memo to the planning commission discretionary...
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Memo to the Planning Commission Discretionary Review
HEARING DATE: JANUARY 17, 2019 CONTINUED FROM: NOVEMBER 29, 2018
Date: January 10, 2019 Case No.: 2016-005555DRP-02/VAR Project Address: 1794-1798 FILBERT STREET/2902 OCTAVIA STREET Permit Application: 2016.09.27.8915S Zoning: RH-3 (Residential, House, Three-Family) 40-X Height and Bulk District Block/Lot: 0520/015 Project Sponsor: Erica Severns Erica Severns Architecture 16125 Pasquale Road Nevada City, CA 95959 Staff Contact: Mary Woods – (415) 588-6315 [email protected] Recommendation: Do not take DR and Approve
BACKGROUND At the November 29, 2018 hearing, the Planning Commission closed public testimony on the proposed project at 1794-1798 Filbert Street/2902 Octavia Street and continued the project to January 17, 2019, to allow the project sponsor to explore an alternative that would add an Accessory Dwelling Unit (ADU) on the ground floor (beyond what is originally proposed), and to prepare a relocation plan for the tenant remaining at the site.
CURRENT PROPOSAL The project sponsor amended the original plans to include one modification that would convert the existing 765 square-foot ground floor commercial space to an ADU, containing one bedroom and a shared living/dining/kitchen space. The originally proposed parking garage on the ground floor and the three dwelling units in the upper two floors would remain. With regard to the relocation plan for the one remaining tenant, the project sponsor has a verbal agreement with the tenant pending final review by the tenant’s family lawyer. In sum, the agreement states that: (i) the tenant would be relocated to another building owned by the project sponsor during the construction period; (ii) moving and relocation expenses would be paid by the project sponsor; (iii) the tenant’s rent would remain the same during the construction period, and (iv) the tenant’s rent would remain the same
Memo to Planning Commission CASE NO. 2016-005555DRP-02 Hearing Date: January 17, 2019 1794-1798 Filbert Street/2902 Octavia Street
2
upon returning to the rent control premises when the project receives a Certificate of Final Completion and Occupancy issued by the City of San Francisco. Attachment: Proposed Plans including an ADU
0DRAWING LIST1PROJECT INFORMATION2
BLOCK/LOT: 0520 / 015
PROJECT ADDRESS: 1794, 1796, 1798 FILBERT STREET2902 OCTAVIA STREET
ZONING: RH - 3
PLANNING DISTRICT: NORTHWEST QUADRANT
NUMBER OF STORIES: EXISTING - 2PROPOSED - 3
TYPE OF CONSTRUCTION: 5 B
OCCUPANCY CLASS: R - 2 AND MEXISTING AND PROPOSED (3 RESIDENTIAL UNITS & 1 COMMERCIAL)
FIRE SPRINKLER SYSTEM: EXISTING - NOPROPOSED - YES
SCOPE OF WORK: REMODELVERTICAL ADDITIONREAR ADDITIONADDING A GARAGE W/ CAR STACKER FOR TWO SPACES
0 COVER1 PROPOSED SITE PLAN2 FIRST AND SECOND FLOOR PLANS3 THIRD AND ROOF FLOOR PLANS4 PROPOSED SECTIONS5 PROPOSED OCTAVIA ELEVATION6 PROPOSED FILBERT ELEVATION7 PROPOSED SIDE AND REAR ELEVATIONS8 CORNICE DETAILS, PRE-APP MTG W/ SFBDEX1 EXISTING SITE PLANEX2 EXISTING BSMT AND FIRST FLOOR PLANSEX3 EXISTING SECOND AND ROOF PLANSEX4 EXISTING SECTIONSEX5 EXISTING OCTAVIA ELEVATIONEX6 EXISTING FILBERT ELEVATIONEX7 EXISTING SIDE AND REAR ELEVATIONS
SURVEY
GROSS FLOOR AREAEXISTING PROPOSED
FIRST FLOORGARAGE 0 530 sq. ft.COMMERCIAL 765 sq. ft. 765 sq. ft.HALL / STAIR 110 sq. ft. 277 sq. ft.UNIT A 648 sq. ft. 44 Elevator (other sq. ftg. third floor)
SECOND FLOORUNIT B (4% LARGER) 795 sq. ft. 824 sq. ft.UNIT C (10% SMALLER) 838 sq. ft. 753 sq. ft.COMMON HALL / STAIR 0 117 sq. ft. UNIT A STAIR & ELEVATOR 0 136 sq. ft.
