Caesar's Calendar- Ancient Time and the Beginnings of History
New Plan for Caesar's
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Transcript of New Plan for Caesar's
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, October 28, 2015 Time: 9:30 AM Location: City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408 Case Type: Variance (Rear Yard, Permitted Obstructions, and Exposure.) 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: 2293-2299 Powell Street Case No.: 2013.0341V Cross Street(s): Bay, Powell Building Permit: 2015.08.10.3804 Block / Lot No.: 0041/001, 0034 Applicant/Agent: Mark Loper Zoning District(s): C-2 / 40-X Telephone: 415-567-9000 Area Plan: N/A E-Mail: [email protected]
P R O J E C T D E S C R I P T I O N The project proposes to demolish two, currently-vacant commercial buildings and to construct a four-story, mixed-use building with 17 dwelling units and approximately 5,000 gsf of ground-floor commercial space atop of a basement garage. Section 134(a)(1) of the Planning Code requires a minimum rear yard of 15 feet for the subject property. The project proposes new construction on the subject property, with a portion of the new building (approximately 27 feet and 6 inches wide) encroaching to the rear property line; therefore, a variance is required. Section 136(c)(2) of the Planning Code allows permitted obstructions (bay windows) to extend over streets and alleys by 2 feet for the subject property, provided that such projections meet certain requirements for dimensions and separation. The project proposes new construction on the subject property, with bay windows at the second, third, and fourth floors. The bay windows on the second and fourth floors project over the public-right-of-way along the Bay and Powell Street frontages, but do not comply with these requirements; therefore, a variance is required. Section 140 of the Planning Code requires that at least one room in each dwelling unit must face directly on a public street, alley, or side yard at least 25 feet in width, or a rear yard meeting the requirements of the Code. The project proposes new construction on the subject property, with 14 of the 17 dwelling units meeting the requirements of Section 140. Three of the proposed units face an inner court that does not meet these requirements; 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: Nicholas Foster Telephone: 415-575-9167 Mail: [email protected]
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/2013.0341V.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 Building Permit Application #2015.08.10.3804 is associated with this Variance request. 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.
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ADJACENT BUILDING
26' +/- HEIGHT
ADJACENT
BUILDING
49' +/- HEIGHT
ADJACENT BUILDING
41' +/- HEIGHT
(N) MIXED-USE BUILDING
4 STORIES OVER BASEMENT
COURTYARD
25% REQUIRED
ELEVATOR
PENTHOUSE
BOILER
PENTHOUSE
EXHAUST
SHAFTS -
TYP
FLAT ROOF - TYP
PERIMETER
PARAPET - TYP
BAY STREET
PO
WE
LL
S
TR
EE
T
LOT 034 LOT 001
MERGE LOTS
INTO SINGLE
PARCEL
VEHICULAR
ACCESS
STAIR
ROOF HATCH
ADJACENT BUILDING
26' +/- HEIGHT
ADJACENT
BUILDING
49' +/- HEIGHT
ADJACENT BUILDING
41' +/- HEIGHT
(N) MIXED-USE BUILDING
4 STORIES OVER BASEMENT
COURTYARD
25% REQUIRED
ELEVATOR
PENTHOUSE
BOILER
PENTHOUSE
EXHAUST
SHAFTS -
TYP
FLAT ROOF - TYP
PERIMETER
PARAPET - TYP
LOT 034 LOT 001
MERGE LOTS
INTO SINGLE
PARCEL
VEHICULAR
ACCESS
STAIR
ROOF HATCH
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
SITE PLAN & ROOF PLAN
1/16" = 1'-0"
BLOCK PLAN
1/128" = 1'-0"
SITE
BUS STOP
14 + 4 = 18 RESI.BIKES.
18 CLASS 1 BIKES
8 9
11
COMPACT
105 6 74
ACCESS
VAN
3
12(15)
COMPACT
1
13(16)
COMPACT
14(17)
COMPACT
RESIDENTIAL
TRASH
VALVES
2
REST.
