48

PM

A7.0

PH

OT

OG

RA

PH

S

STREET VIEW

PHOTOS OF REAR OF BUILDING

SUBJECT PROPERTY NEIGHBORING PROPERTYNEIGHBORING PROPERTY

2PROPOSED STREET VIEW1EXISTING STREET VIEW

SUBJECT PROPERTY

SUBJECT PROPERTY 3BIRD'S EYE VIEW4REAR FACADE

EXHIBIT

B

PROPOSED PROPERTY HEIGHT

MOST TYPICAL AT STREETFRONT

SUBJECT PROPERTY

MOST HOMES ROUGHLY THE SAME HEIGHT

MIDCENTURY MODERN

EDWARDIAN

SPANISH REVIVAL

MIDCENTURY MODERN

TUDOR REVIVAL

MEDITERRANEAN REVIVAL



TUDOR REVIVAL

BELOW PROPOSED ADDITION

ABOVE PROPOSED ADDITION

NEARBY BUILDINGS SURVEYED = 9 (SUBJECT EXCLUDED)

2

7

LEGEND

GAP BETWEEN NEIGHBORING BUILDING HEIGHT AND THE HIGHT OF THE PROPOSED SUBJECT ADDITION

PORTION OF NEIGHBORING BUILDING HIGHER THAN PROPOSED SUBJECT ADDITION

PROPOSED BUILDING HEIGHT

PHONE415-300-0585

[email protected]

ADDRESS2443 FILLMORE STREET #215SAN FRANCISCO, CA 94115

STUDIOEAG

MO

SH

AY

ED

I R

ES

IDE

NC

E R

EM

OD

EL

435

MA

RIN

A B

LVD

SA

N F

RA

NC

ISC

O,

CA

941

23B

LOC

K 0

417A

LO

T 0

14E

XH

IBIT

7

EXHIBIT

C

PROPOSED PROPERTY DEPTH

THE ONLY BUILDING ON THE STREETFACE TO BE SHALLOWER THAN THE PROPOSED

PROJECT IS ALSO THE ONLY 4 STORY BUILDING ON THE STREETFACE

SUBJECT PROPERTY

APPELLANTS' HOME

SHALLOWER THAN SUBJECT PROPOSED ADDITION

DEEPER THAN SUBJECT PROPOSED ADDITION

NEARBY BUILDINGS SURVEYED = 9 (SUBJECT EXCLUDED)

1

8

MOST TYPICAL AT STREETFRONT

BUILDING LEGEND

PORTION OF NEIGHBORING YARD BETWEEN REAR WALL AND PROPOSED SUBJECT ADDITION

PORTION OF NEIGHBORING BUILDING DEEPER THAN PROPOSED SUBJECT ADDITION

PROPOSED REAR WALL

PHONE415-300-0585

[email protected]


STUDIOEAG

MO

SH

AY

ED

I R

ES

IDE

NC

E R

EM

OD

EL

435

MA

RIN

A B

LVD

SA

N F

RA

NC

ISC

O,

CA

941

23B

LOC

K 0

417A

LO

T 0

14E

XH

IBIT

8

EXHIBIT

D

SUBJECT PROPERTYPROPOSED 3 STORIES

AVILA S

TREET

CERVANTES BOULEVARD

MARINA BOULEVARD

2-STORY

3-STORY

4-STORY

BUILDING LEGEND

2 STORIES BUT AS TALL AS NEARBY 3 STORY BUILDINGS

NEARBY BUILDINGS SURVEYED = 33

3

20

10

2-STORY

3-STORY

4-STORY

MOST TYPICAL IN NEIGHBORHOOD

SUNRISE

SUN NEVER NORTH ENOUGH IN MORNING SKY TO BLOCK SUNLIGHT

SUNSET

SUN NEVER NORTH ENOUGH IN EVENING SKY TO BLOCK SUNLIGHT

SUN PATH AT SUMMER SOLSTICE

SUN PATH AT WINTER SOLSTICE

APPELLANTS' HOME

PHONE415-300-0585

[email protected]


STUDIOEAG

MO

SH

AY

ED

I R

ES

IDE

NC

E R

EM

OD

EL

435

MA

RIN

A B

LVD

SA

N F

RA

NC

ISC

O,

CA

941

23B

LOC

K 0

417A

LO

T 0

14E

XH

IBIT

6

Enclosures - City and County of San Francisco · 4/13/2017 · 3' - 3 1/2" 1.2 1.1 (e) tree to...

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Transcript of Enclosures - City and County of San Francisco · 4/13/2017 · 3' - 3 1/2" 1.2 1.1 (e) tree to...