Disclaimer for Review of Plansnotice.sfplanning.org/2016-011388VAR.pdf · 2017-05-03 · site will undergo site stabilization repair then a new foundation, and construction of a new

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

中文詢問請電: 415.575.9010 | Para Información en Español Llamar al: 415.575.9010 | Para sa Impormasyon sa Tagalog Tumawag sa: 415.575.9121

1650 Miss ion St reet , Sui te 400 • San Franc isco, CA 94103 • Fax (415) 558 -6409 558*6409

NOTICE OF PUBLIC HEARING Hearing Date: Wednesday, May 24, 2017 Time: Not before 9:30 AM Location: City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408 Case Type: Variance Hearing Body: Zoning Administrator

P R O 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

P R O J E C T D E S C R I P T I O N

The proposal includes the replacement of an existing single-family residence removed by emergency demolition due to landslide with a newly constructed 2-story (above two-level basement) single-family residence with two-car garage located within the front yard of an existing vacant lot.

PER SECTION 132(e) OF THE PLANNING CODE, the required front setback for the subject property is 15 feet. The proposed building would encroach up to 7'-11" into the required front setback, to within 7'-1" of the front property line. Further, a proposed awning would extend to within 3' of the front property line and the proposed roof level overhang would extend to within 6' of the front property line (both of which do not comply with Planning Code requirements). Given the proposed construction within the required front setback, a variance is required.

Project Address: 256 Casitas Avenue Cross Street(s): Lansdale Ave. / Cresta Vista Dr. Block /Lot No.: 2973A/034 Zoning District(s): RH-1(D) / 40-X Area Plan: N/A

Case No.: 2016-011388VAR Building Permit: 2017.04.07.3430 Applicant: Gregory Iboshi Telephone: (415) 217-7055 E-Mail: greg-hi-arch.com

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: Chris Townes Telephone: (415) 575-9195 E-Mail: [email protected]

ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://notice.sfplanning.org/2016-011388VAR.pdf

Members of the public are not required to provide personal identifying information when they communicate with the Commission or the Department. All written or oral communications, including submitted personal contact information, may be made available to the public for inspection and copying upon request and may appear on the Department’s website or in other public documents.

mailto:[email protected]

mailto:[email protected]

GENERAL INFORMATION ABOUT PROCEDURES

HEARING INFORMATION

You are receiving this notice because you are either a property owner or resident that is adjacent to the proposed

project or are an interested party on record with the Planning Department. You are not required to take any action.

For more information regarding the proposed work, or to express concerns about the project, please contact the

Applicant or Planner listed on this notice as soon as possible. Additionally, you may wish to discuss the project with

your neighbors and/or neighborhood association, 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

Planner listed on the front of this notice, Planning Department, 1650 Mission Street, Suite 400, San Francisco, CA 94103,

by 5:00 pm the day before 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 hearing.

Comments that cannot be delivered by 5:00 pm the day before the hearing may be taken directly to the hearing at the

location listed on the front of this notice. Comments received at 1650 Mission Street after the deadline will be placed in

the project file, but may not be brought to the attention of the Zoning Administrator at the public hearing.

BUILDING PERMIT APPLICATION INFORMATION

Pursuant to Planning Code Section 311, the Building Permit Application for this proposal may also be subject to

notification of property owners and residents within 150-feet of the subject property. The mailing of such notification

will be performed separately.

APPEAL INFORMATION

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 calendar 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 Commission may be made to

the Board of Appeals within 15 calendar 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.

DRAWING INDEXBUILDING INFORMATION

PROJECT DATA

BLOCK: 2973A LOT: 034ZONING: RH-1 (D)HEIGHT LIMIT: 40 - XQUADRANT: SOUTHWESTPLANNING DISTRICT: 14ALLOWED USE: ONE FAMILY - DETACHEDLOT SIZE: 6,860 SQ. FT. LOT FRONTAGE: 62' - 0" LOT DEPTH: 108' - 4"