TRASH
STORAGE
ST
AC
KE
R O
PT
IO
N
AT
S
PA
CE
S 1
2, 1
3 &
1
4
UP
UP
ACCESS
AISLE
3
RESIDENTIAL GARAGE
14 PARKING SPACES
INCLUDING 1 ADA VAN
ELEV
LOBBY
STAIR 1
STAIR 3
AUTO RAMP
ELEV
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
RESIDENTIAL
LOBBY
DN
DN
DN
DN
DN
ENTRY
FF: 0'-0"
GA
S
STAIR 1
STAIR 3
ELEV
AUTO RAMP
ENTRY
STAIR 2
RESTAURANT
(OCCUPANCY A2)
4861 occupied sq. ft.
FF: -1'-6"
OCCUPIED FLOOR AREA
PER SFPC 102.10
SIGNAGE
1 CLASS 1
BIKE PARKING
RESTAURANT
7 CLASS 2
BIKE PARKING
RESTAURANT
AND
1 CLASS 2
BIKE PARKING
RESIDENTIAL
UP
UP
DN
ACCESSIBLE ENTRY BY TENANT -
CONFIGURATIONS SHOWN DASHED
FOR REFERENCE ONLY
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
LIVING / DINING
BEDROOM
KITCHEN
M. BEDROOM
LIVING / DININGBEDROOM
KITCHEN
LIVING / DININGBEDROOM
KITCHEN
LIVING / DININGBEDROOM
KITCHEN
LIVING / DININGBEDROOM
KITCHEN
LIVING
BEDROOM
KITCHEN
DINING
UP
DN
DN
UP
CORRIDOR
STAIR 1
ELEV
STAIR 2
OPEN SPACE
1730 SF
MIN. REQ.= 25% of 6874.9
= 1718.73 sf
GARDEN
594 nsf 573 nsf 607 nsf
742 nsf
869 nsf
573 nsf
2B - A
1B - B
1B - A11B - A11B - A11B - A2
DECK
P.U.O.S.
OUTER COURT
INNER COURT
DECK
P.U.O.S.
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
LIVING / DININGBEDROOM
KITCHEN
LIVING / DININGBEDROOM
KITCHEN
LIVING / DININGBEDROOM
KITCHEN
LIVING
BEDROOM
KITCHEN
DINING
LIVING / DININGBEDROOM
KITCHEN
DN
UP
CORRIDOR
STAIR 1
STAIR 2
BA
LC
DN
UP
590 nsf 569 nsf 569 nsf 596 nsf
880 nsf
750 nsf
2B - A
1B - B
1B - A11B - A11B - A11B - A2
ELEV
LIVING / DINING
BEDROOM
KITCHEN
M. BEDROOM
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
LIVING / DINING
BEDROOM
KITCHEN
M. BEDROOM
LIVING / DININGBEDROOM
KITCHEN
M. BEDROOM LIVING / DINING BEDROOM
KITCHEN
M. BEDROOM LIVING / DININGBEDROOM
KITCHEN
CORRIDOR
STAIR 1
STAIR 2
892nsf 872 nsf 607 nsf
881 nsf
748 nsf
BA
LC
2B - B - REV 2B - B 1B - A1
1B - B
2B - A
ELEV.
LIVING
BEDROOM
KITCHEN
DINING
DN
UP
DN
UP
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
PR
OP
ER
TY
L
IN
E
PR
OP
ER
TY
L
IN
E
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
PR
OP
ER
TY
L
IN
E
PR
OP
ER
TY
L
IN
E
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
PR
OP
ER
TY
L
IN
E
PR
OP
ER
TY
L
IN
E
ADJACENT BUILDING
ADJACENT BUILDING
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
SHIPS LADDER
ROOF HATCH
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
PR
OP
ER
TY
L
IN
E
PR
OP
ER
TY
L
IN
E
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
PERMITTED
PROJECTION
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
SOUTHWEST CORNER - SUBJECT PROPERTY
SOUTHEAST CORNER NORTHEAST CORNER
NORTHWEST CORNER
ian birchall and associates251 south van ness ave, suite 300san francisco, ca 94103t: 415.512.9660 f: 415.512.9663www.ibadesign.com
project contact: Ian Birchall
Yalenn Company/Trust for Children of Henry Wong
Real Estate InvestmentsPO Box 391656
Mountain View, CA 94039415.812.7233
BAY STREET - SUBJECT PROPERTY
POWELL STREET - ADJACENT PROPERTY POWELL STREET - SUBJECT PROPERTY
BAY STREET - ADJACENT PROPERTY