LEADBETTER, - San Francisco · implications for the interior layout of the proposed structure. FINDING 3. That such variance is necessary for preservation and enjoyment of a substantial

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RYAN PATTERSON (SBN 277971) SHOSHANA RAPHAEL (SBN 312254) ZACKS, FREEDMAN & PATTERSON, PC 235 Montgomery Street, Suite 400 San Francisco, CA 94104 Tel: (415) 956-8100

4 Fax: (415) 288-9755

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Attorneys for Appellants, Andrew Zacks and Denise Leadbetter

SAN FRANCISCO BOARD OF APPEALS

ANDREW ZACKS and DENISE LEADBETTER,

Appellant,

vs.

SAN FRANCISCO PLANNING DEPARTMENT and ZONING

Appeal No. 18-052

DECLARATION OF SHOSHANA

RAPHAEL

Variance Decision No.: 2008.0410V Site Address: 799 Castro Street/ 3878-3880 21st Street Hearing Date: June 6, 2018

ADMINISTRATOR,

Respondents.

HATEF MOGHIMI,

Real Party in Interest.

I, Shoshana Raphael, declare as follows:

1. I am an attorney at Zacks, Freedman & Patterson, PC, the firm hired to represent

Appellants Andrew Zacks and Denise Leadbetter. I make this declaration in support of the above

captioned appeal. Unless otherwise stated, I have personal knowledge of the facts stated herein and,

if called as a witness, could and would testify competently thereto.

2. Attached hereto as Exhibit 1 is a true and correct copy of Variance Decision No.

27 2008.0410V, issued by Acting Zoning Administrator Corey A. Teague on April 11, 2018.

28 3. Attached hereto as Exhibit 2 is a true and correct copy of plans for the proposed

-!-DECLARATION OF SHOSHANA RAPHAEL

EXHIBIT 1

~~a couz~ryo

~~ ~ SAN FRANCISCOH 6 ~; ~ a PLANNING DEPARTMENTw ~ ~.O~bys o,~̀

Variance Decision1650 Mission St.suite 400San Francisco,CA 94103-2479

Date: April 11, 201.8

Case No.: 2008.0410VReception:415.558.6378

Project Address: 799 CASTRO STREET & 3878-3880 21St STREET

Zoning: RH-2 (Residential-House, Two-Family)Fax:415.558.6409

40-X Height and Bulk District

Block/Lots: 3603/024 Planning

Applicant: Thomas TunnyInformation:

415.558.63771 Bush Street

San Francisco, CA 94104

Owner: Hatef Moghimi

P.O. Box 77322


Staff Contact: Nancy Tran — (415) 575-9174

nanc~.h. trap@sfgov. org

DESCRIPTION OF VARIANCE -REAR YARD VARIANCE SOUGHT:The proposal is to demolish an existing mixed-use structure (commercial office/single-family) and

construct athree-story over basement single-family structure that will extend into the required rear

yard of the lot. The subject property contains three dwelling units, two units in the building at the rear

of the property and one unit with a separate office use in the building at the front.

Planning Code Section 134 requires the subject property to provide a rear yard that is 25 percent of the

total lot depth between the two buildings on the lot. The subject property, with a lot depth of 100 feet

from Castro Street, has a required rear yard of 25 feet. The proposed single-family structure at the front

of the lot will extend approximately 5 feet into the required rear yard.

PROCEDURAL BACKGROUND:

1. The Project is exempt from the California Environmental Quality Act ("CEQA") as Class 1 &

Class 3 categorical exemptions.

2. The Zoning Administrator held a joint public hearing with the Planning Commission on

Variance Application No. 2008.0410V on October 12, 2017 which was subsequently continued

to December 14, 2017 and February 22, 2018. The Planning Commission approved the

associated Conditional Use Authorization (Case No. 2017-004562CUA) for the project on

February 22, 2018 pursuant to Motion No. 20118, and did take Discretionary Review pursuant

to DRA No. 0578 (Case No. 2017-004562DRP), making minor modifications, and which only

affected the proposal related to the rear building.

3. Planning Code Section 311 notification for the proposed single-family structure was mailed in

conjunction with the Notice for Public Hearing for Conditional Use Authorization Case No.

~'~J~a9~' ~ 415.575.9L10 P~P^a ~NFOR"~11s.CI0ty Eh! ESPA.NOL LIApAAR i;l. 415.575.9Q1Q ! PAAd SA I"AFOBM.~SYOPJ SA TAGALOG TUPAAik'AG ~~: ~15.a;~.J121 WiM'W.SFPi.Ah3NING.OAG

Variance Decision

April 11, 2018

CASE NO.2008.0410V

799 Castro Street & 3878-3880 21St Street

2017-004562CUA and Variance Case No. 2008.0410V from September 22, 2017 to October 12,

2017.

DECISION:

GRANTED, in general conformity with the plans on file with this application, shown as EXHIBIT A, to

construct three-story over basement single-family residence that will extend into the required rear yard,

subject to the following conditions:

1. Any future physical expansion, even in the buildable area, shall be reviewed by the Zoning

Administrator to determine if the expansion is compatible with existing neighborhood

character and scale. If the Zoning Administrator determines that there would be a significant or

extraordinary impact, the Zoning Administrator shall require either notice to adjacent and/or

affected property owners or a new Variance application be sought and justified.

2. The proposed project must meet these conditions and all applicable City Codes. In case of

conflict, the more restrictive controls apply.

3. Minor modifications as determined by the Zoning Administrator may be permitted.

4. The owner of the subject property shall record on the land records of the City and County of

San Francisco the conditions attached to this Variance decision as a Notice of Special

Restrictions in a form approved by the Zoning Administrator.

5. This Variance Decision and the recorded Notice of Special Restrictions shall be reproduced on

the Index Sheet of the construction plans submitted with the Site or Building Permit

Application for the Project. This Index Sheet of the construction plans shall reference the

Variance Case Number.

FINDINGS:Section 305(c) of the Planning Code states that in order to grant a variance, the Zoning Administrator

must determine that the facts of the case are sufficient to establish the following five findings:

FINDING 1.

That there are exceptional or extraordinary circumstances applying to the property involved or to the

intended use of the property that do not apply generally to other properties or uses in the same class of

district.

Requirement Met.

A. The subject property contains two detached, legally nonconforming structures that cover nearly

the entire lot. The historic building pattern on the subject lot pre-dates current Planning Code

rear yard requirements. The two adjacent properties to the east are developed deep into their

lots, which along with the existing rear building on the subject property, effectively cuts off the

subject property from the block's mid-block open space. Additionaly, the property is

SAN FRANCISCO 2PLANNING DEPARTMENT

Variance Decision

Apri111, 2018

CASE NO.2008.0410V

799 Castro Street & 3878-3880 215 Street

considered to be nonconforming with regards to the current density limitations (existing three

dwelling units where two are allowed) and use (commercial office in front building).

FINDING 2.

That owing to such exceptional and extraordinary circumstances the literal enforcement of specified

provisions of this Code would result in a practical difficulty or unnecessary hardship not created by or

attributed to the applicant or the owner of the property.

Requirement Met.

A. The existing nonconforming structure at the rear of the property and the required 4 foot 5 inch

front setback create a constrained buildable envelope at the front of the property. Providing the

full 25 feet of separation between the proposed front single-family structure and the existing

rear structure represents a practical difficulty toward constructing areasonably-sized structure

on a corner parcel. As proposed, with a 20-foot separation, the new single-family home would

have an above-grade depth of only 32 feet 11 inches at the first and second floors, and a depth

of only 29 feet 10 inches as the third floor. Provinding 5 feet less depth would have significant

implications for the interior layout of the proposed structure.

FINDING 3.

That such variance is necessary for preservation and enjoyment of a substantial property right of the

subject property, possessed by other property in the same class of district.

Requirement Met.

A. Granting this variance will allow the subject property to retain the existing front dwelling unit

by constructing a reasonably sized single-family home primarily within the lot's permitted

building envelope. Allowing an additional 5 feet of depth will not negatively impact the

existing mid-block open space. Reasonable construction on a constrained lot that is primarily

within the permitted building envelope is a substantial property right possessed by other

properties in the same class of district.

FINDING 4.

That the granting of such variance will not be materially detrimental to the public welfare or materially

injurious to the property or improvements in the vicinity.

Requirement Met.

A. Granting the variance will improve the livability of the subject property and will not be

materially detrimental to the public welfare or materially injurious to the neighboring

properties. The existing rear yard configuration has existed for a significant period with no

apparent adverse effect or impact on the neighborhood. The project will encroach within the

required rear yard but not extend further than what presently exists. It will instead increase the

rear yard separation between buildings on the lot from 8 feet 6 inches to 20 feet.


Variance Decision

April 11, 2018

CASE NO. 2008.0410V


B. The Planning Department's reviewed the proposed design of the project and determined that it

was consistent with the Residential Desgin Guidelines.

C. The Planning Commission supported the proposed form of the project and granted a

Conditional Use authorization pursuant to Motion No. 20118, with conditions, for the

demolition of the existing structure and construction of the new structure. The Commission

found, in part that the project is "necessary or desirable, and compatible with, the existing

neighborhood or the community." It also found that the project "will not be detrimental to the

health, safety, convenience or general welfare of persons residing or working in the vicinity."

FINDING 5.

The granting of such variance will be in harmony with the general purpose and intent of this Code and

will not adversely affect the General Plan.

Requirement Met.

A. This development is consistent with the generally stated intent and purpose of the Planning

Code to promote orderly and beneficial development. Planning Code Section 101.1 establishes

eight priority-planning policies and requires review of variance applications for consistency

with said policies. The project meets all relevant policies, including conserving neighborhood

character, and maintaining housing stock.

1. Existing neighborhood retail uses will not be adversely affected by the proposed project.

2. The proposed project will be in keeping with the existing housing and neighborhood

character. The proposal will remove the nonconforming office use and alter the

nonconforming structure, bringing the property closer into conformity with Code and

preserving the existing dwelling units on the property.

3. The proposed project will have no effect on the City's supply of affordable housing.

4. The proposed project does not adversely affect neighborhood parking or public transit.

5. The project will have no effect on the City's industrial and service sectors.

6. The proposed project will have no effect on the City's preparedness to protect against injury

and loss of life in an earthquake.

7. The project will have no effect on the City's landmarks or historic buildings.

8. The project would not affect any existing or planned public parks or open spaces.

The effective date of this decision shall be either the date of this decision letter if not appealed or the

date of the Notice of Decision and Order if appealed to the Board of Appeals.

SAN FRANCISCO 4PLANNING ~EPARTM6NT

Variance Decision CASE NO. 2005.0410V

April 11, 2018 799 Castro Street & 3878-3880 21St Street

Once any portion of the granted variance is utilized, all specifications and conditions of the variance

authorization became immediately operative.

The authorization and rights vested by virtue of this decision letter shall be deemed void and cancelled

if (1) a Building Permit has not been issued within three years from the effective date of this decision; or

(2) a Tentative Map has not been approved within three years from the effective date of this decision for

Subdivision cases; or (3) neither a Building Permit or Tentative Map is involved but another required

City action has not been approved within three years from the effective date of this decision. However,

this authorization may be extended by the Zoning Administrator when the issuance of a necessary

Building Permit or approval of a Tentative Map or other City action is delayed by a City agency or by

appeal of the issuance of such a permit or map or other City action.

Protest of Fee or Exaction: You may protest any fee or exaction subject to Government Code Section

66000 that is imposed as a condition of approval by following the procedures set forth in Government

Code Section 66020. The protest must satisfy the requirements of Government Code Section 66020(a)

and must be filed within 90 days of the date of the first approval or conditional approval of the

development referencing the challenged fee or exaction. For purposes of Government Code Section

66020, the date of imposition of the fee shall be the date of the earliest discretionary approval by the

City of the subject development.

If the City has not previously given Notice of an earlier discretionary approval of the project, the

Planning Commission s adoption of this Motion, Resolution, Discretionary Review Action or the

Zoning Administrator's Variance Decision Letter constitutes the approval or conditional approval of the

development and the City hereby gives NOTICE that the 90-day protest period under Government

Code Section 66020 has begun. If the City has already given Notice that the 90-day approval period has

begun for the subject development, then this document does not re-commence the 90-day approval

period.

APPEAL: Any aggrieved person may appeal this variance decision to the Board of Appeals within

ten (10) days after the date of the issuance of this Variance Decision. For further information, please

contact the Board of Appeals in person at 1650 Mission Street, 3*d Floor (Room 304) or ca11575-6880.

Very truly yours,

Corey A. Teague

Acting Zoning Administrator

THIS IS NOT A PERMIT TO COMMENCE ANY WORK OR CHANGE OCCUPANCY. PERMITS FROM

APPROPRIATE DEPARTMENTS MUST BE SECURED BEFORE WORK IS STARTED OR OCCUPANCY IS

CHANGED.