OCCUPANCY GROUP: R-3CONSTRUCTION TYPE: V-BEXISTING USE: SINGLE FAMILY HOME - VACANT PREVIOUS SFR DEMOLISHED BYEMERGENCY ORDER ON (DATE).PROPOSED USE: SINGLE-FAMILY RESIDENCEPROPOSED NUMBER OF VEHICULAR PARKING: 2PROPOSED NUMBER OF CLASS 1 BIKE PARKING: 2

VICINITY MAP

TITLE SHEET: PLOT PLAN, SCOPE OF WORK, GENERAL NOTES & INFORMATION

PREVIOUSLY EXISTING BASEMENT LEVEL 1 FLOOR PLAN

PREVIOUSLY EXISTING BASEMENT LEVEL 2 FLOOR PLAN

PREVIOUSLY EXISTING FIRST FLOOR PLAN

PREVIOUSLY EXISTING ROOF PLAN

PREVIOUSLY EXISTING EXTERIOR ELEVATIONS

PREVIOUSLY EXISTING EXTERIOR ELEVATIONS

SITE PLAN

LANDSCAPE PLAN

LOWER LEVEL 2 FLOOR PLAN

LOWER LEVEL 1 FLOOR PLAN

STREET LEVEL (ENTRY) FLOOR PLAN

UPPER LEVEL FLOOR PLAN

ROOF PLAN

EXTERIOR ELEVATIONS

EXTERIOR ELEVATIONS

EXTERIOR ELEVATIONS

EXTERIOR ELEVATIONS WITH NEIGHBORING PROPERTIES

BUILDING SECTION

BUILDING SECTION

TYPICAL WINDOW DETAIL & DOOR AND WINDOW SCHEDULES

TOPOGRAPHIC SURVEY MAP

256 CASITAS AVENUE HAD A SINGLE FAMILY HOME THAT WAS REMOVEDBY EMERGENCY DEMOLITION ON (DATE) BECAUSE OF A LANDSLIDE. THESITE WILL UNDERGO SITE STABILIZATION REPAIR THEN A NEWFOUNDATION, AND CONSTRUCTION OF A NEW TWO-STORY (ABOVE ATWO-LEVEL BASEMENT) SINGLE FAMILY RESIDENCE WITH TWO CARGARAGE.

A0.0

A0.1

A0.2

A0.3

A0.4

A0.5

A0.6

A1.0

A1.1

A2.0

A2.1

A2.2

A2.3

A2.4

A3.0

A3.1

A3.2

A3.3

A4.0

A4.1

A7.0

C2.0

PROJECT DESCRIPTION

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TITLE

HUANG IBOSHIARCHITECTURE

1736 STOCKTON STREETSAN FRANCISCO, CA 94133

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COPY RIGHT 2014 HUANG IBOSHI ARCHITECTURE ALL RIGHTS RESERVED

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PROGRESS PRINT 06/21/06VARIANCE 03/17/17

ISSUED FORPERMIT

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SITE PERMIT 04/04/17REVISION 1 04/28/17

ALL DIMENSIONS AND EXISTING CONDITIONS SHALL BE CHECKED AND VERIFIED BY THECONTRACTOR BEFORE PROCEEDING WITH WORK.

DO NOT SCALE THESE DRAWINGS.

IF THESE DRAWINGS ARE NOT 24" X 36", THEY HAVE BEEN REDUCED OR ENLARGED.

ALL DIMENSIONS ARE TO FACE OF FINISH, UNLESS OTHERWISE NOTED.

(1") INDICATES ACTUAL SIZE. (1X) INDICATES NOMINAL SIZE.

REFER TO CONSULTANT DRAWINGS FOR INFORMATION NOT INDICATED ONARCHITECTURAL DRAWINGS.

COORDINATE ALL MECHANICAL, PLUMBING, AND ELECTRICAL DEVICES WITHARCHITECTURAL DRAWINGS AND VERIFY LOCATION WITH ARCHITECT AND OWNER PRIORTO INSTALLATION

9.

7.

6.

GENERAL NOTES

4.

5.

3.

2.

1.