THIRD FLOORUNIT A 0 - see first floor 1,822 sq. ft.
PENTHOUSE 0 209 sq. ft.
CONDITIONED GROSS FLOOR AREA: 3,156 sq. ft. 4,947 sq. ft.GARAGE GROSS FLOOR AREA: 0 530 sq. ft.
PROJECT AREAS3VICINITY MAP4
LOMBARD
VA
N N
ESS
FILBERT
OC
TAV
IA
PROJECT SITE
5 / 26 / 176 / 19 / 177 / 25 / 177 / 27 / 17
123456 1 / 07 / 19
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1'-0"
MIN.
4'-0" MIN.
2'-0" MIN.
8'-0" MIN.
SF PLANNING CODE SECTION 136
BAY WINDOW - SF PLANNING CODE SECTION 1363
3'-0
"
8'-0"
BAY WINDOW AGGREGATE LENGTH4
BAY WINDOW SEPARATION AND DISTANCE FROM INTERIOR PROP LINE - 5SF PLANNING CODE SECTION 136
PROPOSED SITE PLAN - PENTHOUSE ROOF PLAN1
PROPOSED SITE PLANBAY WINDOW REQ'S
TANTAMOUNT TO DEMO CALCS
1
TANTAMOUNT TO DEMOLITION CALCULATIONS2
THE PROPOSED PROJECT IS NOT A DEMOLITION
BLOCK 520LOT 17
BLOCK 520LOT 85,33/34
BLOCK 520LOT 15A
BLOCK 520LOT 15
BLOCK 520LOT 14
5'-0"
20
'-10
"
SKYLT
15'-0" SIDEWALK
15'-0
" SID
EW
ALK
BU
ILD
ING
CO
RN
ICE
BUILDING CORNICE 12'-0"9'-0"8'-0"4'-0"
4'-0
"9
'-0"
9'-0
"12
'-0"
16'-0
" (+/
-)13
'-0" (
+/-)
3'-0"TYP.
3'-0
"TY
P.
13'-6"
15'-6
"18
'-2" (
+/-)
PLA
NTE
R
PLANTER
PLA
NTE
R
7 / 25 / 17
5'-0" TYP
5'-0" TYP.
7 / 27 / 175
41
SID
EW
ALK
PLA
NTE
RS
IDEW
ALK
PLA
NTE
RS
IDEW
ALK
PLA
NTE
R
1 / 07 / 196
6'-0"UNOBSTRUCTEDSIDEWALK
15'-0"
6'-0
"
UN
OB
STR
UC
TED
SID
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ALK15
'-0"
SIDEWALK PLANTER
6
6
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PROPOSED SECOND FLOOR PLAN2
753 SQ. FT. AT 2ND FLEXIST 801 SQ. FT. AT 2ND FL
(6% SMALLER)
765 SQ. FT.EXISTING COMMERCIAL
SPACE 765 SQ. FT.
FILB
ERT
STRE
ET
PROPOSED FIRST FLOOR PLAN (SIDEWALK LEVEL)1
OCTAVIA STREET
2
PROPOSED FIRST & SECOND FLOOR PLANS
5'-0"
20
'-10
"
20
'-10
"
5'-0"
1'-0" 6'-0" 1'-0"
824 SQ. FT.EXIST 795 SQ. FT.
(4% LARGER)
5 / 26/ 17
2'-4
"
MIN
.
1'-6"
1'-6
"
6'-0"
UNOBSTRUCTED SIDEWALK
2'-0"
COURTESY STRIP
6'-0
"
UN
OB
STR
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SID
EW
ALK
2'-0
"
CO
UR
TES
YS
TRIP
5'-6
"
NEW
PLA
NTI
NG
AR
EA
6 1 / 4 / 18
6
3'-0"CLR.
MIN.
2'-0
"
2'-0"
36
" GR
AB
BA
R
1'-6
"
11'-6
"
42" GRAB BAR
5'-0"
1'-6"
BATH MAY GET SMALLER IF SFDBI DETERMINES UNITDOES NOT NEED TO BE ADAPTABLE OR ACCESSIBLE
15'-0"
