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PROJECT TEAMDEVELOPERErik Liu1178 Folsom StreetSan Francisco, CA 94103t: 415.626.5500
ARCHITECTDavid Baker Architects461 Second Street Loft c127San Francisco, CA 94107t: 415.896.6700f: 415.896.6103Attn: Pedram Farashbandipedramfarashbandi@dbarchitect.com
PROJECT INFORMATION
Zoning District: Folsom NCTHeight + Bulk District: 65-XDensity Per planning code Sec. 207.4(c) there
is no density limit for SRO units
Construction Type: III-A over I-A
Site Area: 8,000sf, 0.184 Acres
Lot information:1174 Folsom Street, Block/Lot 3730-023, 4000sf1178 Folsom Street, Block/Lot 3730-024, 4000sf
david baker architects
scale:date:
1/4" = 1'-0" A0.11174 - 1178 Folsom Conceptual Design1178 Folsom LLC 21212
2015.03.18
Sheet Index
A0.1 Conceptual DesignA0.2 Context PhotosA1.0 Folsom Street PerspectiveA1.1 Clementina Street PerspectiveA1.2 Folsom StreetA1.3 Folsom StreetA2.0 Basment Floor PlanA2.1 Ground Floor PLanA2.2 2nd Floor PLanA2.3 3rd Floor PLanA2.4 4th & 5th Floor PLanA2.5 6th Floor PlanA2.6 Roof PLanA3.1 East Elevation (Folsom)A3.2 West Elevation (Clementina)A3.3 South ElevationA4.0 SectionA4.1 SectionA4.2 SectionA5.0 Unit PlansA6.0 Aerial Massing ViewsA7.0 Survey (existing condition)
Off-Street Freight Loading required:
Current (SLR):Per planning code table 152.1 and section 152(a)(5):1 space for offices < 10,000sf rounded down = 0
Bicycle Parking Required
Per planning code Sec. 155.2:RES. 1 Class I space for every unit 42
1 Class II per 20 units 2Office: 1 Class I space for every 5,000 SF of Office 1
Min. 2 Class II for greater than 5,000 SF 2Retail: Min. 2 Class II 2
Parking:
Per planning code Sec. 151Up to 1 car for each 2 dwelling units. (21 spaces)Up to 1 car per 1,500 SF occupied nonres. space - (7 spaces)Max 28 spacesProvided:4 Standard + 1 HC + 4 Compact = 9 spaces (below grade)
Usable Open Space(Req.)Per planning code Sec. 135
(6) units provided with usable private open space > 80 SF
Common Open Space Required:80 x 1.33 x (42-6) units = 3830 SF
SRO reductionper planning code section 135.(d)(2)3830 / 3 = 1277 SF Common usable open space required.
Studio Unit Quantities:Level 3 12Level 4 12Level 5 12Level 6 6
42 total
Studio Unit Types:Studio A 24 347 SFStudio B 16 290 SFStudio C 2 350 SF
Area Tabulation
USE Gross AreaRestuarant / Cafe' 3980 SFResidential 14758 SFGarage / Bike 5871 SFOffice 5908 SFCirculation 4343 SFStair / elevator 3734 SFService / storage 2249 SFTrash room 1078 SFCommon Room 754 SFGrand total 42675 SF
Bicycle Parking Provided
Class I double decker @ garage 48Class II bike racks on grade 6
Open Spaces
Type Level Area Note
CommonInner court Level 3 918 SF W/ modificationCommon Deck Level 6 740 SF Complying
1658 SF
Privaterear terrace Level 3 395 SF for 4 unitsrear terrace Level 6 666 SF for 2 units
1061 SF
Requested Variance
Inner court open space (Sheet A4.0)
Exposure for four units (Sheet A4.0)
david baker architects
scale:date: A0.21174 - 1178 Folsom Context Photos
1178 Folsom LLC 21212
2015.03.18
1. Folsom Street, looking northeast 3. View of existing building from Rodgers Street
4. Clementina Alley2. Folsom Street, looking southwest31
2
4
david baker architects
scale:date: A1.01174 - 1178 Folsom Folsom Street Perspective