10

ALL INSULATION SHALL COMPLY WITH UBC SECTION 804 FOR FLAME SPREAD. ALLENERGY REQUIRED INSULATION SHALL MEET TITLE 24 REQUIREMENTS. THE TITLE 24REQUIREMENTS DESCRIBED IN THE REPORT ARE A PART OF THE CONTRACT DOCUMENTS.

ALL PIPING, VENTS AND FLUES THAT PENETRATE THE ROOF ARE TO BE LOCATED PERROOF PLAN AND AS APPROVED BY THE ARCHITECT. VERIFY LOCATION WITH ARCHITECTAND OWNER PRIOR TO INSTALLATION.

PROVIDE SITE DRAINAGE AT AREAS OF NEW CONSTRUCTION. ALL DRAINAGE TOCONNECT TO STORM DRAIN SYSTEM.

ALL CONSTRUCTION SHALL CONFORM TO THE 2010 CALIFORNIA BUILDING CODE (CBC),2010 CRC, 2010 CALIFORNIA MECHANICAL CODE (CMC), 2010 CALIFORNIA PLUMBINGCODE (CPC), CALIFORNIA ELECTRICAL CODE (CEC), 2010 CALIFORNIA ENERGY CODE,2010 C.F.C.

8.

ABBREVIATIONS

WINDOW MARK,REFER TO WINDOW SCHEDULE

DOOR MARK,REFER TO DOOR SCHEDULE

INTERIOR ELEVATION NUMBER

ELEVATION NUMBER

SHEET NUMBER

WALL MARK

SHEET NUMBER

SHEET NUMBER

SHEET NUMBER

SECTION NUMBER

SYMBOLSDETAIL NUMBER

WOOD BLOCKING

WOOD FRAMING

FINISH WOOD

PLYWOOD

GYPSUM BOARD

STEEL / ALUMINUM

CONCRETE

GRAVEL

BATTING INSULATION

RIGID INSULATION

SOIL

11

Align& And< Angle@ At Centerline Diameter or Round Perpendicular# Pound or Number

ACCESS. AccesssibleACOUS. AcousticalA.D. Area DrainADJ. AdjustableA.F.F. Above finished floorAGGR. AggregateAL. AluminumAPPROX. ApproximateARCH. ArchitecturalASPH. Asphalt

BATT. BattingBD. BoardBITUM. BituminousBLDG. BuildingBLK. BlockBLK'G. BlockingBM. BeamB.O. Bottom of

G.A. GaugeG.B. Grab BarGALV. GalvanizedGL. GlassGND. GroundGR. GradeG.W.B. Gypsum Wall BoardGYP. Gypsum

H.B. Hose BibbH.C. Hollow CoreHDWD. HardwoodHDWR. HardwareHORIZ. HorizontalHR. HourHT. Height

I.D. Inside Diameter (Dim.)INSUL. InsulationINT. Interior

JT. Joint

KIT. Kitchen

SAD See Architectural DrawingsSED See Electrical DrawingsSMD See Mechanical DrawingsSSD See Structural DrawingsS.C. Solid CoreS.D. Smoke DetectorSCHED. ScheduleSECT. SectionS.F. Square FeetSHLF. ShelfSHW. ShowerSHT. SheetSIM. SimilarSKYLT. SkylightSPEC. SpecificationSQ. SquareSST. Stainless SteelS.SK. Service SinkSTD. StandardSTL. SteelSTOR. StorageSTRUCT. StructuralSYM. Symmetrical

TRD. TreadT.B. Towel BarT.D. Towel Dispensor

CAB. CabinetC.B. Catch BasinCEM. CementCER. CeramicC.I. Cast IronC.J. Control JointCLG. CeilingCLKG. CaulkingCLOS. ClosetCLR. ClearCOL. ColumnCOMP. CompositionCONC. ConcreteCONN. ConnectionCONSTR. ConstructionCONT. ContinuousCORR. CorridorCTSK. CountersunkCNTR. CounterCTR. Center

DBL. DoubleDET. DetailDIA. DiameterDIM. DimensionDISPO. DisposalD.W. Dish washerDR. Door