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PROPOSED THIRD FLOOR PLAN3 PROPOSED ROOF / PENTHOUSE PLAN4
2,211 SQ. FT.(INCLUDES 44 SQ. FT. 1ST FL ELEV.,136 SQ.FT. 2ND FL. STAIR & ELEV.,1,822 3RD FL. W/ STAIR & ELEV.,
209 SQ. FT. PENTHOUSE W/ STAIR)EXISTING 648 SQ. FT.
3
PROPOSED THIRD & ROOFFLOOR PLANS
9"
5'-0"
20
'-10
"
5'-0"
5'-0"
20
'-10
"
9'-0
"4
'-0"
LOCATION OF STAIRCLIMBERIF INSTALLED IN FUTURE
LOC
ATI
ON
OF
STA
IRC
LIM
BER
IF IN
STA
LLED
IN F
UTU
RE
3'-1"
5'-0"5'-0"
5'-0
"
5'-0
"
5'-0"
6 / 19 / 17
1'-0
"
9"
5'-0"
5'-0"
5'-0
"
7 / 25 / 17
5'-0
"
5'-0"
7 / 27 / 17
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PLANTER
PROPOSED EAST / WEST SECTION1
OCTAVIASTREET
ROOF DECK UNIT A
THIRD FLOOR
SECOND FLOOR
FIRST FLOOR
PROPOSED NORTH / SOUTH SECTION THROUGH GARAGE2
ROOF DECK UNIT A
THIRD FLOOR
SECOND FLOOR
FIRST FLOOR
4
PROPOSED SECTIONS
FLAT ROOF
5'-0" 5'-0"
FLAT ROOF
7 / 25 / 177 / 27 / 17
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FILBERTSTREET
PROPOSED OCTAVIA STREET (WEST) EXTERIOR ELEVATION1
5
PROPOSED OCTAVIA STREET(WEST) EXTERIOR ELEVATION
6 / 19 / 177 / 25 / 17
6 1 / 07 / 19
6
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PROPOSED FILBERT STREET (SOUTH) EXTERIOR ELEVATION 1
6
PROPOSED FILBERT STREET(SOUTH) EXTERIOR ELEVATION
OCTAVIASTREET
6 / 19 / 177 / 25 / 17
6 1 / 07 / 19
6
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D A T E
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PROPOSED SIDE (EAST) EXTERIOR ELEVATION 2 PROPOSED REAR (NORTH) EXTERIOR ELEVATION 1
7
PROPOSED REAR (NORTH)AND SIDE (EAST) EXTERIOR ELEVATIONS
6 / 19 / 177 / 27 / 17
1
53
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CORNICE AT BAY WINDOWS1
8
CORNICE AT CORNER BAY WINDOW2
BAND AROUND BLDG AT BTM OF BAYS3
PRE-APPLICATION MEETING WITH SF BLDG DEPT4
CORNICE DETAILSPRE-APP MTG W/ SFBD
1
TYP. WINDOW IN STUCCO WALL5
STUCCO
STUD WALL
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EX1
EXISTING SITE PLAN1
BLOCK 520LOT 17
BLOCK 520LOT 85,33/34
BLOCK 520LOT 15A BLOCK 520
LOT 15
BLOCK 520LOT 14
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EX2
EXISTING FIRST FLOOR PLAN (SIDEWALK LEVEL)1
648 SQ. FT.
765 SQ. FT.
EXISTING PARTIAL BASEMENT PLAN 0
5'-0"
20
'-10
"
SOLID WALLTO TOP OFGUARDRAIL
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EXISTING SECOND FLOOR PLAN2
795 SQ. FT.
801 SQ. FT. at 2nd FL
EXISTING ROOF PLAN3
FILB
ERT
STRE
ET
OCTAVIA STREET
EX3
5'-0"
20
'-10
"
20
'-10
"
5'-0"
1
6
6 1 / 07 / 19
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EXISTING EAST / WEST SECTION1EXISTING NORTH / SOUTH SECTION2
FIRST FLOOR
SECOND FLOOR
FIRST FLOOR
SECOND FLOOR
EX4
PARTIAL BASEMENT1
R E V I S I O N S
D A T E
D R A W N B Y
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EXISTING OCTAVIA STREET EXTERIOR ELEVATION 1
ADJACENT NEIGHBORS ON OCTAVIA
EX5
1R E V I S I O N S
D A T E
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EXISTING FILBERT STREET (SOUTH) EXTERIOR ELEVATION1
ADJACENT NEIGHBOR ON FILBERT
EX6EX6
1R E V I S I O N S
D A T E
D R A W N B Y
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EX7
EXISTING' SIDE (EAST) EXTERIOR ELEVATION 2 EXISTING REAR (NORTH) EXTERIOR ELEVATION 1
ADJACENT NEIGHBOR ON OCTAVIA
ADJACENT NEIGHBOR ON FILBERT
1R E V I S I O N S
D A T E
D R A W N B Y
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