EXHIBIT 2

PROJECTLOT-EXISTINGBUILDINGS

100'-0"

P L26

'-6"

PL

PL

NO

RTH

NEIGHBORING3 LEVEL

RESIDENCE3878 -3880

21st STREET

(E) BUILDING HEIGHT EL + 307'

1'-6

"7'

-0"

1'-6

"

REMOVE CHINESE ELM, PATCHAND REPAIR SIDEWALK PERB.S.M. STD.S

21st STREET

CA

STR

O S

TRE

ET

14'-5

"

18'-11"

8'-10"

2'-4

"

(E) SIDEWALK

(E) S

IDE

WA

LK

(E) SETBACK

(E) S

ETB

AC

K

(E) PURPLE LEAF PLUM

EXISTING NEIGHBORWINDOW SILL HEIGHTEL + 287.31'

41'-6"

NEW STREET TREE-SPECIES PER DPW

(E) CHINESE ELM


789 + 791CASTRO

46'-6" PL

#3878 + 388021ST STREET

EXISTINGNEIGHBORING

3 LEVELRESIDENCE

PLANNING CODE HEIGHT EL+ 298.7'RIDGE HEIGHT EL + 303.9'

3'-0

"S

ET

BA

CK

(E)

25'-0

"

PL

PL

26'-6

"

4'-5"

48'-4"

P L

NEIGHBORING WINDOWBELOW

8'-5" 14'-1" 7'-9" 8'-0"

5'-5

"

4'-0" 25'-5" 4'-6"

48'-4"

9'-11"

22'-1

0"3'

-6"

26'-4

"

10'-0"

10'-0"

ROOF OPENSPACE /

REAR YARDBELOW

NEW CURB CUT

5'-4

"

(E) POLE

(E) CURB CUT

(E) CHINESE ELM

(N) CHINESE ELM TO REPLACEEXISTING

(E) FIRE HYDRANT

4'-3

"

B-BA-1.4

A-AA-1.4

P L

18'-3

"2'

-10"

BA

LCO

NY

BE

LOW

2'-0

"

PROJECT DATA:

REMODELED RESIDENCE AT 799 CASTRO STREETCODE : 2013 SFBCCONSTRUCTION TYPE : V BSPRINKLERING: PER 903.3.1OCCUPANCY GROUP : R-3FLOORS: 4 LEVELS - THREE STORIES OVER A BASEMENTFULL LOT AREA: 2,862 SQ. FT.BLOCK/ LOT : 3603/024ZONING : RH-2, RESIDENTIAL - TWO FAMILYHEIGHT/ BULK DISTRICT : 40-XFRONT SETBACK : AVERAGE COMPLIESREAR SETBACK : PROPOSED VARIANCE FROM 25'SEPARATION BETWEEN BUILDINGS.

SCOPE OF WORK:ALTERATION OF EXISTING COMMERCIAL

BUILDINGCONVERSION OF OCCUPANCY TO R-3.(E) RESIDENCE RELOCATION UNDER SEPERATE

PERMIT SUBMIT ALL.

SHEET INDEX:

A-0 VICINITY MAP, SITE/ ROOF PLAN & PROJECT DATAA-1.0 EXISTING SITE PLAN.A-1.1 PROPOSED BASEMENT + FIRST FLOOR PLANSA-1.2 PROPOSED SECOND + THIRD FLOOR PLANSA-1.3 ROOF PLANA-1.4 PROPOSED SECTIONSA-2.0 PROPOSED WEST AND EAST ELEVATIONSA-2.1 PROPOSED SOUTH ELEVATIONA-2.2 PROPOSED NORTH ELEVATIONA-2.4 EXISTING SOUTH ELEVATIONA-2.5 EXISTING NORTH ELEVATION

AREA SUMMARIES

EXISTING BUILDING 2,650 SQ. FT. PER TRUE NORTH SURVEY DATED NOV. 13,2007

PROPOSED BUILDINGFLOOR AREA: 3,009 SQ. FT.GARAGE: 283 SQ. FT.BALCONY, PATIO AREAS: 212 SQ. FT.

A-0 ALT

PROPOSED SITEPLAN

NO SCALEBLOCK PLAN- EXISTING1

Scale: 3/16" = 1'-0"PROPOSED SITE PLAN2

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:

NO. REVISIONS: DATE:

ARCHITECTURAL PROJECT NO.:

ARCHITECTUREINTERIORSPLANNING

2747 19TH STREETSAN FRANCISCO, CA 94110

tel. 415-362-5857fax. 415-362-5044

www.tecta.com

DESIGN 5.10.10

ENVIRONMENTAL EVALUATION 2.24.11

EE REVISION 5.3.11

RDG RESUBMITTAL 01.16.14

02-09-18

05.27.14PLANNING COMMENTS

08.06.14ALTERATION PERMIT

05.13.15311 / VARIANCE

SPACE PLAN: 02-10-18

02.09.18PC FEB

ntran

Typewritten Text

REVISED PLANS - TRADITIONAL DESIGN

#799 CASTROSTREETLOT 24

1 STORY WOODFRAME BUILDINGEXTERIOR WALLS

TO BE ALTERED PERLEGENDCONCRETE

SIDEWALK

CONCRETESIDEWALK

BATHROOM

OFFICE

OFFICE OFFICE

RECEPTION

#3878 + 388021ST STREET

LOT 242 STORY STUCCO

RESIDENCE- EXISTINGDUPLEX TO REMAIN

EXISTINGSTREET TREE TO

BE REMOVED-NEW CURB CUT

TO BE INSTALLED

NO

RTH

8'-6"

3'-0

"3'

-0"

EXISTINGNEIGHBORING

3 LEVELRESIDENCE

# 789 CASTROLOT 25

PL

PL

(E) NEIGHBORING WINDOW

(E) FLOOR AREA : 1,238 SQ. FT.TOTAL HORIZONTAL AREA: 1,238 SQ. FT.

AREA TO BE REMOVED: 0 SQ. FT.

UP

5'-6"

A-1.0 ALT

EXISTING SITEPLAN

Scale: 1/4" = 1'-0"EXISTING SITE PLAN1

DRAWING KEY

WALL / FEATURE TO BE REMAIN.

WALL / FEATURE TO BE REMOVED.

NEIGHBORING WINDOW

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





tel. 415-362-5857fax. 415-362-5044

www.tecta.com

DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE


02.09.18PC FEB

NEW CURB CUT

NO

RTH

P L26

'-6"

PL 46'-6"

PL

26'-6

"

48'-6" 10'-0" 41'-7"

10'-0"

METERS

UPENTRY

PL

(E)NEIGHBORING RESIDENCE

NO WORK

53'-6"

P LP L

TRA

SH

BATHROOM# 1

BEDROOM # 1

WD

UP

CL.CL.

BEDROOM # 2

PATIO

DN.GARAGE

UTILITYAREA

4'-6"

10'-2" 5'-4" 9'-9" 8'-7"

10'-2"33'-10"

48'-6"

5'-0

"14

'-0"

7'-6

"

5'-6"

REARYARD

RAILING

43'-0"

14'-4" 2'-6"

FIRST FLOOR AREA: 692 SQ. FT.GARAGE : 283 SQ.FT.

11'-4

"

10'-0

"

CONCRETEPLANTER

EGRESSLADDER

A-AA-1.4

B-BA-1.4

CURB

CURB

PL

HALL

15 TREAD @ 11"16 RISER @ 7"

ELEV.

11'-10" 2'-6" 11'-4"

NEW STREET TREEDN.

11'-9

"

18'-8"

8'-0

" GA

RA

GE

DO

OR

FIXEDPANELTOMATCHGARAGEDOOR

NO

RTH

P L26

'-6"

PL

PL

26'-6

"

10'-0" 41'-7"

10'-0"

PL


NO WORK

P L

UPforum . 1611

STORAGE

MEDIA ROOM12

BATH

BASEMENT FLOOR AREA: 669 SQ. FT.

5'-7" 8'-7"

48'-4"

19'-1

0"

8'-1

1/2

"11

'-8"

6'-8

1/2

"3'-1"

10'-2"33'-10"4'-6"

19'-8"

ELEC.FIREPLACE

A-AA-1.4

B-BA-1.4

15 TREAD @ 11"16 RISER @ 7"

ELEV.

3'-8

"

WINE ROOM

P L

100'-0"

A-1.1 ALT

PROPOSEDBASEMENT & FIRST

FLOOR PLANS

Scale: 1/4" = 1'-0"PROPOSED BASEMENT FLOOR PLAN1

Scale: 1/4" = 1'-0"PROPOSED FIRST FLOOR PLAN2

DRAWING KEY

NEW INTERIOR PARTITION

NEW EXTERIOR PARTITION.

EXISTING EXTERIOR PARTITION TOREMAIN

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





tel. 415-362-5857fax. 415-362-5044

www.tecta.com

DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE


02.09.18PC FEB

NO

RTH

P L26

'-6"

PL

THIRD FLOOR AREA: 790 SQ. FT.


NO WORK

PLPL

26'-6

"

43'-2"5'-2"

48'-4"

P LP L


MASTER BATH

W.I.C.

OFFICE

MASTER BEDROOM

BA

LCO

NY

DN.

8'-6" 14'-1" 7'-9" 8'-0" 10'-0"

23'-0

"3'

-6"

5'-0

"14

'-0"

4'-0"4'-6"

9'-2" 4'-6" 10'-0"

10'-0"

A-AA-1.4

B-BA-1.4

18 TREAD @ 11"19 RISER @ 7"

ELEV.

4'-8"

5'-0

"

GLASS RAILING

2'-0

"

26'-6

"

NO

RTH

P L26

'-6"

PL

PL

42'-10"

26'-6

"


NO WORK

5'-6"

48'-4"

(E) SIDE WALK

P LP L

ENTRY

4'-0

"

REF

D/W

GAS FIRE PLACE

LIVING / DINING

DN. POWDERROOM

UP DN.

KITCHEN

11'-4

"

OPENTOREARYARDBELOW

OPEN SPACE

SECOND FLOOR AREA: 796 SQ. FT.

14'-0

"7'

-7"

4'-1

1"

4'-6" 33'-10"

4'-0" 1'-3" 4'-11" 1'-3" 4'-1" 9'-9" 8'-7"

28'-5" 4'-6" 10'-0"

11'-8

"3'

-6"

NEW CURB CUT

10'-0"

GLASSGUARD RAIL

A-AA-1.4

B-BA-1.4

10'-0"LINE OF BAY ABOVE

ELEV.D

N.

(INCLUDING COVERED ENTRY STAIRS : 858 SQ.FT.)

A-1.2 ALT

PROPOSEDSECOND & THIRD

FLOOR PLANS

Scale: 1/4" = 1'-0"THIRD FLOOR PLAN2

DRAWING KEY



NEIGHBORING WINDOW

Scale: 1/4" = 1'-0"

SECOND FLOOR PLAN1

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





tel. 415-362-5857fax. 415-362-5044

www.tecta.com

DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE


02.09.18PC FEB

NO

RTH

P L26

'-6"

PL



NO WORK

PLPL

26'-6

"

43'-2"5'-2"

48'-4"

P LP L


BA

LCO

NY

BE

LOW

8'-6" 14'-1" 7'-9" 8'-0" 10'-0"

23'-0

"3'

-6"

2'-1

0"18

'-3"

5'-5

"

4'-0"4'-6"

25'-5" 4'-6" 10'-0"

2'-0

"

10'-0"

A-AA-1.4

B-BA-1.4

GLASS RAILING

ROOF

A-1.3 ALT

ROOF PLAN

Scale: 1/4" = 1'-0"

ROOF PLAN1

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





tel. 415-362-5857fax. 415-362-5044

www.tecta.com

DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE


02.09.18PC FEB

KITCHENLIVING / DINING

BED ROOM 1

OFFICEMASTER BATH

EL.277.27'

8'-0

"C

LEA

R

THIRDFLOORLVL.

SECONDFLOORLVL.

FIRSTFLOORLVL.

EL.288.27'

EL.267.94'

33'-0

"

PR

OP

ER

TY L

INE

BEDROOM #2

LINE OF ADJACENTBUILDING

(E) NEIGHBORWINDOW BEYONDAT PLAN CUTOUT

OPEN SPACE

BASEMENTFLOORLVL.

EL. 258.94'

9'-0

"

10'-0

"C

LEA

R9'

-10"

CLE

AR

PR

OP

ER

TY L

INE

PR

OP

ER

TY L

INE

KITCHEN

BATHROOM#1

OFFICE

LIVING / DININGBEYOND

EL.277.27'

11'-0

"9'

-0"

THIRDFLOORLVL.

SECONDFLOORLVL.

FIRSTFLOORLVL.

EL.288.27'

EL.267.94'

33'-0

"9'

-10"

BASEMENTFLOORLVL.

EL. 258.94'

9'-0

"

OPEN

A-1.4 ALT

SECTIONS

Scale:1/4"= 1'-0"SECTION A-A2 Scale: 1/4" = 1'-0"

SECTION B-B1

GUARDRAIL AND HANDRAIL EXB MPTPER SFPC SECTION 260 (b) (A) (B)

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DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE


02.09.18PC FEB

3'-0"

⅊

EL. 277.27'

11'-0

"9'

-0"

THIRD FLR.

SECOND FLR.