DWR. DrawerDWG. Drawing

(E) ExistingEA. EachE.F. Exhaust fanE.G. Existing gradeEL. ElevationELEC. ElectricalELEV. Elevator or ElevationENCL. EnclosureEQ. EqualEQPT. EquipmentEXST. ExistingEXT. Exterior

F.D. Floor DrainF.E. Fire extinguisherF.F. Finish floorF.G. Finish GradeFDN. FoundationFIN. FinishFIXT. FixtureFL. FloorFLASH'G. FlashingFLUOR. FluorescentF.O.C. Face of ConcreteF.O.F. Face of FinishF.O.S. Face of Studs

FPRF. FireproofFT. Foot or FeetFTG. FootingFURR. Furring

LAM. LaminateLAV. LavatoryLT. Light

MAX. MaximumM.C. Medicine CabinetM.D. Motion DetectorMECH. MechanicalMEMB. MembraneMFR. ManufacturerMIN. MinimumMISC. MiscellaneousMTD. MountedMTL. MetalMUL. Mullion

(N) NewN.I.C. Not In ContractNO. NumberNOM. NominalN.T.S. Not to Scale

O.A. OverallO.C. On CenterO.D. Outside Diameter (Dim.)OPNG. OpeningOPP. Opposite

PART. PartitionPL. PlateP.LAM. Plastic LaminatePLAS. PlasterPLYWD. PlywoodPR. PairPT. PointP.T. Pressure TreatedPTD. Painted

Q.T. Quarry Tile

R. RiserRAD. RadiusR.D. Roof DrainREF. ReferenceRGTR. RegisterREINF. ReinforcedREQ. RequiredREQ'MT. RequirementRESIL. ResilientRM. RoomR.O. Rough OpeningRWD. RedwoodR.W.L. Rain Water Leader

TEL. TelephoneTER. TerrazzoT.&G. Tongue and GrooveTHK. ThickTHRSH. ThresholdT.O. Top ofT.O.P. Top of PlateT.V. TelevisionTYP. Typical

UNF. UnfinishedU.O.N. Unless Otherwise Noted

VERT. VerticalVEST. VestibuleV.I.F. Verify in field

W WallW.H. Water HeaterW/ WithW.C. Water ClosetWD. WoodWNDW. WindowW/O WithoutW.O. Where OccursW.P. WaterproofWSCT. WainscotWT. Weight

MODEL IMAGE

SITE

GROSS FLOOR AREA CALCULATION TABLEFLOOR LEVEL:LOWER LEVEL 2LOWER LEVEL 1STREET (ENTRY) LEVELUPPER LEVELTOTAL:

PREVIOUSLY EXISTING (SQFT):597 SQFT

1,188 SQFT1,820 SQFT

N/A3,605 SQFT

PROPOSED (SQFT): 1,073 SQFT

1,856 SQFT2,156 SQFT2,267 SQFT7,354 SQFT

QUALIFYING USABLE OPEN SPACE SUMMARYLOCATION:FRONT YARDFRONT PORCHREAR DECK @ FIRST FLOORREAR DECK @ BASEMENT LEVEL 1REAR DECK @ BASEMENT LEVEL 2REAR YARDTOTAL:

AREA (SQFT):215 SQFT

119 SQFT298 SQFT331 SQFT301 SQFT

2,827 SQFT4,091 SQFT

LNDRYBATH

BEDROOM 2

BDRM 3

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MASTER BEDROOMSTOR.

BEDROOM 1

BEDROOM 2

WC

BATH

CLOS.

CLOS.

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DECK

UPDN

CRAWL SPACE

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DINING

KITCHENBRKFST

GARAGE

ENTRY

GUEST BEDROOM

GUEST BATH

WC

CLOS.

CLOS.CLOS.