1178 Folsom LLC 21212
2015.03.18
david baker architects
scale:date: A1.11174 - 1178 Folsom Clementina Street Perspective
1178 Folsom LLC 21212
2015.03.18
david baker architects
scale:date: A1.21174 - 1178 Folsom Folsom Street
1178 Folsom LLC 21212
2015.03.18
david baker architects
scale:date: A1.31174 - 1178 Folsom Folsom Street
1178 Folsom LLC 21212
2015.03.18
Trash Elev. Stair
(48) double decker bike racks
2A4.0
Garage
Utility /Storage
4 compactparking stalls
3 standardparking stalls
RAMPUP
1A4.1
160' - 0"
StairServices
12' - 0" 27' - 5" 22' - 10" 29' - 6" 9' - 3" 21' - 6" 37' - 6"
11' -
0"
clea
r
50' -
0"
0' -
4"23' - 0"
4' - 0" 10' -
0"
0' -
4"
david baker architects
scale:date:
1/16" = 1'-0" A2.01174 - 1178 Folsom Basment Floor Plan1178 Folsom LLC 21212
2015.03.18
Level 6Circulation 856 SFCommon Room 754 SFResidential 2027 SFService / storage 60 SFStair / elevator 495 SFTrash room 133 SF
4326 SFGrand total 42675 SF
GarageGarage / Bike 5106 SFService / storage 1545 SFStair / elevator 500 SFTrash room 278 SF
7429 SFLevel 1Circulation 1089 SFGarage / Bike 765 SFRestuarant / Cafe' 3980 SFService / storage 263 SFStair / elevator 624 SFTrash room 133 SF
6855 SFLevel 2Office 5908 SFService / storage 201 SFStair / elevator 629 SFTrash room 133 SF
6871 SFLevel 3Circulation 799 SFResidential 4243 SFService / storage 60 SFStair / elevator 495 SFTrash room 133 SF
5732 SFLevel 4Circulation 799 SFResidential 4243 SFService / storage 60 SFStair / elevator 495 SFTrash room 133 SF
5732 SFLevel 5Circulation 799 SFResidential 4243 SFService / storage 60 SFStair / elevator 495 SFTrash room 133 SF
5732 SF
Floor Area per Sec. 102.9 @ each level
0' 4' 8' 16'
55' - 0"
F O
L S
O M
S
T.
SUMNER
C L
E M
E N
T I
N A
S
T.
1168
1180PAR
KIN
G
Bulb
-out
sid
ewal
k to
alig
n w
/(E
) til
e co
nc. w
alk
@ n
orth
TrashStair Elev. Stair
35' -
3"
14' -
9"
Mailboxes
WC
Corridor
2A4.0
50' -
0"
GarageRamp
14' - 2" 9' - 3" 21' - 0" 31' - 6" 6' - 0"
1A4.1
Residential Lobby
Commercial Lobby
(2) class II bikeparking (res.)
(2) class II bikeparking (retail)
(2) class II bikeparking (office)
(3) Street trees perUrban Forestry
39' - 5"
23' - 4" 5' - 8" 5' - 8" 4' - 0"
14' -
9"
35' -
3"
10' -
0"
Gar
age
open
ing
Gas meter
7' - 0"PG&E Vault
18%10%
Restaurant/ Cafe'
Service
Blade sign (TYP.)(lowest point 8'-0"from sidewalk grade)
35' - 0"
david baker architects
scale:date:
1/16" = 1'-0" A2.11174 - 1178 Folsom Ground Floor PLan1178 Folsom LLC 21212
2015.03.18
0' 4' 8' 16'
Office
TrashStair Elev. Stair
50' -
0"
2A4.0
1A4.1
WC
12' - 0" 72' - 0" 14' - 0" 55' - 0" 7' - 0"
Light Court
WC
Open to sky
12' - 0" 21' - 7" 7' - 6" 37' - 0" 13' - 8" 9' - 3" 21' - 6" 7' - 0" 24' - 6" 6' - 0"
Property line
10' -
0"
7' - 0"
Blade sign (TYP.)(lowest point 8'-0"from sidewalk grade)
david baker architects
scale:date:
1/16" = 1'-0" A2.21174 - 1178 Folsom 2nd Floor PLan1178 Folsom LLC 21212
2015.03.18
0' 4' 8' 16'
Studio A
Studio A
Studio B
TrashStair Elev. Stair
Studio B
Studio A
Studio A
Studio A
Studio A
20' - 0" 30' - 6" 5' - 0" 18' - 6" 30' - 0" 18' - 6" 5' - 0" 30' - 6"50
' - 0
"160' - 0"
30' - 6" 5' - 0" 22' - 1" 14' - 2" 9' - 3" 21' - 6" 5' - 0" 32' - 6"
Corridor
2A4.0
Studio B
Studio B
Studio A