FIRST FLOOR

EL. 288.27'

EL. 267.94'

30'-9

"

33'-0

"

9'-1

0"

BASEMENTFLOOR

EL. 258.94'

(E) NEIGHBOR# 789 CASTRO# 791

LINE OF EXTERIOR WALL BEYOND

FIRST FLOORPATIO WALL(RUSTICATEDSTONE BASE)

LINE OF GRADE HARDSCAPEAT PATIO TO REAR BUILDING

9'-0

"

LINE OFSIDE WALK

LINE OFBASEMENTBEYOND

3'-0

"1'-8

"

GLASS RAILINGS

METALRAILINGS@BUILDINGFACE

2'-0"

2'-4

"

STAIREL. 265.60'

FIRST FLR.

EL. 265.28'

13'-3"

EL. 269.69'

40'-0

"

EL. 272.75'

13'-3"

SITEGRADEPLANE

6'-0

"

CL GRADE ATSTREET FRONTAGE# 799 CASTRO

MAX. BLDG. HT.

EXISTING GRADE PLANE ANALYSISWEST FRONTAGE AVERAGE GRADE = 267.5'EAST PROPERTY LINE AVERAGE GRADE = 278'SOUTH FRONTAGE AVERAGE GRADE = 275.7'NORTH PROPERTY LINE AVERAGE GRADE = 269.7'AVERAGE GRADE PLANE FOR PROPERTY IS = 272.75'LOWEST PROPOSED LEVEL IS A BASEMENT:PROPOSED FLOOR ABOVE IS LESS THAN SIX FEETABOVE GRADE PLANE.

EL. 267.94'

MA

X. B

LDG

. HE

IGH

T

EL. 308.00'

T.O. GRADE@ NORTH PL

EL. 303.9'T.O. NEIGHBORROOF

(E) NEIGHBOR# 789 CASTRO# 791

CONCRETEBUILT-IN PLANTER

11'-0

"9'

-0"

THIRDFLOOR

SECONDFLOOR

AV

E. B

LDG

. HT.

PE

R 2

61 (C

)2

30'-9

"

9'-1

0"

ENTRYPORCH

LINE OF SIDEWALL

UP

GRADING ANALYSISBASEMENT (305 SQ.FT. X 9 FT) = 101.5 C.Y.FIRST FLOOR (30SQ.FT. X 4.5 & 114.5 SQ.FT. X 4.5) = 21.75 C.Y.SECOND FLOOR = 0 C.Y.THIRD FLOOR = 0 C.Y.

TOTAL C.Y. TO BE REMOVED: 123.25

LINE OF BASEMENTBEYOND

2'-3

"

PA

RA

PE

TW

ALL

33'-0

"2'-0"

2'-0"

23'-0

"

A-2.0 ALT

PROPOSEDWEST AND EAST

ELEVATIONS

Scale: 1/4" = 1'-0"WEST FRONT ELEVATION - CASTRO STREET1Scale: 1/4" = 1'-0"

EAST REAR ELEVATION2

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02-09-18



05.13.15311 / VARIANCE


02.09.18PC FEB

EL. 277.27'

11'-0

"9'

-0"

THIRD FLOORLVL.

SECOND FLOORLVL.

FIRST FLOOR LVL.

EL. 269.69'

EL. 288.27'

EL. 267.94'

CL GRADE ATCASTROSTREET

FRONTAGE


T.O. NATURALGRADE

41'-6"3878 21ST STREET

CL GRADE AT21st STREETFRONTAGE

3878 - 3880 21ST STREET- NO WORK

AV

E. B

LDG

. HT.

PE

R 2

61 (C

)2

30'-9

"

LINE OF ADJACENTBUILDING

33'-0

"

PR

OP

ER

TY L

INE

(E) NEIGHBORWINDOW BEYONDAT PLAN CUTOUT

8'-1

0"

9'-1

0"

4'-6"

39'-8

"

EL. 308.00'

MA

X. B

LDG

. HE

IGH

T

OPEN

METERCLOSET

ENTRYDOORBEYOND

9'-0

"

BASEMENT FLOOR LVL.EL. 258.94'

42"

NEWWOODFENCE

GARAGE

RUSTICATEDSTONEBASE

IPEFENCE

ALLOWABLEBUILDINGENVELOPE

OPENSPACE

WOODSIDING

29'-9

"

LINE O

F BUILD

ING

ENVELOPE

LIN

E O

F B

UIL

DIN

GE

NV

ELO

PE

BEDROOM #2 FLOORLVL.

EL. 265.94'

2'-1"

2'-6

"

A-2.1 ALT

PROPOSEDSOUTH ELEVATION

Scale: 1/4" = 1'-0"SOUTH ELEVATION - 21ST STREET - PROPOSED1

SECTION 144 COMPLIANCE:EXTENT OF ARCHITECTURAL FEATURES AT

SOUTH ELEVATION: 9'9"+9'6"+3'7"+8'0" = 30'-10"EXTENT OF BUILDING FRONTAGE AT SOUTH

ELEVATION = 0.635 > 1/3

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05.13.15311 / VARIANCE


02.09.18PC FEB

48'-4"

(E) NEIGHBORWINDOW ATPROPERTY LINE

100'-0"

3878-388021ST STREET

(E)DUPLEX-NO WORK

PR

OP

ER

TY L

INE

NEIGHBOURSSTAIRBEYOND.

NEIGHBOROUTLINE

FIRST FLOORLVL.

EL. 265.28'

EL. 269.69'

EL. 267.94'

11'-0

"9'

-0"

THIRDFLOOR LVL.

SECONDFLOOR LVL.

AV

E. B

LDG

. HT.

PE

R 2

61 (C

)230

'-9"

9'-1

0"

LINE OF BASEMENTBEYOND

2'-3

"

PA

RA

PE

TW

ALL

33'-0

"

ALLOWABLEBUILDING

ENVELOPE

9'-0

"

LINE OFBEDROOM # 2

2'-6"

2'-1

0"

A-2.2 ALT

PROPOSEDNORTH

ELEVATION

Scale: 1/4" = 1'-0"NORTH ELEVATION - PROPOSED1

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05.13.15311 / VARIANCE


02.09.18PC FEB

(E) VERTICAL WOODSIDING

(E) WOODWINDOWS, TYP.

EL. 286.4'

T.O. NATURALGRADE18

'-5"

EL. 268.0'

CL GRADE AT

CASTRO STREETFRONTAGE


50'-3"

8'-3" 41'-6"

799 CASTROSTREET

3878-388021ST STREET(E)DUPLEX -NO WORK

(E) - PROPOSEDALTERATION


(E) WOODDOORS,TYP.

(E) WOODDOORS, TYP.

18'-5

"

EL. 286.4'

EL. 268.0'

CLGRADE

AT

CASTROSTREET

FRONTAGE

T.O. NATURALGRADE


(E) WOODWINDOWS, TYP.


26'-6"

799 CASTROSTREET


EL. 307.00'

(E)DUPLEX -NO WORK

A-2.3 ALT

EXISTINGELEVATIONS

Scale: 1/4" = 1'-0"SOUTH ELEVATION - 21ST STREET - EXISTING3

Scale: 1/4" = 1'-0"WEST ELEVATION - CASTRO STREET - EXISTING1Scale: 1/4" = 1'-0"

EAST ELEVATION -799 CASTRO STREET - EXISTING2

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02-09-18



05.13.15311 / VARIANCE


02.09.18PC FEB


18'-5

"

EL. 286.4'

EL. 268.0'

CL GRADEAT

CASTROSTREET

FRONTAGE

NEIGHBOROUTLINE #789CASTRO

T.O. NATURALGRADE

(E) NEIGHBORWINDOW ATPROPERTY LINE

EL. 307.00'T.O. NEIGHBOR

ROOF

EL. 303.9'T.O. NEIGHBOR

ROOF

50'-3"8'-3"41'-6"

100'-0"

799 CASTROSTREET


(E)DUPLEX-NO WORK

(E) - PROPOSEDALTERATION

A-2.4 ALT

EXISTING NORTHELEVATION

Scale: 3/16" = 1'-0"NORTH ELEVATION - EXISTING1

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02.09.18PC FEB

EXHIBIT 3

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ARCHITECTURAL PROJECT NO.: 92232



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& ANDL ANGLE@ AT℄ CENTERLINEØ DIAMETER# POUND OR NUMBER(E) EXISTINGACOUS. ACOUSTICALA.D. AREA DRAINADJ. ADJUSTABLEAGGR. AGGREGATEAL. ALUMINUMAPPROX. APPROXIMATELYARCH. ARCHITECTURALASB. ASBESTOSASPH. ASPHALTBD. BOARDBITUM. BITUMINOUSBLDG. BUILDINGBLK. BLOCKBLKG. BLOCKINGBM. BEAMBOT. BOTTOMB.U.R. BUILT-UP ROOFINGCAB. CABINETC.B. CATCH BASINCEM. CEMENTCER. CERAMICC.I. CAST IRONC.G. CORNER GUARDCLG. CEILINGCLKG. CAULKINGCLO. CLOSETCLR. CLEARC.O. CASED OPENINGCOL. COLUMNCONC. CONCRETECONN. CONNECTIONCONST. CONSTRUCTIONCONT. CONTINUOUSCORR. CORRIDORCTSK. COUNTERSUNKCNTR. CENTERDBL. DOUBLEDEPT. DEPARTMENTD.F. DRINKING FOUNTAINDET. DETAILDIA. DIAMETERDIM. DIMENSIONDISP. DISPENSERDN. DOWND.O. DOOR OPENINGDR. DOORDWR. DRAWERD.S. DOWNSPOUTD.S.P. DRY STANDPIPEDWG. DRAWINGE. EASTEA. EACHE.J. EXPANSION JOINTEL. ELEVATIONELEC. ELECTRICALELEV. ELEVATORENCL. ENCLOSUREEMERG. EMERGENCYE.P. ELECTRICAL

PANELBOARDEQ. EQUALEQPT. EQUIPMENTE.W.C. ELECTRIC WATER

COOLEREXIST. EXISTINGEXPO. EXPOSEDEXP. EXPANSIONEXT. EXTERIORF.A. FIRE ALARMF.B. FLAT BARF.D. FLOOR DRAINFDN. FOUNDATIONF.E. FIRE EXTINGUISHERF.E.C. FIRE EXTINGUISHER

CABINETF.H.C. FIRE HOSE CABINETFIN. FINISHFL. FLOORFLASH. FLASHINGFLOUR. FLUORESCENTF.O.C. FACE OF CONCRETEF.O.F. FACE OF FINISHF.O.S. FACE OF STUDFPRF. FIREPROOFF.S. FULL SIZEFT. FOOT OR FEETFTG. FOOTINGFURR. FURRINGFUT. FUTUREGA. GAUGEGALV. GALVANIZEDG.B. GRAB BARGL. GLASSGND. GROUNDGR. GRADEGYP. GYPSUMH.B. HOSE BIBH.C. HOLLOW COREHDR. HANDRAILHDWD. HARDWOODHDWE. HARDWAREHGT. HEIGHTH.S. HINGE SWITCHJT. JOINTKIT. KITCHENLAB. LABORATORYLAM. LAMINATELAV. LAVATORYLKR. LOCKERLT. LIGHTMAX. MAXIMUMM.C. MEDICINE CABINETMDF MEDIUM DENSITY FIBERBOARD

MECH. MECHANICALMEMB. MEMBRANEMET. METALMFR. MANUFACTURERMH. MANHOLEMIN. MINIMUMMIR. MIRRORMISC. MISCELLANEOUSM.O. MASONRY OPENINGMTD. MOUNTEDMUL. MULLIONN. NORTHN.I.C. NOT-IN-CONTRACTNO. or# NUMBERNOM. NOMINALN.T.S. NOT-TO-SCALEO.A. OVERALLOBS. OBSCUREO.C. ON CENTERO.D. OUTSIDE DIAMETEROFF. OFFICEOPNG. OPENINGOPP. OPERABLEPRCST. PRECASTPL. PLATEP.LAM. PLASTIC LAMINATEPLAS. PLASTERPLYWD. PLYWOODPR. PAIRPT. POINTP.T.D. PAPER TOWEL DISPENSERP.T.D./R COMBINATION PAPER TOWEL DISPENSER &

RECEPTACLEPTN. PARTITIONP.T.R. PAPER TOWEL

RECEPTACLEQ.T. QUARRY TILER. RISERRAD. RADIUSR.D. ROOF DRAINREF. REFERENCEREFR. REFRIGERATORRGTR. REGISTERREINF. REINFORCEMENTREQ. REQUIREDRESIL. SILIENTRM. ROOMR.O. ROUGH OPENINGRWD. REDWOODR.W.L. RAIN WATER LEADERS. SOUTHS.C. SOLID CORES.C.D. SEAT COVER DISPENSERSCHED. SCHEDULES.D. SOAP DISPENSERSECT. SECTIONSH. SHELFSHR. SHOWERSHT. SHEETSIM. SIMILARWT. WEIGHTS.N.D. SANITARY NAPKIN DISPENSERS.N.R. SANITARY NAPKIN RECEPTACLESPEC. SPECIFICATIONSQ. SQUARES.ST STAINLESS STEELS.SK. SERVICE SINKSTA. STATIONSTD. STANDARDSTL. STEELSTOR. STORAGESTRL. STRUCTURALSUSP. SUSPENDEDSYM. SYMMETRICALTRD. TREADT.B. TOWEL BART.C. TOP OF CURBTEL. TELEPHONETER. TERRAZZOT.&G. TONGUE & GROOVETHK. THICKT.P. TOP OF PAVEMENTT.P.D. TOILET PAPER DISPENSERT.V. TELEVISIONT.W. TOP OF WALLTYP. TYPICALUNF. UNFINISHEDU.O.N. UNLESS OTHERWISE NOTEDUR. URINALVERT. VERTICAL

VEST. VESTIBULEW. WESTW/ WITHW.C. WATER CLOSETWD. WOODW/O WITHOUTWP. WATERPROOFWSCT. WAINSCOT

ABBREVIATIONS

GENERAL NOTES CODES

SYMBOLS

SHEET INDEX

PROJECT INFORMATION

PROJECT DIRECTORY

VICINITY MAP

UNIT ADDITION3878 / 3880 21st. STREET, SAN FRANCISCO, CA 94114

A-0.0 TITLE, DESCRIPTION, NOTES.A-0.1 SITE PLANA-0.2 CODE REVIEWA-0.5 SITE PHOTOS + KEYA-1.0 EXISTING FLOOR PLANSA-1.1 EXISTING ELEVATIONSA-2.0 PROPOSED AND EXISTING PLANSA-3.0 PROPOSED AND EXISTING SECTIONA-4.0 PROPOSED AND EXISTING ELEVATIONSA-4.1 PROPOSED AND EXISTING ELEVATIONSA-7.0 ENLARGED PLAN AND SECTION OF PROPOSED UNIT.