FAMILYDECK

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ENTRY LEVEL FLR. FIN. ELEV.0'-0" & 2'-4"

LOWER LEVEL FLR. FIN. ELEV.-17'-9 15/16"

MID LOWER LEVEL FLR. FIN. ELEV.-8'-10 11/16"

MID LOWER LEVEL FLR. CLG. ELEV.-0'-10 7/16"

LOWER LEVEL FLR. CLG. ELEV.-9'-10 7/16"

ENTRY LEVEL FLR. CLG. ELEV.8'-0 1/4" & 10'-4 5/16"

TOP OF ROOF ELEV.11'-7 9/16"

ENTRY LEVEL FLR. FIN. ELEV.17-'11"

LOWER LEVEL FLR. FIN. ELEV.-17'-9 15/16"

MID LOWER LEVEL FLR. FIN. ELEV.-8'-10 11/16"

MID LOWER LEVEL FLR. CLG. ELEV.-0'-10 7/16"

LOWER LEVEL FLR. CLG. ELEV.-9'-10 7/16"

ENTRY LEVEL FLR. CLG. ELEV.8'-0 1/4" & 10'-4 5/16"

TOP OF ROOF ELEV.11'-7 9/16"

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ADJACENT PROPERTY:266 CASITAS AVENUE(E) 2-STORY HOUSE

SINGLE FAMILY RESIDENCE

ADJACENT PROPERTY:250 CASITAS AVENUE(E) 3-STORY HOUSE


DND

N

DN

DN

UP

SUBJECT PROPERTY:256 CASITAS AVENUE(N) 3-STORY HOUSE

SEE PROJECT DESCRIPTIONON SHEET A0.0

15'-0

" FRO

NT

SET

BAC

K

16'-5

/16" A

VER

AGE

ADJA

CEN

T NEI

GHBO

R FR

ONT

SET

BAC

K

16'-3

/32" 1

5%

OF

TOTA

L LO

T FR

ONT

SET

BAC

K

(E) C

URB

CUT

(E) CURB C

UT,

REP

LACE

IN K

IND

(E) CURB C

UT

ADJACENT PROPERTY:171 MIRALOMA DRIVE






(N) TREE, 3 TOTAL REQ.PER PLANNING CODESECTION 138.1, LOCATEAS SHOWN

(N) TREE, PER PLANNINGCODE SECTION 138.1,LOCATE AS SHOWN

(N) TREE, PER PLANNINGCODE SECTION 138.1,LOCATE AS SHOWN

BUILDINGFOOTPRINT

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LEGENDORIGINAL HOUSEFOOT PRINTPROPERTY LINE

PORTION OFENCROACHMENTINTO REQUIREDFRONT SETBACK

CA

SIT

AS

A

VE

UP

(N) STAIR

(N) POWDER

UP

(N) GARAGE

(N) ENTRY FOYER

(N) KITCHEN

FIREPLACE

WET BAR

(N) DECK

(N) DINING

(N) LIVING

(N) DEN

(N) PORCH

DN

UP

DND

N

DN

DN

+0'-0"

-0'-6"

+0'-0"+0'-0"

+0'-0"

+0'-0" (E) CURB C

UT,

REP

LACE

IN K

IND

(E) DRIVEWAY(PERMEABLESURFACE)

(E) SID

EWAL

K

(N) PLANTER

(N) PL

ANTE

R

(N) STONE PAVERS OVERCONC. SLAB

(N) LOW RETAINING WALL(<4' HIGH)

(N) STEPS(2 R @ 6" EA.1 T @ 18")

(N) TREE, 3 TOTAL REQ. PERPLANNING CODE SECTION138.1, LOCATE AS SHOWN

(N) TREE, PER PLANNING CODESECTION 138.1, LOCATE ASSHOWN


15'-0

" FRO

NT

SET

BAC

K

G

G G G G G G G

W W W W W W W

W

E EEE

E E E EE E

S

S

S

S

S

S

SSSSSS

ELECTRIC SUPPLY LINE(OVERHEAD)

GAS SUPPLY LINE(2" DIA. @ 24" DEPTH BELOW GRADE)

WWATER SUPPLY LINE(DOMESTIC 2" DIA. @ 20" DEPTHBELOW GRADE; FIRE 4" @ 48"DEPTH BELOW GRADE)

SEWER LATERAL LINE(SIZE TBD; DEPTH TBD)

NOTE: SUPPLY LINES ALLOWED WITHINSAME TRENCH @ 24" WIDTH (MIN.)

