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.

http://upn.sfplanning.org/

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

[email protected]

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






[email protected]

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






[email protected]

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






[email protected]

LIVING / DINING

BEDROOM

KITCHEN

M. BEDROOM

LIVING / DININGBEDROOM

KITCHEN


KITCHEN


KITCHEN


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.






[email protected]


KITCHEN


KITCHEN


KITCHEN

LIVING

BEDROOM

KITCHEN

DINING


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






[email protected]

LIVING / DINING

BEDROOM

KITCHEN

M. BEDROOM


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






[email protected]

PR

OP

ER

TY

L

IN

E

PR

OP

ER

TY

L

IN

E






[email protected]

PR

OP

ER

TY

L

IN

E

PR

OP

ER

TY

L

IN

E

ADJACENT BUILDING

ADJACENT BUILDING






[email protected]






[email protected]

SHIPS LADDER

ROOF HATCH






[email protected]

PR

OP

ER

TY

L

IN

E

PR

OP

ER

TY

L

IN

E






[email protected]

PERMITTED

PROJECTION






[email protected]






[email protected]






[email protected]

SOUTHWEST CORNER - SUBJECT PROPERTY

SOUTHEAST CORNER NORTHEAST CORNER

NORTHWEST CORNER






[email protected]

BAY STREET - SUBJECT PROPERTY

POWELL STREET - ADJACENT PROPERTY POWELL STREET - SUBJECT PROPERTY

BAY STREET - ADJACENT PROPERTY

new plan for caesar's

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