PROJECT DESCRIPTIONTHE EXISTING BUILDING IS A 2-STORY RESIDENTAL BUILDING R-2 OCCUPANCY THE SCOPE OF THEWORK IS TO ADD A NEW ACCESSORY DWELLING UNIT TO THE BASEMENT LEVEL PER ORDINANCE 162-16

BUILDING USE / OCCUPANCY GROUPEXISTING R-2 OCCUPANCYPROPOSED R-2 OCCUPANCY

PROJECT ADDRESS: 2378 / 2380 21st ST.PARCEL AREA: 2650 SF. LOT.

BUILDING AREA: 884.5 SF.

NUMBER OF UNITS (EXIST'G): 2 NUMBER OF UNITS (PROPOSED): 3

SPRINKLERED: NO

NEW RESIDENTIAL SQUARE FOOTAGE: 554 SF

ZONING DISTRICT: RH-2

HEIGHT & BULK DISTRICT: 40-X

SPECIAL USE DISTRICTS: WITHIN 1/4 MILE OF AN EXISTING FRINGE FINANCIAL SERVICE RUD

PLANNING DEPT. HISTORIC STATUS CODE: B - UNKNOWN / AGE ELIGIBLE

PRE-APPLICATION MEETING DATE:

PERMIT APPLICATION NUMBER:

ARCHITECTTECTA ASSOCIATES2747 19TH STREETSAN FRANCISCO, CA94110(415) 362-5857(415) 362-5044 (FAX)CONTACT: AHMADMOHAZAB,[email protected]

OWNERHATEF MOGHIMIP.O.BOX 77322S.F. [email protected]

OWNER REPTHOMAS TUNNYC/O REUBEN, JUNIUS & ROSE, LLPONE BUSH STREET, STE 600SAN FRANCISCO, CA 94104415-567-9000

WINDOW TAG

DOOR TAG

A2

04

1 REVISION

A2.1ADWG. #

SHT. #

SIM

CALLOUT TAG

1i GENERIC TAGMARK

PROPERTY LINE

CENTER LINE

ALIGN

ALIGN FACES

APPLICABLE CODES:2013 CALIFORNIA BUILDING CODE W / SF AMENDMENTS2013 CALIFORNIA MECHANICAL CODE2013 CALIFORNIA ELECTRICAL CODE2013 CALIFORNIA PLUMBING CODE2013 CALIFORNIA ENERGY CODE2013 CALIFORNIA FIRE CODESAN FRANCISCO COUNTY HEALTH & SAFETY CODE

2013 CALIFORNIA GREEN BUILDING CODESEE SHEET C-7 SF GREEN BUILDING SUBMITAL

2013 CALIFORNIA BUILDING CODE

CHAPTER 3 - USE AND OCCUPANCY CLASSIFICATIONSEXISTING OCCUPANCY; R-2 OCCUPANCYPROPOSED OCCUPANCIES: R-2 OCCUPANCY NO CHANGE TO PROPOSED OCCUPANCY

CHAPTER 5 GENERAL BUILDING HEIGHT & AREA

CONSTRUCTION TYPE: TYPE 1 N-BTABLE 503: OCCUPANCY R-2 TYPE N1-B

BUILDING AREA (GROSS SQUARE FOOTAGE)BASEMENT 884.5 SF.LEVEL 1 822.5 SF.LEVEL 2 943.5 SF.TOTAL 2650.5 SF.

CHAPTER 6 TYPES OF CONSTRUCTION

TABLE 601: TYPE NI-BPRIMARY STRUCTURAL FRAME = 0 HRBEARING WALL - EXTERIOR = 2 HRBEARING WALL - INTERIOR = 0 HRNON BEARING WALL - EXTERIOR = PER TABLE 602NON BEARING WALL - INTERIOR = 0 HRFLOOR CONSTRUCTION = 0 HRROOF CONSTRUCTION = 0 HR

TABLE 602: OCCUPANCY R-2, CONSTRUCTION TYPE NI-BEXTERIOR WALLS = 1 HR W / FIRE SEPARATION DISTANCE <5

CHAPTER 8 - INTERIOR FINISHES

CLASS A: FLAME SPREAD INDEX 0-25 SMOKE DEVELOPED INDEX 0-450CLASS B: FLAME SPREAD INDEX 26 - 75 SMOKE DEVELOPED INDEX 0-450CLASS C: FLAME SPREAD INDEX 76 - 200 SMOKE DEVELOPED INDEX 0-450

SECTION 803: THE MAXIMUM FLAME SPREAD CLASS OF FINISH MATERIALS USED ONINTERIOR WALL AND CEILINGS IN ROOMS AND OTHER ENCLOSED SPACES SHALL BECLASS C OR BETTER, PER TABLE 803.9 FOR B OCCUPANCY, NON-SPRINKLERED

CHAPTER 9 - FIRE PROTECTION SYSTEMS

EXISTING BUILDING IS FULLY SPRINKLERED PROVIDE NFPA-13 SPRINKLER SYSTEM ATBASEMENT AND DWELLING UNITS.

1. ALL WORK SHALL BE PERFORMED BY LICENSED & INSURED CONTRACTOR2. THE CONTRACTOR IS RESPONSIBLE FOR MEANS, METHODS, AND TECHNIQUES FOR

CONSTRUCTION.3. ALL OSHA REGULATIONS SHALL BE FOLLOWED THE GENERAL CONTRACTOR & EACH

SUBCONTRACTOR IS RESPONSIBLE FOR JOB-STE SAFETY.4. UNLESS NOTED OTHERWISE ALL MATERIALS AND EQUIPMENT ARE TO BE INSTALLED

PER THE APPLICABLE PROVISIONS OF THESE DOCUMENTS AND THEMANUFACTURER'S INSTALLATION INSTRUCTIONS.

5. IN USING THESE PLANS FOR BIDDING OR CONSTRUCTION PURPOSES ALLCONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDERTO INDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEREPORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATEDAS APPLICABLE TO OTHER TRADES. IN CASE OF CONFLICTS THE AFFECTEDCONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATEREPRESENTATIVE OF THE OWNER OR OTHERWISE APPLY THE MORE STRINGENTLOCATION.

6. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FORCONSTRUCTIONS IN ONLY AN INDUSTRY STANDARD LEVEL OF QUALITY AND DETAILAND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FORCLARIFICATION AND INFORMATION CONTRACTORS ARE REQUIRED TO REVIEW THESEPLANS FOR ERRORS AND OMISSIONS. AND BRING THESE TO THE ATTENTION OF ANAPPROPRIATE OWNER REPRESENTATIVE IN A TIMELY MANNER AND ANYCONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDINGASSUMES THE RISK OF ANY CONSEQUENCES CONTRACTORS PROCEED AT THEIROWN RISK IF THEY FAIL TO VERIFY FIELD MEASURE DIMENSIONS BEFOREPROCEEDING WITH ANY AFFECTED PROCUREMENT FABRICATION OR CONSTRUCTIONSCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIPAMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS.

7. SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT ONLY PURSUANT TO THEINDUSTRY STANDARD PROTOCOL SET FORTH IN ALA DOCUMENT A201, AND IN NOEVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTINGCONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL.

8. THE GENERAL CONTRACTOR SHALL VERIFY AND ASSUME RESPONSIBILITY FOR ALLDIMENSIONS AND SITE CONDITIONS THE GENERAL CONTRACTOR SHALL INSPECTTHE EXISTING PREMISES AND TAKE NOTE OF EXISTING CONDITIONS PRIOR TOSUBMITTING PRICES NO CLAIM SHALL BE ALLOWED FOR DIFFICULTIESENCOUNTERED WHICH COULD HAVE REASONABLY BEEN INFERRED FROM SUCH ANEXAMINATION.

9. CONTRACTOR SHALL BE RESPONSIBLE FOR CO-ORDINATION BETWEENARCHITECTURAL STRUCTURAL, MECHANICAL PLUMBING AND ELECTRICAL SYSTEMSTHIS INCLUDES REVIEWING REQUIREMENTS OF INDIVIDUAL SYSTEMS BEFOREORDERING AND INSTALLATION OF ANY WORK, VERIFY ALL ARCHITECTURAL DETAILSAND ALL FINISH CONDITIONS (WHETHER DEPICTED IN DRAWINGS OR NOT) WITH SAMEDISCIPLINES.

10. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS GOVERN ALL CLEAR DIMENSIONSARE NOT TO BE ADJUSTED WITHOUT APPROVAL OF THE ARCHITECT WHEN SHOWN INPLAN ALL DIMENSIONS ARE TO FACE OF STUD. CONCRETE, CENTERLINE OFCOLUMNS OR CENTERLINE OF WALL ASSEMBLIES, UNLESS OTHERWISE NOTED.WHEN SHOWN IN SECTION OR ELEVATION. ALL DIMENSIONS ARE TO TOP OF PLATE,TOP OF CONCRETE, OR TOP OF CEMENT BASED UNDERLAYMENT UNLESSOTHERWISE NOTED.

11. DETAILS SHOWN ARE TYPICAL SIMILAR DETAILS APPLY IN SIMILAR CONDITIONS12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR APPLYING AND OBTAINING ALL

REQUIRED INSPECTIONS TO CONFORM WITH LOCAL BUILDING ADN FIRE CODES.13. PROVIDE AND INSTALL 2x FLAT WOOD BLOCKING OR 16 GA METAL STRAPPING FOR

ALL BATH ACCESSORIES HANDRAILS, CABINETS TOWEL BARS, WALL MOUNTEDFIXTURES AND ANY OTHER ITEMS ATTACHED TO WALL.

14. ALL CHANGES IN FLOOR MATERIALS OCCUR AT CENTERLINE OF DOOR OR FRAMEDOPENINGS UNLESS OTHERWISE INDICATED ON THE DRAWINGS.

15. INSTALL ALL FIXTURES EQUIPMENT AND MATERIALS PER MANUFACTURER'SRECOMMENDATIONS AND THE REQUIREMENTS OF THE CODES ALL APPLIANCES,FIXTURES AND EQUIPMENT ASSOCIATED WITH PLUMBING ELECTRICAL ANDMECHANICAL SYSTEMS SHALL BE LISTED BY A NATIONALLY RECOGNIZED ANDAPPROVED AGENCY.

16. VERIFY CLEARANCES FOR FLUES, VENTS, CHASES, SOFFITS, FIXTURES, FIREPLACESETC. BEFORE ANY CONSTRUCTION, ORDERING OF OR INSTALLATION OF ANY ITEM OFWORK

17. PROVIDE FIRE-BLOCKING AND DRAFT STOPPING AT ALL CONCEALED DRAFTOPENINGS (VERTICAL AND HORIZONTAL) AS REQUIRED PER 2010 CBC.

18. MECHANICAL, PLUMBING, ELECTRICAL AND OTHER PENETRATIONS OF FLOORS,WALLS AND CEILINGS SHALL BE SEALED AIRTIGHT WITH ACOUSTICAL SEALANT ANDFIRESAFING AS REQUIRED.