Studio A
4"12
' - 4
"12
' - 4
"12
' - 4
"12
' - 4
"4"
918 SFShared Terrace
PrivateTerrace
Open to sky
1A4.1
34' -
6"
12' - 0" 8' - 0" perforated metal sunshades
Open toBelow
Property line
Property line
1' - 0"
david baker architects
scale:date:
1/16" = 1'-0" A2.31174 - 1178 Folsom 3rd Floor PLan1178 Folsom LLC 21212
2015.03.18
0' 4' 8' 16'
Studio A
Studio AStudio B Studio B
Studio A
Studio A
Studio A
Studio AStairElev.Stair TrashStudio A
Studio A
2A4.0
Studio B Studio B
1A4.1
Open to sky& below
Corridor
exhaust /serviceshaft
exhaust /service shaft
Open to sky& below
20' - 0" 30' - 6" 5' - 0" 18' - 6" 30' - 0" 18' - 6" 5' - 0" 32' - 6"
50' -
0"
160' - 0"
30' - 6" 5' - 0" 22' - 1" 14' - 2" 9' - 3" 21' - 6" 5' - 0" 30' - 6"
4"12
' - 4
"12
' - 4
"12
' - 4
"12
' - 4
"4"
20' - 0"
Property line
Property line
Vertical perforated metal sunshades
Horizontal perforatedmetal sunshades
david baker architects
scale:date:
1/16" = 1'-0" A2.41174 - 1178 Folsom 4th & 5th Floor PLan1178 Folsom LLC 21212
2015.03.18
0' 4' 8' 16'
24' -
8"
24' -
8"
Studio C
Studio BStudio C
Studio B
Stair Service Elev. Stair
Studio B
Studio B
2A4.0
Communityroom Common
Deck
1A4.1
PrivateTerrace
20' - 0" 30' - 6" 5' - 0" 18' - 6" 30' - 0" 18' - 6" 5' - 0" 32' - 6"
Open to sky& below
exhaust /service shaft
exhaust /service shaft
Open to sky
13' - 5" 17' - 1" 5' - 0" 22' - 7" 14' - 2" 9' - 3" 21' - 0" 5' - 0" 15' - 6" 15' - 0" 2' - 0"
Property line
50' -
0"
Property line
Vertical perforated metal sunshades
Horizontal perforatedmetal sunshades
1' - 6" Sunshade above
Property line
david baker architects
scale:date:
1/16" = 1'-0" A2.51174 - 1178 Folsom 6th Floor Plan1178 Folsom LLC 21212
2015.03.18
0' 4' 8' 16'
REF.
StairElev.Stair
Open to below
2A4.0
1A4.1
Solar collectors
Solar panels
Mech.equipment
74' - 0" 30' - 2" 38' - 10" 17' - 0"
50' - 6" 5' - 0" 22' - 7" 14' - 2" 9' - 3" 21' - 0" 5' - 0" 32' - 6"
0"
Property lineEdge of roof
Open to below
Service
david baker architects
scale:date:
1/16" = 1'-0" A2.61174 - 1178 Folsom Roof PLan1178 Folsom LLC 21212
2015.03.18
0' 4' 8' 16'
Level 10' - 0"
Level 214' - 0"
Level 326' - 0"
Level 435' - 4"
Level 544' - 8"
Level 654' - 0"
Roof65' - 0"
A Aluminum SheetB Clear GlassC Storefront SystemD Painted Composite PanelE Perforated Aluminum SunshadeF RailingG Aluminum louverH Dark Color SidingJ Greenery on terraceK Textured ConcreteL Blade SignageM C Channel
david baker architects
scale:date:
As indicated A3.11174 - 1178 Folsom East Elevation (Folsom)1178 Folsom LLC 21212
2015.03.18
1/32" = 1'-0"1 Southeast Elevation - Folsom Street
Community Meeting Set
AD B
C
E FH
8'-6" Typical Opening @ units
3'-4" Typical Cor-ten panel
Trasparent ground floor
J
Lobby Width = 14'-9"GKL M
Level 10' - 0"
Level 214' - 0"
Level 326' - 0"
Level 435' - 4"
Level 544' - 8"
Level 654' - 0"
Roof65' - 0"
A Aluminum SheetB Clear GlassC Storefront SystemD Painted Composite PanelE Perforated Aluminum SunshadeF RailingG Aluminum louverH Dark Color SidingJ Greenery on terraceK Textured ConcreteL Blade SignageM C Channel
david baker architects
scale:date:
As indicated A3.21174 - 1178 Folsom West Elevation (Clementina)1178 Folsom LLC 21212
2015.03.18
1/32" = 1'-0"1 Northwest Elevation - Clementina Street