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NOTES

GREENING OF FRONT SETBACK AREA REQUIREMENTS :

REQUIRE 50% OF SURFACES IN THE FRONT YARD TO BE PERMEABLE BY USINGPOROUS ASPHALT, POROUS CONCRETE, INTERLOCKING PAVERS, BRICKS ORLANDSCAPING. AREAS COUNTED TOWARDS THE LANDSCAPING REQUIREMENT (20%OF THE REQUIRED SETBACK AREA) CAN ALSO BE CREDITED TOWARDS THEPERMEABILITY REQUIREMENT.

FRONT SETBACK AREA TOTAL: 961.76 SQFTLANDSCAPE FRONT SETBACK AREA TOTAL: 579.23 SQFT = 60.26%

(N) STORAGE(UNCONDITIONED)

(N) STORAGE(UNCONDITIONED)

1

4

2

3

1

4

2

3

-24'-0"

-22'-0"

(N) STAIR

UP

(N) STAIR

LINE

OF

BUIL

DIN

G A

BO

VE

(N) STAIR

(N) STAIR

DN(N) STAIR

(N) CONC. RETAINING WALL

PILES / SITE STABILIZATIONSYSTEM (UNDER SEPARATEPERMIT)

(N) CONC. STAIR

(N) CONC. PATIO

(N) CONC. STAIR

REQ

UIR

ED R

EAR Y

ARD

SET

BACK

(N) CONC. STAIR

(E) REAR YEAR

15'-0

" FRO

NT

SET

BAC

K

2827 S.F.

331 S.F.

711 S.F.

362 S.F.

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ORIGINAL HOUSEFOOT PRINTPROPERTY LINE


LEGEND

ORIGINAL HOUSEFOOT PRINT

(N) DECK

(N) RON'S OFFICE(N) STORAGE/ MECHANICAL

(UNCONDITIONED)

(N) WINEROOM

BATHROOM(N) ACTIVITY

ROOM

(N) EXERCISEROOM

(N) GUESTBEDROOM

UP

-10'-3"

-10'-3"-10'-3"

-10'-3"

-10'-3"

-8'-5"

DN UP

DNUPDN

(N) STAIR

15'-0

" FRO

NT

SET

BAC

K

301 S.F.

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LEGEND


CA

SIT

AS

A

VE

UP

(N) STAIR

36"REF/FRZ

30" WALLOVEN

HOMEWORKDESK

36"RANGETOP& HOOD

36" SINK D.W.

PANTRY

BENCHCOAT CLOSET

(N) POWDER

UP

WORKBENCH

STORAGECLOSET

RECYCLING &TRASH AREA

(N) GARAGE

(N) ENTRY FOYER

(N) KITCHEN

FIREPLACE

LIBRARYSHELVING

WET BAR

(N) DECK (N) DINING

(N) LIVING

(N) DEN

(N) PORCH

15" PREPSINK

DN

DN

UP

DN

DN

DN

SLOPE1/4" : 12"

+0'-0"

-0'-6"

+0'-0"

+0'-0"

+0'-0"

+0'-0" (E) DRIVEWAY(REBUILT)

(E) SID

EWAL

K

(N) PLANTER

(N) PL

ANTE

R

PARKING SPACE18' X 8'

PARKING SPACE18' X 8'

BICYCLEPARKING

(N) PERMEABLE PAVERS

UTILITYSINK

(N) LOW RETAINING WALL(<4' HIGH)

(N) STEPS(2 R @ 6" EA.1 T @ 18")

(N) TREE, 3 TOTAL REQ. PERPLANNING CODE SECTION138.1, LOCATE AS SHOWN



(E) CURB C

UT,

REP

LACE

IN K

IND

(N) STAIR

(N) POWDER

(N) GARAGE

(N) ENTRY FOYER

(N) KITCHEN

(N) DINING

(N) LIVING

(N) DEN

(N) PORCH

15'-0

" FRO

NT

SET

BAC

K

(N) FRONT YARD 215 SQFT

298 S.F.

119 S.F.

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NOTES

GREENING OF FRONT SETBACK AREA REQUIREMENTS :

REQUIRE 50% OF SURFACES IN THE FRONT YARD TO BE PERMEABLE BY USINGPOROUS ASPHALT, POROUS CONCRETE, INTERLOCKING PAVERS, BRICKS ORLANDSCAPING. AREAS COUNTED TOWARDS THE LANDSCAPING REQUIREMENT (20%OF THE REQUIRED SETBACK AREA) CAN ALSO BE CREDITED TOWARDS THEPERMEABILITY REQUIREMENT.