19. ALL EXTERIOR DOORS AND WINDOWS ARE TO BE WEATHER STRIPPED PER TITLE 24REQUIREMENTS.

20. ALL WALL FLOOR, ROOF AND SHAFT CONSTRUCTION TO BE FIRE-RATED MINIMUMONE HOUR, U.O.N.

21. DISCREPANCIES: WHERE A CONFLICT IN REQUIREMENTS OCCURS BETWEEN THESPECIFICATIONS AND DRAWINGS OR ON THE DRAWINGS AND A RESOLUTION IS NOTOBTAINED FORM THE ARCHITECT BEFORE THE BIDDING DATE. THE MORE STRINGENTALTERNATE WILL BECOME THE CONTRACTUAL REQUIREMENTS.

22. CONTRACTOR SHALL INSURE THAT GUIDELINES SET FORTH ON THE ACCESSIBILITYSHEET ARE MAINTAINED DURING CONSTRUCTION, INSTALLATION AND FINISHING OFALL ASPECTS OF THIS PROJECTS.

TITLE SHEET

799 CASTRO ST. (E) 1 STORYCOMM.+1 RES. (N) RES. UNDER

SEPARATE PERMIT

CONCRETESIDEWALK

CONCRETESIDEWALK

265.

28

269.69

270.08

269.62

270.15

269.

77

269.59

269.66269.61

269.

46

269.34

269.35

268.73

268.

49

268.

97

264.

72

265.

19

264.3

4

263.

60

262.

83

263.

4426

1.88

261.

45

261.

37

260.

93

261.

42

303.

9 PE

AK

293.55 EAVE

272.1

FINISH FLOOR

281.63

273.69

273.24

272.86

273.41

275.48

276.71

277.21

276.46

276.09

279.24

278.93

273.72

FINISH FLOOR

273.70

273.73 274.23274.24

274

302.

8 R

OO

F

BATHROOM

OFFICE

OFFICE OFFICE

RECEPTION

3878 - 3880 21ST ST.(E) 2 UNIT RES.(N) 3 UNIT RES.

(E) STREET TREE

OR

TH

8'-6"

3'-0

"3'

-0"

EXISTINGNEIGHBORING

3 LEVELRESIDENCE

# 789 CASTROLOT 25

PL

PL

UP

(E) UNIT TO BERELOCATED

EXISTING UNIT

(E) STREET TREE

(E) STREETTREE

44'-5"

26'-0

"

AREA OF OPEN SPACE: 335 SQ.FT.

AREA OF COVEREDOPEN SPACE: 95 SQ.FT.

PROJECT DATA:

NEW UNIT AT 3880a 21st STREETCODE : 2013 SFBCCONSTRUCTION TYPE : V BSPRINKLERING: PER 903.3.1OCCUPANCY GROUP : R-3FLOORS: 3 LEVEL - WITH BASEMENTFULL LOT AREA: 2,650 SQ. FT.BLOCK/ LOT : 3603/024ZONING : RH-2, RESIDENTIAL - TWO FAMILYHEIGHT/ BULK DISTRICT : 40-XFRONT SETBACK : EXISTINGREAR SETBACK : EXISTING UNCHANGED

SCOPE OF WORK:ALTERATION OF BASEMENT & STORAGE AREAADDITION OF NEW DWELLING UNIT PERORDENANCE 162-16 (ADU).

SHEET INDEX:

A-0 VICINITY MAP, SITE/ ROOF PLAN & PROJECT DATAA-1.0 EXISTING BASEMENT PLAN & 1st FLOOR PLANA-1.1 PROPOSED BASEMENT + FIRST FLOOR PLANSA-1.2 REFLECTED CEILING PLANA-2.0 PROPOSED SOUTH ELEVATIONA-2.1 PROPOSED WEST ELEVATION

AREA SUMMARIES

EXISTING BUILDING 1ST + 2ND FL. COMBINED1,766. SQ. FT. PER TRUE NORTH SURVEYDATED NOV. 13,2007

PROPOSED BUILDINGFLOOR AREA: 554 SQ. FT.PATIO AREAS: 335 SQ. FT.

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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A-0.1

SITE PLAN


DBI COMMENTS 08-24-17

LAUNDRY

STORAGESTORAGE

UP

DN.

LAUNDRY

STORAGESTORAGE

UP

DN.

CRAWL SPACE

26'-6

"N

O C

HA

NG

E

EXISTINGPLANTING

EXISTINGPLANTING

6'-0

"

8'-0"REAR YARD

CRAWLSPACE

1'-5

"

OUTDOORSPACE335 SQ. FT.

UP

DN.

UP

DN.

WH

TRASH CONTAINERUNDER STAIR

CRAWL SPACE

26'-6

"N

O C

HA

NG

E

EGRESS ROUTE< 38'-0"

EXISTINGPLANTING

EXISTINGPLANTING

6'-0

"

8'-0"REAR YARD

1'-5

"

OUTDOORSPACE335 SQ. FT.

NEW WINDOWS

NEW WINDOW

NEW WINDOW

PROPOSEDBICYCLE PARKINGUNDER LANDING

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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PLAN CHECK RES. 08-25-17


A-0.2

CODE REVIEW

Scale: 1/4" = 1'-0"EXISTING BASEMENT FLOOR PLAN1

PLANNING CODE NOTES

CURRENT ZONING DESIGNATION NC-3 - NEIGHBORHOOD RESIDENTIALHEIGHT AND BULK DISTRICT: 40-XREAR YARD REQUIREMENT: REQUIRED AT RESIDENTIAL LEVELS ONLYTHE EXISTING BUILDING HAS 335 SQ.FT. REAR YARD SPACE BETWEEN ADJACENT BUILDING ON THE SAME LO.

USABLE OPEN SPACE REQUIREMENTTHE EXISTING BUILDING HAS 335 SQ.FT. USABLE OPEN SPACE (WAIVER REQUIRED)AND 95 SQ.FT.COVERED OPEN SPACE.

EXPOSURE REQUIREMENT: DWELLING UNITS MUST HAVE AT LEAST ONE ONE ROOM THAT FACES ON TO APUBLIC STREET, PUBLIC ALLEY OR OPEN AREA THAT IS NO LESS THAN 25' X 25' THE ZONINGTHE UNIT FACES A PUBLIC STREET.

PARKING PER SEC 1552 ONE CLASS 1 BIKE PARKING SPACE IS REQUIRED PER ADUOWE BICYCLE PARKING SPACES ARE ADDED.

ACCESSORY DWELLING UNIT LEGISLATIONONE ADDITIONAL UNITS IS BEING PROPOSED FOR ORDINANCE 0162-16 "CITYWIDE ADU PROGRAM"

COMPLIANCE WITH GENERAL CONTROLS OF ADUS1. ADUS MUST BE WITH IN THE EXISTING BUILDING ENVELOPE.THE NEW UNIT IS WITH IN THE EXISTING BUILDING ENVELOPE.

2. NEW ADUS CANNOT TAKE SPACE FROM AN EXISTING RESIDENTAL UNITTHE NEW UNIT IS AT THE BASEMENT LEVEL OF THE BUILDING AND DO NOT TAKE SPACE FROM EXISTINGUNITS ABOVE.

3. ADUS WOULD BE RENT CONTROLLED THE EXISTING BUILDING IS SUBJECT TO RENT CONTROLTHE EXISTING BUILDING IS SUBJECT TO RENT CONTROL SO THE NEW UNIT WALL ALSO BE SUBJECT TO RENTCONTROL.

4. IN BUILDINGS W / 4 OR LESS UNITS ONE ADU MAY BE ADDED IN BUILDINGS W / MORE THAN 4 UNITS ANUNLIMITED NUMBER OF ADU MAY BE ADDEDTHE BUILDING HAS 2 UNITS, THEREFORE ONE (1) ADU IS ALLOWED WITH IN THEEXISTING ENVELOPE.

LANDSCAPING & PERMEABILITY

PURSUANT TO PLANNING CODE SECTION 132, NOT LESS THAN 20% ON THERE REQUIRED SETBACK AREA SHALLBE AND REMAIN UNPAVED AND DEVOTED TO PLANT MATERIAL AND THE FRONT SETBACK AREA SHALL BE ATLEAST 50% PERMEABLE SO AS TO INCREASE STORM WATER INFILTRATION.

STREET TREE

ONE TREE OF 24-INCH BOX SIZE IS REQUIRED FOR EACH 20-FEET OF FRONTAGE OF THE PROPERTY ALONGEACH STREET OR ALLEY, WITH ANY REMAINING FRACTION OF 10 FEET OR MORE OF FRONTAGE REQUIRINGAN ADDITIONAL TREE.ONE STREET TREE WILL BE ADDED TO THE 4 TREES THAT CURRENTLY EXIST.

BUILDING CODE NOTES

2013 CALIFORNIA BUILDING CODE

THESE NOTES ARE PROVIDED FOR RESIDENCE ONLY REFER TO THE COMPLETE BUILDING CODE ORCODE REQUIREMENTS AND QUESTIONS OF COMPLAINCE

CHAPTER 3 - USE AND OCCUPANCY CLASSIFICATION

3104 - THE EXISTING 2-UNIT BUILDING WOULD BE CONSIDERED AN R-2 OCCUPANCY3104 - ADDING THE ONE ADDITIONAL UNITS WILL NOT CHANGE THE OCCUPANCY

CHAPTER 5 - GENERAL BUILDING HEIGHTS AND AREAS

NO CHANGE TO OVERALL GROSS AREA

CHAPTER 9 - FIRE PROTECTION SYSTEMS

903.2.8 COMPLY WITH THE REQUIREMENTS OR AUTOMATIC SPRINKLER PROTECTION IN GROUPSOCCUPANCIES

CHAPTER 10 - MEANS OF EGRESS

1006 I PROVIDE EGRESS ILLUMINATION ALONG THE MEANS OF EGRESS (OUT SIDE THE DWELLING UNIT)

1021.2 SINGLE EXITS. THERE ARE LESS THAN 5 UNITS AT THE BASEMENT LEVEL IN COMPLIANCE WITHTABLE 1021.2 (1). THE EXIT ACCESS TRAVEL DISTANCE IS BE LESS THAN 125' FROM THE FURTHESTPOINT INSIDE THE DWELLING UNITS

1029 RESCUE OPENINGS TO BE PROVIDED VIA RESCUE WINDOWS AT ALL BEDROOMS AND VIA RESCUE WINDOWSOR A DOOR TO THE EXTERIOR AT STUDIO UNITS.

CHAPTER 12 - INTERIOR ENVIRONMENT

SEE UNIT PLAN SHEET

CHAPTER 11 DOES NOT APPLIED TO THIS PROJECT.


NO

RTH

8'-6"

UP

799 CASTRO ST. (E) 1 STORYCOMM.+1 RES. (N) RES.

UNDER SEPARATE PERMIT

3878 - 3880 21ST ST.(E) 2 UNIT RES.(N) 3 UNIT RES.

1

2

3

4

44'-5"

26'-0

"

AREA OF OPEN SPACE: 335 SQ.FT.

AREA OF COVEREDOPEN SPACE: 95 SQ.FT.

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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A-0.5

SITE PHOTOS + KEY


1. WEST ELEVATION 2. INTERSECTION LOOKING EAST 3. 21 ST. SOUTH ELEVATON 4. 21 ST. ENTRY GATESITE

NO

RTH

26'-6

"

46'-6"

2'-0"

UP16R

5'-5"

2'-1

0"

PL

PL

OPENRAILING

4'-8"

4'-1

"

22'-4

"

27'-0"

3'-2

"

36"

7'-0" 6'-6"

EXISTING RESIDENTIAL BUILDING BASEMENT3878 21st. STREET, SAN FRANCISCO, CA.

UP

DN.

UP

BATHROOM

OFFICE OFFICE

OFFICE / RECEPTION

799 CASTRO STREET

EXISTING KITCHEN/CONFERENCE AREAHISTORICALLY ASSUMEDAS RESIDENTIAL

5'-6" 44'-4"

3'-9

"

1A-3.0

PLANTERAT GRADE

CRAWL SPACE

PLANTERAT GRADE

7'-10"

8'-6"

2'-2"2'-6"

7'-1

0"

1'-3

"2'

-11"

1'-8

"

+9"

+14"+5"

+9"

MECHUNIT

+4.5"

7

7

7 7 7 7 77

7

7

7

66

6

TENANT SPACE

LAUNDRYROOM STORAGE/

CRAWL SPACE

KIITCHEN

DINING ROOMBEDROOMLIVING ROOM

BATH RM W.C.

UNIT 1822.5 - SQ.FT.

UP

LIVING ROOMSTUDY

UNIT 2943.5 - SQ.FT.

KIITCHENBATH RM W.C.

DINING ROOMBEDROOM

DN.

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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A-1.0

EXISTING FLOOR PLANS

Scale: 1/4" = 1'-0"EXISTING FIRST FLOOR PLAN - 21st STREET2


Scale: 1/4" = 1'-0"EXISTING SECOND FLOOR PLAN - 21st STREET3

T.O. NATURALGRADE


8'-6" 41'-6"

3878-388021ST STREET(E)DUPLEX -

ENTRY TOEXISTINGUPPER 2 UNITS.

ENTRY GATE TO LAUNDRY ROOMAND PROPOSED NEW UNIT.

EXISTING GATEAND FENCE TOREMAIN.