BD A HJ
CK
10'-0" parking entry opening Retail Residential Lobby Exit
B
Level 10' - 0"
Level 214' - 0"
Level 326' - 0"
Level 435' - 4"
Level 544' - 8"
Level 654' - 0"
Roof65' - 0"
A Aluminum SheetB Clear GlassC Storefront SystemD Painted Composite PanelE Perforated Aluminum SunshadeF RailingG Aluminum louverH Dark Color SidingJ Greenery on terraceK Textured ConcreteL Blade SignageM C Channel
david baker architects
scale:date:
As indicated A3.31174 - 1178 Folsom South Elevation1178 Folsom LLC 21212
2015.03.18
1/32" = 1'-0"1 Southwest Elevation
BH HH JJ E
1180 Folsom
Level 10' - 0"
Level 214' - 0"
Level 326' - 0"
Level 435' - 4"
Level 544' - 8"
Level 654' - 0"
Roof65' - 0"
Garage-11' - 0"
1A4.1
Garage
Office
Studio BStudio APrivateTerrace Studio B Studio A
Studio B Studio A
Communityroom
Studio BStudio BStudio C
Studio A Studio B
Studio B Studio AStudio BStudio A
PrivateTerrace Common
Deck
RampBike racks
Mech. equipmentnot to exceed 10'-0"
Per Sec. 260(b)
55' - 0"160' - 0"35' - 0"ROW = ROW =
CLEMENTINAFOLSOM
45.00°
15' - 0"
Set back for the portion ofthe building above 55 ft,per sec. 261.2
We are seekingvariance for (4) units, atlevel 3, that do not meetexposure requirementsper sec. 140(a)(2)
30' - 0"
per sec. 261.1meets height
limits @Clementina Alley
We are seeking variance toPlanning code Sec. 135(g)2For level 3 inner court to qualifyas usable open space for 3sides. The 3rd side meets therequirement
PLPL
11' -
0"
9' -
4"9'
- 4"
9' -
4"12
' - 0
"14
' - 0
"
1' - 0"
8' -
3"
Utility /Storage
25' - 0"
35' - 0"
Sunshade extentionNot to exceed 10 ft, abv. 55 ftper sec 260(b)(2)(D)
Bladesign
Min
.
8' -
0"
10' -
0"
13' - 5"8' - 0"12' - 0"
david baker architects
scale:date:
1/16" = 1'-0" A4.01174 - 1178 Folsom Section1178 Folsom LLC 21212
2015.03.18Community Meeting Set
Level 10' - 0"
Level 214' - 0"
Level 326' - 0"
Level 435' - 4"
Level 544' - 8"
Level 654' - 0"
Roof65' - 0"
Garage-11' - 0"
2A4.0
1180 1168
50' - 0"
Garage
Office
10' -
0"
Mech. , stairs and elevatorpenthouse not to exceet 10'-0"per Sec. 260
45.00°
PLPL
8' - 0"
11' -
0"
9' -
4"9'
- 4"
9' -
4"12
' - 0
"14
' - 0
"11
' - 0
"
david baker architects
scale:date:
1/16" = 1'-0" A4.11174 - 1178 Folsom Section1178 Folsom LLC 21212
2015.03.18
1/16" = 1'-0"1 North-South Section
30' - 6"
12' -
4"
346 SF
Studio A
2' -
0"3'
- 0"
2' -
8"4'
- 0"
6' - 8"16' - 8"
289 SF
Studio B
18' - 6"
17' -
1"
9' - 6" 7' - 6"
3' -
0"6'
- 10
"
david baker architects
scale:date:
1/4" = 1'-0" A5.01174 - 1178 Folsom Unit Plans1178 Folsom LLC 21212
2015.03.18
1/4" = 1'-0"1 Studio A - Perimeter
1/4" = 1'-0"2 Studio B - Interior
david baker architects
scale:date: A6.01174 - 1178 Folsom Aerial Massing Views
1178 Folsom LLC 21212
2015.03.18
1 Aerial From South 2 Aerial from North
3 Aerial from West
david baker architects
scale:date: A7.01174 - 1178 Folsom Survey (existing condition)
1178 Folsom LLC 21212
2015.03.18
There are total of three (3) existing buildings on the site conectingby interior doors. The industrial and office buildings total of 9,600sq.ft, and are one-to two-stories, and are up to 25-feet in height.There are currently no off-street parking spaces and three loadingspaces
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