FRONT SETBACK AREA TOTAL: 961.76 SQFTLANDSCAPE FRONT SETBACK AREA TOTAL: 579.23 SQFT = 60.26%

(N) DECK

STAIR

(N) PATRICIA'SDEN

(N) BATH #2

(N) BEDROOM #2

(N) BEDROOM #1

BATH #1

(N) MASTERDRESSING &

CLOSET

(N) MASTERBEDROOM

(N) MASTERBATHROOM

(N) HALL/OVERLOOK

(N) LAUNDRY

DN

(N) CLOSET

(N) CLOSETDESK

+10'-3"

15'-0

" FRO

NT

SET

BAC

K

99 SQFT

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PROPERTY LINE


LEGEND


FLAT/ LOW SLOPEROOF

SKYLIGHT

PARAPET WALLS,TYP.

15'-0

" FRO

NT

SET

BAC

K

UNOCCUPIED(NOT A ROOF DECK)

SOLAR PANELS,TYP.

TRELLIS SCREEN,TYP.

C OF BUILDINGL

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PROPERTY LINE


LEGEND


GARAGE LEVEL FLR. FIN.ELEV. = -1'-0"

(N) GARAGE DOORS (N) STEPS (N) PLANTER

(N) PLANTER

STREET LEVEL FLR. FINELEV. = 0'-0" (+610.70')

STREET LEVEL CLG. FIN.ELEV. = 9'-0"

TOP OF ROOFELEV. = 20'-6"

UPPER LEVEL FLR. FINELEV. = 10'-3"

UPPER LEVEL CLG. FIN.ELEV. = 19'-3"

(N) WINDOWS,TYP.

(N) 30" HIGH PARAPET WALL WITH SOLARPANELS BEYOND

(N) STEEL GATE W/GLASS DOORS &PANEL BEYOND

(N) COLUMN

(N) CEMENTPLASTER WALL


(N)WOOD SIDING

(N) BAY WINDOW

(E) SIDEWALK ELEVATIONAT FACE OF CURB

(N) DRIVEWAY AT(E) CURB CUTLOCATIONS

(N) GRADE

(E) GRADE

(N) WINDOWS,TYP.

ELEV. @ SIDE PROPERTY LINE (+612.0')

ELEV. @ SIDE PROPERTY LINE (+606.0')

(N) GRADE

(E) GRADEAT FACE OF HOUSE

SID

E PR

OPE

RTY

LIN

E(N

ORTH

)

SID

E PR

OPE

RTY

LIN

E(S

OUTH

)

LINE OF ORIGINALHOUSE

STREET LEVEL FLR. FINELEV. = 0'-0" (610.70')

GARAGE FLR. FIN.ELEV. = -1'-0"

LOWER LEVEL 2 FLR. FINELEV. = -24'-0"





LOWER LEVEL 1 CLG. FINELEV. = -2'-3"




(N) OVERHEAD TRELLIS

(N) WOOD SIDING(N) CEMENTPLASTER WALL

(N) GLASSGUARDRAILS ATBALCONIES, TYP.

(N) ROOF ANDTRELLIS

(N) CANTILEVEREDBALCONIES, TYP.

(N) GRADE ANDSITE ACCESS


(E) GRADE

MAX. SLOPE ATDRIVEWAY 12.5%

(N) DRIVEWAYGRADE AT (E) CURBCUT LOCATIONS

LOW CONC. WALL(CAP@PILE LINE)

LINE OF 6' FENCE@ PROPERTY LINE

LOW CONC. WALL(CAP@PILE LINE)

FRO

NT

PRO

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LIN

E(E

AST)

(N) WOOD SCREENAT NORTHELEVATION

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(N) OVER HEAD DOORSTO STORAGE

(N) WOOD SIDING ATSTORAGE LEVEL, TYP.