27'-1

1"

EL. 302.00'

EL. 282.90'

EL. 275.48'

EL. 292.5'

6'-4

" 4'-6

"

3'-3

"

UPLAUNDRYENTRY (E)

(E) WOOD FENCEAND GATEBEYOND.

(E) PLANTER BEYOND.

+/- 8

'-0"

275.48BOT. OF FENCE

799 CASTRO ST.BUILDING

273.72

274.24

273.69


789 CASTRO ST.GARDEN SPACE

# 387021ST. STREET

EL. 286.4'

EL. 303.9'T.O. NEIGHBORROOF BEYOND

26'-6"


EL. 307.00'

(E) GATE

(E) STAIRTOREMAIN.

(E) PLANTERAREA.

(E)PLANTERAREA TOREMAIN.

EL. 302.00'

EL. 292.5'

ADJACENT RESIDENCE TO799 CASTRO ST. BUILDING.OPEN GARDEN ADJACENTTO 3878 21st STREETBUILDING.

LINE OF 799CASTRO ST.BUILDING,

(E)

(E)

OPPOSITE NEIGHBORWINDOW

LINE OF 789CASTRO ST.BUILDING.

EL. 286.4'

EL. 307.00'

EL. 302.00'

EL. 292.5'

NEIGHBOR OUTLINE# 3883 21ST STREETNO WINDOWS EXISTING

T.O. NATURALGRADE

EL. 302.00'

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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A-1.1

EXISTINGELEVATIONS


Scale: 1/4" = 1'-0"WEST ELEVATION - EXISTING (SERVICE TERRACE)3 Scale: 1/4" = 1'-0"

NORTH ELEVATION - EXISTING2

Scale: 1/4" = 1'-0"EAST ELEVATION - EXISTING 4

NO

RTH

26'-6

"

46'-6"

GARAGE ABOVE

2'-0"

41'-9"

UP16R

5'-5"

2'-1

0"

PL

PL

OPENRAILING

4'-8"

4'-1

"

22'-4

"

27'-0"

3'-2

"

36"

8'-6"

25'-0

"

32'-9"7'-7"

7'-0" 6'-6"

EXISTING RESIDENTIAL BUILDING BASEMENT3878 21st. STREET, SAN FRANCISCO, CA.

UP

DN.

UP

BATHROOM

OFFICE OFFICE

OFFICE / RECEPTION

799 CASTRO STREET

EXISTING KITCHEN/CONFERENCE AREAHISTORICALLY ASSUMEDAS RESIDENTIAL

5'-6" 44'-4"

7'-9" 10'-9"

3'-9

"

6'-0

"

LINE OFBUILDINGABOVE

19'-0

"

7'-0"

PLANTERAT GRADE

CRAWL SPACE

PLANTERAT GRADE

7'-10"

8'-6"

2'-2"2'-6"

7'-1

0"

1'-3

"2'

-11"

1'-8

"

+9"

+14"+5"

+9"

MECHUNIT

+4.5"

7

7

7 7 7 7 77

7

7

7

66

6

TENANT SPACE

LAUNDRYROOM STORAGE/

CRAWL SPACE

NO

RTH

46'-6"

UP16R

OPENRAILING

UP

DN.

UP

BATHROOM

OFFICE OFFICE

RECEPTION

PROPOSED UNIT IN EXISTING RESIDENTIAL BUILDING3878 21st. STREET, SAN FRANCISCO, CA.

NO

RTH

46'-6"

UP16R

OPENRAILING

UP

DN.

UP

BATHROOM

OFFICE OFFICE

RECEPTION

WH

A-2.0

1

A-2.0

3

A-2.0

2

799 CASTRO STREET

3'-3

"

4'-0

"

6'-0

"

41'-9"

7'-0" 7'-9" 10'-9"

OFFICE

SEE PERMIT APP #2014-0919-6883 FOR (N)PLANS FOR THIS BLDG.

TRASH CONTAINERUNDER STAIR

2A-3.0

CRAWL SPACE

PLANTERAT GRADEPLANTERAT GRADE

4'-0" 4'-0"

12"

PLANTERAT GRADE

NEW WINDOWS

NEW WINDOW

NEW WINDOW

PROPOSEDBICYCLE PARKINGUNDER LANDING

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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A-2.0

PROPOSED ANDEXISTING PLANS



EL. 282.90'FIRST FLOOR LEVEL

EL. 292.5'SECOND FLOOR LEVEL

EL. 302.00'ROOF LEVEL

EL. 274.50'BASEMENT FLOOR LEVEL

STORAGE STORAGE

LIVING ROOM BEDROOM DINING ROOM

LIVING ROOM BEDROOM DINING ROOMSTUDY

PARAPET WALL

EL. 307.00'T.O. PARAPET

(SINK.)

NEW UNIT

LIVING ROOM BEDROOM DINING ROOM

LIVING ROOM BEDROOM DINING ROOMSTUDY




EL. 273.10BASEMENT FLOOR LEVEL


PARAPET WALL

LINE OF (E)SIDEWALK

STORAGECRAWLSPACE




EL. 273.10BASEMENT FLOOR LEVE


HALL LIVING

HALL LIVINGSTAIR

STAIR

LINE OF (E)SIDEWALK

NEW UNIT

LIVING ROOMHALL

LIVING ROOMHALLSTAIR

5'-1

"




EL. 273.10BASEMENT FLOOR LEVEL


STAIR

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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A-3.0

PROPOSED ANDEXISTING SECTIONS

Scale: 1/4" = 1'-0"EXISTING SECTION - 21ST STREET1

Scale: 1/4" = 1'-0"PROPOSED BUILDING SECTION - SOUTH2 Scale: 1/4" = 1'-0"

PROPOSED BUILDING SECTION - WEST4

Scale: 1/4" = 1'-0"EXISTING BUILDING SECTION -WEST2

T.O. NATURALGRADE


8'-6" 41'-6"





27'-1

1"

EL. 302.00'

EL. 282.90'

EL. 275.48'

EL. 292.5'

6'-4

" 4'-6

"

3'-3

"

T.O. NATURALGRADE


8'-6" 41'-6"





27'-1

1"

EL. 302.00'

EL. 282.90'

EL. 275.48'

EL. 292.5'

8" M

IN.

6'-4

" 4'-6

"

3'-3

"

NEW PAIR OF WINDOWS,1-HOUR CONSTRUCTIONWITH OBSCURED GLASS.

EL. 286.4'

EL. 307.00'

EL. 302.00'

EL. 292.5'


T.O. NATURALGRADE

EL. 302.00'

EL. 286.4'

EL. 307.00'

EL. 302.00'

EL. 292.5'


T.O. NATURALGRADE

EL. 302.00'

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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A-4.0

PROPOSED ANDEXISTING ELEVATIONS


Scale: 1/4" = 1'-0"SOUTH ELEVATION - 21ST STREET - PROPOSED2

Scale: 1/4" = 1'-0"EAST ELEVATION - EXISTING3

Scale: 1/4" = 1'-0"EAST ELEVATION - PROPOSED (NO CHANGE)4

EL. 286.4'


26'-6"


EL. 307.00'

(E) GATE

(N) HANDRAILOPP SIDE.

(E) STAIR TOREMAIN.

PROPOSED UNITENTRY AT (E)LOWER TERRACE.

36"

(N) SCONCE

NEW UNIT ALUMINIUMCLAD WINDOW BEYOND 7'

-0"

(E) PLANTER TOREMAIN.

EL. 302.00'

EL. 292.5'

(N) WINDOW

LINE OF 799CASTRO BUILDING,NO WINDOWSEXISTING.

(N)

(N)

(E) PLANTERAREA.

36"


(E)

UPLAUNDRYENTRY (E)


(E) PLANTER BEYOND.

+/- 8

'-0" (E)

(E)

275.48BOTTOM OF FENCE273.72AT ENTRY

274.24BOT. OF WALL

273.69BOT. OF WALL

(E)


NEW PROPERTY LINEWINDOW, 1-HOURCONSTRUCTION.



# 387021ST. STREET

(E)(E)(E)

(N)

UPLAUNDRYENTRY (E)


(E) PLANTER BEYOND.+/

- 8'-0

" (E)

(E)

(E)

275.48BOT. OF FENCE


273.72

274.24

273.69



# 387021ST. STREET

EL. 286.4'


26'-6"


EL. 307.00'

(E) GATE

(E) STAIRTOREMAIN.

(E) PLANTERAREA.

(E)PLANTERAREA TOREMAIN.

EL. 302.00'

EL. 292.5'

LINE OF 799CASTRO ST.BUILDING,

(E)

OPPOSITE NEIGHBORWINDOW


DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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A-4.1

PROPOSED ANDEXISTING ELEVATIONS

Scale: 1/4" = 1'-0" PROPOSED WEST ELEVATION - (ENTRY TERRACE)3 Scale: 1/4" = 1'-0"

PROPOSED NORTH ELEVATION 2

Scale: 1/4" = 1'-0"EXISTING WEST ELEVATION -(SERVICE TERRACE)1 Scale: 1/4" = 1'-0"

EXISTING NORTH ELEVATION4

(SINK.)

8'-0

"P3VIEW

WH

(N) BATH

LAUNDRY

COVEREDPASSAGE

R.O

(E)

2A-7.0

15"

13 1/2"

44.12 SQ.FTSLEEPING/STUDY AREA

213.51 SQ.FT

UNITKITCHEN AREA

101.26 SQ.FT

UNITLIVING AREA

196.11 SQ.FT2

A-7.0

NEW WINDOWS

NEW WINDOW

NEWDOORS

UP

NEWWINDOWS

GARDEN AREA

P2

P1

VIEW

VIEW

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:





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A-7.0

ENLARGED PLAN ANDSECTION OF UNIT.

Scale: 1/2" = 1'-0"PROPOSED PLAN1

Scale: 1/2" = 1'-0"SECTION2

P1

P2

P3 VIEW

VIEW

VIEW

EXHIBIT 4

EXHIBIT 5

Report for: 799 CASTRO STREET

Property Report: 799 CASTRO STREET

General information related to properties at this location.

PARCELS (Block/Lot):

3603/024

PARCEL HISTORY:

None

ADDRESSES:

3878 21ST ST, SAN FRANCISCO, CA 94114

3880 21ST ST, SAN FRANCISCO, CA 94114

799 CASTRO ST, SAN FRANCISCO, CA 94114

NEIGHBORHOOD:

Castro/Upper Market

CURRENT PLANNING TEAM:

SW Team

PLANNING DISTRICT:

http://www.sf-planning.org/index.aspx?page=1656

District 7: Central

SUPERVISOR DISTRICT:

District 8 (Jeff Sheehy)

CENSUS TRACTS:

2010 Census Tract 020600

TRANSPORTATION ANALYSIS ZONE:

Transportation AnalysisZone:

181

RECOMMENDED PLANTS:

Would you like to grow plants that create habitat and save water? Check out the plants that we would recommend for this property at SFPlant Finder.

CITY PROPERTIES:

None

SCHOOLS:

None within 600ft

PORT FACILITIES:

None

ASSESSOR'S REPORT:

View Secured Property Tax RollsAddress: 3878-3880 21ST STParcel: 3603024Assessed Values: Land: $1,090,906.00 Structure: $467,526.00 Fixtures: - Personal Property: -Last Sale: 6/1/2007Last Sale Price: $1,350,000.00Year Built: 1909Building Area: 3,315 sq ftParcel Area: 2,650 sq ftParcel Shape: Parcel Frontage: -Parcel Depth: -Construction Type: -Use Type: Apartmnt & Commercial StoreUnits: 3Stories: 2Rooms: 12Bedrooms: 4Bathrooms: 3Basement: -

http://sfbos.org/supervisor-sheehy-district-8

http://projects.nytimes.com/census/2010/map?view=PopChangeView&l=14&lat=37.75623617551477&lng=-122.43423782699999

http://sfplantfinder.org/?place=799%20castro%20street

Zoning Report: 799 CASTRO STREET

Planning Department Zoning and other regulations.

ZONING DISTRICTS:

RH-2 - RESIDENTIAL- HOUSE, TWO FAMILY

HEIGHT & BULK DISTRICTS:

40-X

SPECIAL USE DISTRICTS:

None

PROXIMITY TO NEIGHBORHOOD-COMMERCIAL DISTRICTS AND RESTRICTED USE DISTRICTS:

Within 1/4 mile of CASTRO STREET NEIGHBORHOOD COMMERCIAL

SPECIAL SIGN DISTRICTS:

None

LEGISLATIVE SETBACKS:

None

COASTAL ZONE:

Not in the Coastal Zone

PORT:

Not under Port Jurisdiction

LIMITED AND NONCONFORMING USES:

LCU Block: 3603 Lot: 024

NEIGHBORHOOD-SPECIFIC IMPACT FEE AREAS:

In addition to those impact fees that apply throughout the City, the following neighborhood-specific impact fees apply to this particularproperty:

None

An overview of Development Impact Fees can be found on the Impact Fees website.