(N) WOOD SCREEN ATNORTH ELEVATION

(N) GUARDRAIL ATBAY WINDOWS

(N) ROOF ANDTRELLIS

(N) 3' BAYPROJECTION ATBEDROOMS




(N) GRADE ANDSITE ACCESS

(N) STAIRAND SIDEACCESS TOSTORAGEROOM

(E) GRADE

(N) WINDOWSAND SLIDINGDOORS, BIRDSAFE GLAZING,TYP.

(N) GRADE

BASEMENT LEVEL 1 FLR. FIN.ELEV. = -22'-0"

SID

E PR

OPE

RTY

LIN

E(S

OUTH

)

SID

E PR

OPE

RTY

LIN

E(N

ORTH

)

(N) GUARDRAIL,BIRD SAFEGLAZING, TYP.

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(N) PLANTER

ENTRY LEVEL FLR. FIN.ELEV. = 0'-0" (+610.70')

STREET LEVEL FLR. FINELEV. = 0'-0"





UPPER LEVEL FLR. CLG. FIN.ELEV. = 19'-3"



(N) CEMENTPLASTER WALL(N) WOOD SIDING



(N) STEEL, WOODAND GLASS STAIR


(N) ROOF ANDTRELLIS


(N) STAIR ANDSIDE ACCESSTO OFFICE

LINE OF(E) GRADE


ELEV. @ FRONT PROPERTY LINE(+612.70')



LINE OF 6' FENCE@ PROPERTY LINE

LINE OF CURB @EDGE OF STAIR

FRO

NT PR

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(EAST)

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ADJACENT NEIGHBOR250 CASITAS AVENUE

SID

E PR

OPE

RTY

LIN

E(N

ORTH

)

SID

E PR

OPE

RTY

LIN

E(S

OUTH

)


FRO

NT PR

OPER

TY LINE

(EAST)

FRO

NT

PRO

PERTY

LIN

E(E

AST)

SID

E PR

OPE

RTY

LIN

E(S

OUTH

)

SID

E PR

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E(N

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)



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GROUND LEVEL FLR. FINELEV. = 0'-0" (610.70')


GROUND LEVEL FLR. CLG. FIN.ELEV. = 9'-0"





(N) STEEL, WOODAND GLASS STAIR

(N) DININGROOM OPEN TO DEN

BEYONDOPEN TO DEN

BEYOND

WINDOW TOKITCHENBEYOND

OPEN TOKITCHENBEYOND

WINDOW TOPATRICIA'SDEN BEYOND(N)

BATH #1(N)

BEDROOM #1

(N) TWO-SIDEDFIREPLACELOCATION

(N) PLANTER


(N) WINEROOM

(N) ACTIVITYROOM

(N) MEDIA &CASEWORKLOCATION

WINDOWS TORON'S OFFICEBEYOND

(N) STORAGEAREA



WINE ROOM FLR. FINELEV. = -10'-3"

LOWER LEVEL 1 FLR. CLG. FINELEV. = -2'-3"

FRO

NT

PRO

PERTY

LIN

E

FRO

NT

SET

BACK

LINE

REA

R S

ET B

ACK

LINE

LINE OF ORIGINAL HOUSE

AREA ENCROACHING ON FRONTSETBACK, OUTSIDE PREVIOUSLYEXISTING BUILDING ENCLOSURE




UPPER LEVEL CLG. FIN.ELEV. = 19'-3"(N)

MASTERBATH

FRO

NT

SET

BAC

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NE

LINE OF ORIGINAL HOUSE

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STREET LEVEL FLR. CLG. FIN.ELEV. = 9'-0"








(N)PATRICIA'S DEN

(N)LAUNDRY ROOM

(N)MASTER CLOSET

OPENTO

BATHBEYOND

(N)GARAGE

(N)ENTRY FOYER

(N)KITCHEN

(N)STORAGE /

MECHANICAL (N)GUEST

BEDROOM

(N)BATHROOM

(N)STORAGE

(N)STORAGE

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