REDEVELOPMENT AREAS:

None

MAYOR'S INVEST IN NEIGHBORHOODS INITIATIVE AREA:

None

OTHER INFORMATION:

Control: Slope of 20% or greater Description: CEQA Impact: an Environmental Evaluation Application may be required for some types of development.Added: 3/19/2013

Control: Flood Notification Description: This lot is in a block that has the potential to flood during storms. See the accompanying notice. Applicant to

contact Cliff Wong at 554-8339.

Added: 2/25/2008

http://library.amlegal.com/nxt/gateway.dll/California/planning/article2usedistricts?f=templates$fn=default.htm$3.0$vid=amlegal:sanfrancisco_ca$anc=JD_209.1

http://library.amlegal.com/nxt/gateway.dll/California/planning/article25heightandbulkdistricts?f=templates$fn=default.htm$3.0$vid=amlegal:sanfrancisco_ca$anc=JD_270

http://www.amlegal.com/nxt/gateway.dll/California/planning/article7neighborhoodcommercialdistricts?f=templates$fn=default.htm$3.0$vid=amlegal:sanfrancisco_ca$anc=JD_715.1

http://impactfees.sfplanning.org/

PLANNING AREAS:

None

PUBLIC REALM AND STREETSCAPE PLANS:

None

DESIGN GUIDELINES:

Area Specific Design Guidelines

Urban Design Guidelines

The Urban Design Guidelines are an implementation document for Urban Design Policy in the General Plan. Sites in NationalRegister, California Register, Article 10 and Article 11 Historic Districts are exempt. They apply in Residential districts only for projectswith non-residential uses or residential projects with twenty-five units or more or with a frontage longer than 150’.

Residential Design Guidelines

The Residential Design Guidelines articulate expectations regarding the character of the built environment and are intended topromote design that will protect neighborhood character, enhancing the attractiveness and quality of life in the city. These guidelinesare integral to the Department's design review process for residential districts.

Citywide Design Guidelines

Architectural Design Guide for Exterior Treatments of Unreinforced Masonry Buildings during Seismic Retrofit

This design guide should provide guidance on how to maintain the historical character of a building when conducting seismic retrofit. General information only. Use of this information for specific applications should be determined in each instance by the user and onlyupon the professional advice of competent experts.

Better Streets Plan

The Better Streets Plan contains guidelines that focus on pedestrian comfort, safety, and the usability of streets as public spaces.They contain pedestrian-oriented guidelines for curb lines, crosswalks, and other street design features to enable generous, usablepublic spaces.

Commission Guide for Formula Retail

The purpose of this document is to evaluate the appropriateness of each individual formula retail establishment's use, design, andnecessity to help preserve the character of the City's neighborhoods. Aligns with Planning Code Sections 303.1, 703.3, 803.6(c), Article 6, Article 11

Design Guide Standards for Bird-Safe Buildings

These guidelines should be applied to new construction and alterations that require treatment options fo meet the Bird-Safe BuildingStandards.

Guide to the San Francisco Green Landscaping Ordinance

The guide describes the Green Landscaping Ordinance and helps san Francisco residents and property owners understand thebenefits, requirements, and ways to comply with the ordinance. Planning Code; Public Works Code

Guidelines for Adding Garages and Curb Cuts

These guidelines explain the criteria in which new garages and curb cuts are reviewed when installing to an existing or an historicbuilding.

Guidelines for Ground Floor Residential Design

The Ground Floor Residential Design Guidelines (Draft) promote buildings that enhance the pedestrian experience and the livability ofdwelling by encouraging the ground floor to contribute to active, safe, and comfortable streets. Draft Document

Standards for Storefront Transparency

These standards promote a transparent storefront that welcomes customers inside with producets and services on display, discouragecrime with more "eyes on the street," reduced energy consumption with use of natural light, and enhances the curb appeal and value

http://default.sfplanning.org/plans-and-programs/planning-for-the-city/Urban-Design-Guidelines/Urban_Design_Guidelines_FINAL.pdf

http://default.sfplanning.org/publications_reports/residential_design_guidelines.pdf

http://sfplanninggis.org/docs/DesignGuidelines/Design%20Guidelines%20Unreinforced%20Masonry%20Buildings.pdf

http://www.sf-planning.org/ftp/BetterStreets/proposals.htm#Final_Plan

http://sf-planning.org/sites/default/files/FileCenter/Documents/9343-FormulaRetail_Commission_Guide.pdf

http://default.sfplanning.org/publications_reports/bird_safe_bldgs/Design%20Guide%20Standards%20for%20Bird%20Safe%20Bldgs_Final.pdf

http://default.sfplanning.org/publications_reports/Guide_to_SF_Green_Landscaping_Ordinance.pdf

http://default.sfplanning.org/publications_reports/Guidelines_for_Adding_Garages_and_Curb%20Cuts.pdf

http://www.sf-planning.org/ftp/files/publications_reports/Guidelines_for_Groundfloor_Residential_Design.pdf

http://default.sfplanning.org/publications_reports/Guidelines_Storefront_Transparency-112513.pdf

Printed: 4/9/2018

of the tsore and the entire neighborhood. Planning Code Requirements for Commercial Buildings

Standards for Window Replacement

With such a variety of different window shapes, muntin profiles, methods of operation and configurations, windows can alter theappearance of a building or overall neighborhood character. These standards are meant to inform the applicant on these details andprovide design standards that allow new or replacement windows to be approved.

COMMUNITY BENEFIT DISTRICT:

None

NOTICE OF SPECIAL RESTRICTIONS:

None

ZONING LETTERS OF DETERMINATION:

Planning App. No.: 2017-014202ZADPlanner: Nancy Tran Tel: 415-575-9174Record Type: Zoning Administrator Determination Letter (ZAD)Opened: 11/6/2017Name: 799 Castro Street - ZAD RequestDescription: Request for Letter of DeterminationStatus: Closed - Issued 2/6/2018Further Information: View Related Documents

The Disclaimer: The City and County of San Francisco (CCSF) does not guarantee the accuracy , adequacy, completeness or usefulness of any information. CCSF provides this information on an 'as is' basiswithout warranty of any kind, including but not limited to warranties of merchantability or fitness for a particular purpose, and assumes no r esponsibility for anyone's use of the information.

http://propertymap.sfplanning.org

http://default.sfplanning.org/publications_reports/Standards_for_Window_Replacement.pdf

mailto:[email protected]

https://aca.accela.com/ccsf/Cap/CapDetail.aspx?Module=Planning&TabName=Planning&capID1=17CAP&capID2=00000&capID3=00AYJ&agencyCode=CCSF

EXHIBIT 6

M A N S B A C H A S S O C I A T E S, I N C.

Real Estate Consultation Arbitration Valuation

582 Market Street Suite 217

San Francisco California 94104

Phone 415/288-4101 Fax 415/288-4116

May 17, 2018

Ryan J. Patterson, Esq. Zacks, Freedman & Patterson PC 235 Montgomery Street, Suite 400 San Francisco, CA 94104

RE: Impact On Value On 789 Castro Street Residence Of Proposed New 799 Castro Street Residence San Francisco, CA

Dear Mr. Patterson:

At your request, this letter presents my research and findings concerning the impact on value on the residence at 789 Castro Street caused by the new residence proposed for construction on the adjacent property at 799 Castro Street.

I have conducted a personal inspection of the site. I have also reviewed the plans for the proposed new residence at 799 Castro Street prepared in 2018 by Tecta Associates.

The proposed new 799 Castro Street residence will result in a loss of views, light and air to the adjacent 789 Castro Street residence. These losses will adversely impact the value of 789 Castro Street.

The developer of the 799 Castro residence is seeking an exemption from the San Francisco Planning Code as part of its City permit approvals. Such exemptions, known as variances, are addressed under Section 305 of the San Francisco Planning Code. Section 305 (c) (4) requires that the granting of a variance not be “materially injurious” to property or improvements in the vicinity.

I. Impacts on 789 Castro Street

Detrimental impacts on 789 Castro Street caused by the proposed residence at 799 Castro Street are summarized as follows:

• Sunlight and Air:

Blockage of windows of master bedroom suite will result in loss of sunlight andair.

Ryan J. Patterson, Esq. May 17, 2018 Page 2

• View

Blockage of windows of master bedroom suite will eliminate views of sky andvistas of Castro Street.

II. Two Scenarios for New Residence

The analysis herein considers two scenarios for the proposed 799 Castro Street residence. The first scenario involves the residence proposed by the property owner, which requires the granting of a variance. I have reviewed several alternatives for the new residence, but each has the same impact. Based on my inspection of the subject site and my review of the plans for the new residence, it would drastically affect the southern rear side of the 789 Castro Street property by blocking existing views, light and air.

The second scenario involves a code-conforming residence. In this scenario, no variance would be needed. As can be seen in the attached site plan for that residence, no blockage would occur. This scenario was developed by the architect engaged by the owner of the adjacent 789 Castro Street property, Garavaglia Architecture.

III. Methodology

The appraiser conducted market research to estimate the impact on value to 789 Castro Street residence from the proposed new residence at 799 Castro Street.

The appraiser sought to find matched pairs of similar properties with and without the type of blockage that will occur at 789 Castro Street, and to compare sales prices. Due to the uniqueness of every property in San Francisco and of each property’s positioning relative to neighboring properties, the appraiser was unable to find exact matched pairs.

Continued market research did yield price differentials for View and No-View single family home properties in Noe Valley. The resulting price differentials will serve as the basis for estimating the impact on value to 789 Castro Street residence from the proposed new residence at 799 Castro Street.

IV. Research on Value Impact of Views in Noe Valley

Market research was conducted on 2017 Noe Valley home sales to isolate the impact of view versus lack of view on home prices. The following three tables display homes sales in Noe Valley for View and No-View homes, organized by home size.

Table 1

Ref. Address Year Built

Sale Price

Sale Date Type

Home Sq. Ft. View

1 47 Newburg Street 1942 $1,650,000 5/23/2017 2BD / 1BA 1,000 Downtown

2 1249 Diamond Street 1927 $1,738,000 8/25/2017 2BD / 1BA 1,126 Twin Peaks and Downtown

3 729 Duncan Street 1951 $1,800,000 8/11/2017 2BD / 1BA 1,086 Downtown and Bay

4 4301 26th Street 1950 $2,185,000 6/9/2017 3BD / 2BA 1,365 Downtown and Bay

Average $1,843,250

5 409 27th Street 1900 $1,600,000 9/26/2017 2BD / 1BA 1,000

6 61 Homestead Street 1923 $1,635,000 4/10/2017 2BD / 1BA 1,200

7 1445 Diamond Street 1939 $1,500,000 4/12/2017 2BD / 2 BA 1,200

8 1363 Sanchez Street 1900 $1,500,000 2/15/2017 2BD / 1BA 1284

9 183 Day Street 1922 $1,650,000 7/28/2017 2BD / 1BA 1,349

Average $1,577,000

Source: Mansbach Associates, Inc., Multiple Listing Service

NOE VALLEY HOME SALES - SMALL

NO VIEWS1,000 Square Feet to 1,399 Square Feet

NOE VALLEY HOME SALES - SMALL

WITH VIEWS1,000 Square Feet to 1,399 Square Feet

Table 2


Sale Price

Sale Date Type View

1 523 Alvarado Street 1909 $2,000,000 6/13/2017 3BD / 1BA south and east

2 437 Valley Street 1927 $2,143,700 8/22/2017 3BD / 2BA Bay and southern

Average $2,071,850

3 1141 Church Street 1922 $1,550,000 5/13/2017 2BD / 2BA

4 44 Valley Street 1939 $1,950,000 4/28/2017 2BD / 2BA

5 557 Duncan Street 1954 $2,020,000 7/19/2017 3BD / 2 BA

6 1621 Castro Street 1890 $1,500,000 7/19/2017 3BD / 2.5BA

Average $1,755,000

Source: Mansbach Associates, Inc., Multiple Lisiting Service

1,400 Square Feet to 1,699 Square Feet

NOE VALLEY HOME SALES - MEDIUM1,000 Square Feet to 1,699 Square Feet

NO VIEWS

NOE VALLEY HOME SALES - MEDIUM

WITH VIEWS

Table 3


Sale Price

Sale Date Type

Home Sq. Ft. View

1 178 Eureka Street 1908 $2,275,000 1/11/2017 2BD / 2.5BA 1,725 Downtown

2 4312 23rd Street 1911 $2,400,000 10/4/2017 3BD / 2BA 1,870 South and East

3 661 Alvarado Street 1927 $1,978,000 8/25/2017 3BD / 1BA 1,870 South and East

4 1633 Duncan Street 1905 $2,200,000 5/22/2017 3BD / 2BA 1,790 South and West

5 4177 Cesar Chavez St 1900 $2,301,111 9/25/2017 3BD / 2BA 1,795 West

Average $2,230,822

6 79 Clipper Street 1900 $1,850,000 4/26/2017 3BD / 2BA 1,890

7 4217 22nd Street 1908 $1,900,000 7/19/2017 3BD / 2BA 1,913

Average $1,875,000

Source: Mansbach Associates, Inc., Multiple Listing Service

NOE VALLEY HOME SALES - LARGE

NOE VALLEY HOME SALES - LARGEOver 1,700 Square Feet

NO VIEWS

WITH VIEWSOver 1,700 Square Feet


Table 1 shows Noe Valley homes sales occurring in 2017 for homes in the size range from 1,000 square feet to 1,399 square feet. The differential of a View versus a No-View property is calculated as follows:

View: $1,843,250 No-View: ($1,577,000)

Differential: $ 266,250

Table 2 shows sales data for medium size homes ranging from 1,400 to 1,699 square feet. The differential of a View versus a No-View property is calculated as follows:

View: $2,081,750 No-View: ($1,755,000)


Table 3 shows sales data for large size homes containing over 1,700 square feet. The differential of a View versus a No-View property is calculated as follows:

View: $2,230,822 No-View: ($1,875,000)


V. Findings

The research shows a range of view impacts from $266,250 to $355,822. Given the square footage of the 789 Castro Street house of 2,728 square feet, a dollar impact toward the high end of the range is concluded to be market-oriented.

In conclusion, based on a review of the proposed as-designed new residence at 799 Castro Street requiring a variance versus a conforming residence with no variances, the impact on value to the 789 Castro Street property due to the variance requested is:

THREE HUNRED TWENTY FIVE THOUSAND DOLLARS ($325,000)


If you have any questions on this matter, please feel free to contact me.

Sincerely, MANSBACH ASSOCIATES, INC.

Lawrence L. Mansbach, MAI

Attachments:

Qualifications of Lawrence L. Mansbach Site Plans for Code-Compliant New Residence – No Variances Required Certification

ATTACHMENTS

QUALIFICATIONS OF LAWRENCE L. MANSBACH, MAI

Lawrence L. Mansbach is an independent real estate appraiser and consultant and president of the firm of Mansbach Associates, Inc. Following is a brief resume of his background and experience:

EXPERIENCE

MANSBACH ASSOCIATES, INC. San Francisco, CA President

Mr. Mansbach is president of Mansbach Associates, Inc., a San Francisco-based real estate consultation, market research and valuation firm.

Mr. Mansbach has over 30 years of experience in the real estate consulting and appraisal field. His current focus is on arbitration and litigation support including expert witness testimony. He also provides a wide range of valuation services for purchase and sale activities, lending decisions, tax matters, and public sector functions.

Property types appraised include office, retail, apartment, industrial/R&D, hotel, condominium, vacant land and high end single family residences.

EDUCATION

1980-1982 University of California – Haas School of Business Berkeley, CA Master of Business Administration. Concentration in real estate and finance.

1974-1976 University of Washington Seattle, WA Master of Arts

1970-1974 University of California Berkeley, CA Bachelor of Arts – Highest Honors

PROFESSIONAL

Member of the Appraisal Institute (MAI) State of California- Certified General Real Estate Appraiser California Real Estate Broker California State Board of Equalization – Appraiser For Property Tax Purposes

EXPERT TESTIMONY

Qualified as an Expert in Superior Court – San Francisco, Santa Clara, Alameda, Contra Costa, Marin, and Napa. United States Tax Court. American Arbitration Association, JAMS, ADR Services.

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CAREER HIGHLIGHTS

Recent accomplishments include:

• Arbitrated 400,000 square foot office lease transaction• Arbitrated telecommunications lease in Contra Costa County• Arbitrated ground lease for highest volume store of national supermarket chain• Served as a consultant on largest private school tax-exempt Bond issues in San Francisco.• Served as the consultant to the estate of Dean Martin for estate tax purposes.• Represented client on property tax appeal of Bank of America World Headquarters.• Served as appraiser on tax-exempt bond issue for Mission Bay development in San Francisco.• Served as appraiser and consultant for expansion of the San Francisco State University campus• Appraised General Dynamics campus in Mountain View• Appraised Hunters Point Shipyard• Appraised portions of Golden Gate National Recreation Area

Mr. Mansbach began his career as an analyst with the planning consulting firm of John M. Sanger and Associates in San Francisco. From 1977 to 1980, his was an economic development planner with the San Francisco Department of City Planning. He was the principal author of the Central Waterfront Plan which was an early precursor to the Mission Bay development. During the 1980’s, Mr. Mansbach worked at the real estate appraisal and consulting firm of Mills-Carneghi, Inc., eventually becoming a partner.

Mr. Mansbach established his own firm, Mansbach Associates, Inc. in downtown San Francisco in 1990. He has worked with a variety of clients on valuation and consulting matters concerning property types ranging from vacant land to high rise office buildings. Mr. Mansbach also was associated with GMAC Commercial Mortgage Corp. in the late 1990’s where he worked on the design of a technology/data base driven commercial appraisal product.

Mr. Mansbach has been a guest lecturer at classes at the University of California, Berkeley and Golden Gate University in San Francisco. He has been quoted on real estate matters in the San Francisco Chronicle and Examiner, and has published in the Northern California Real Estate Journal. He was also interviewed on KCBS radio. Speaking engagements include the Annual Conference of the Northern California Chapter of the Appraisal Institute, the Society of Municipal Analysts, and the Tax Section of the California State Bar. Mr. Mansbach has addressed various municipal government bodies in the Bay Area as well as the Moody’s and Standard and Poor’s rating agencies. He also served as the chair of the Experience Review Committee for the local chapter of the Appraisal Institute.

Mr. Mansbach is active in local community matters, particularly in school financing mechanisms. He devised a parcel tax strategy which generated a nearly $3,000,000 windfall for a Bay Area school district.

CERTIFICATION:

I certify that, to the best of my knowledge and belief:

1. The statements of fact contained in this report are true and correct.

2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions, and conclusions.

3. I have no present or prospective interest in the property that is the subject of this report and I have no personal interest or bias with respect to the parties involved.

4. My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event.

5. This appraisal was not based on a requested minimum valuation, a specific valuation, or the approval of a loan.

6. My analyses, opinions, and conclusions were developed, and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice.

7. I have made a personal inspection of the property that is the subject of this report.

8. No one provided significant professional assistance to the person signing this report.

9. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics of the Appraisal Institute.

10. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.

11. As of the date of this report, Lawrence Mansbach has completed the requirements of the continuing education program of the Appraisal Institute.

12. I have not provided professional services regarding the subject property in the past three years.

______________________ Lawrence L. Mansbach, MAISCREA #AG004175

-1- DECLARATION OF MICHAEL GARAVAGLIA, AIA, IN SUPPORT OF APPELLANTS’ BRIEF

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RYAN PATTERSON (SBN 277971) SHOSHANA RAPHAEL (SBN 312254) ZACKS, FREEDMAN & PATTERSON, PC 235 Montgomery Street, Suite 400 San Francisco, CA 94104 Tel: (415) 956-8100 Fax: (415) 288-9755 Attorneys for Appellants, Andrew Zacks and Denise Leadbetter

SAN FRANCISCO BOARD OF APPEALS ANDREW ZACKS and DENISE LEADBETTER, Appellant, vs. SAN FRANCISCO PLANNING DEPARTMENT and ZONING ADMINISTRATOR, Respondents. HATEF MOGHIMI, Real Party in Interest.

Appeal No. 18-022

DECLARATION OF MICHAEL GARAVAGLIA, AIA, IN SUPPORT OF APPELLANTS’ BRIEF Variance Decision No.: 2008.0410V Site Address: 799 Castro Street / 3878-3880 21st Street Hearing Date: June 6, 2018

I, Michael Garavaglia, declare as follows:

1. I am the principal of Garavaglia Architecture, Inc. I make this declaration based on

facts personally known to me, except as to those facts stated on information and belief, which facts I

believe to be true.

2. I am a preservation architect, licensed to practice in the State of California.

3. Attached as Exhibit 1 is a true and correct copy of a memorandum prepared by my

office. It states my opinions and facts, based on my investigation, which I believe to be true and

correct.

-2- DECLARATION OF MICHAEL GARAVAGLIA, AIA, IN SUPPORT OF APPELLANTS’ BRIEF

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4. Attached as Exhibit 2 is a true and correct copy of my CV, stating my qualifications.

I declare, under penalty of perjury under the laws of the State of California that the

foregoing is true and correct.

Dated: May 17, 2018

Michael Garavaglia AIA, LEED AP, BD+C

EXHIBIT 1

17 May 2018 Board of Permit Appeals Re: Appeal of Variance, Board of Permit Appeals Variance Decision 2008.0410V 799 Castro Street Dear President Fung and Commissioners, My comments herein are provided in support of the appeal of the variance for the development project at 799 Castro Street. They respond to some of the variance findings noted in the S.F. Planning Code - sections 305(c). 1. Exceptional or extraordinary circumstances Mid block open space access

The fact that the subject property cuts itself off from the mid-block open space should result in not granting a variance as opposed to using the non-conformity as a justification for allowing it. The property already benefits from excessive unit count, higher lot coverage and Floor Area Ratio (FAR) than the average for the area, and limited open space. Therefore they do not have a hardship - they already have an advantage.

Surrounding Development Patterns

The granted variances significantly increase non-conformity with zoning controls including rear yard depth, open space compliance, and a density of 4 units versus 2 units. The variance for the rear yard requirement is not from 25' to 20' as stated in the findings. It is from 25' to 10'. The partial below grade bedroom of the house is not a listed allowable rear yard obstruction. The design could utilize the allowable obstruction for bay windows in the front of the design allowing the rear to encroach less into the rear yard requirement. The total proposed building area on the site has an FAR of 2.01 which far exceeds the district average of 0.79. If the required 25’ rear yard was provided, there would be a loss of 230 total square feet on the upper two floors and 175 square feet on the partially below grade first floor. The total is a 13% total reduction of area. This is a small amount

582 MARKET ST. SUITE 1800 SAN FRANCISCO, CA 94104 T: 415.391.9633 F: 415.391.9647 www.garavaglia.com

799 Castro Street Appeal of Conditional Use Authorization 17 May 2018

Page 2 of 3

to reduce when the proposed FAR is so much larger than the rest of the neighborhood. The variance is not needed.

3. Preservation and enjoyment of a substantial property right.

799 Castro already enjoys property rights not afforded to others in the area. It already has three units on the property, far exceeds the average lot coverage and FAR of the surrounding blocks, does not provide adequate open space for its own units, and can create a new residence all within existing, as of right code, requirements. Additional variances are simply not required and would bring the property into greater conformance with prevailing code. This approval sets a bad precedent to allow a 100% increase in density and exception lot coverage, and floor area ratio that would NOT be allowed by adjacent properties as a justification for variances that they might request.

4. Not materially injurious to the property or improvements in the vicinity Injurious to 789 Castro

Light and Air The Master Bedroom Suite for 789 Castro St benefits from air flow and daylong direct sunshine streaming in through South facing windows, which are located above the existing adjacent building located at 799 Castro. The proposed project will severely block all but early-morning sunshine coming in through the South facing windows - especially dark in the winter months. As the building gets taller it should step back away from the required open space thereby increasing the separation and helping with access to light and air. The variance intensifies the effect of blocking morning sun and does not step back as building height increases. Views These are protected in the context of variances (because views have value). The same windows afford outlooks across 21st Street to the sky and architecture, and to vistas up Castro Street. Due to the boxiness, overall size, and variances being considered for the development results in only a small portion of the least desirable view will remain. The vista up Castro Street will be completely blocked. Design The project design of the project is poorly integrated with the massing of its neighbors, it is extremely dense compared to the average property, and the architectural detailing is average and not clearly defined. There was an opportunity for a superb design that would be both compatible and differentiated from the evident historical style, but this project misses that chance. A design that would excel and could be very contemporary in scale, massing, fenestration, and materials was not attempted. The original design attempted a contemporary style but was similar to the other large-box structures being implemented across the City and have become the “design de jour.” After that original design failed with the neighbors (both residents and buildings), a simplified version of a Victorian-like home was attempted. Both designs are predictable.

799 Castro Street Appeal of Conditional Use Authorization 17 May 2018

Page 3 of 3

Eight Priority Planning Policies Policy 2 and 3 - Conserve and Protect existing housing and neighborhood character The existing building is approximately 1,275 s.f. Two, typical 1-bedroom units of 600 s.f. each or a nicely sized 2-bedroom affordable unit could be fit into this area, which already contains one dwelling unit and a commercial space. The interior space is fairly open and has unencumbered exterior walls on three sides (allowing lots of windows for light and air) so the full conversion of the building to residential is quite easy. The building is being placed next to a row of gable-roofed Queen Anne Victorian cottages. The proposed development uses a flat roofed structure with vestiges of Victorian detailing. As the gable-roofed row house is the strong pattern of the neighborhood, the project should also follow that pattern. Some of this pattern is broken by contemporary buildings and should not be considered a beneficial aspect to the pervasive pattern. Another important aspect of the arrangement of the surrounding buildings - this project is significantly denser than other properties. The proposed FAR of this property is 2.01 (without parking) versus the 0.79 FAR for the neighborhood. The proposed design does not play off the typical massing of its neighbors. The proposed materials are similar as is the vestige of the Victorian detailing, although the quality and character of that detailing is not communicated in the project documents. The project is not in keeping with the scale and development pattern of the established neighborhood's character. Major aspects - flat roof versus gable-roofed structure and much denser lot coverage - FAR. The requested variances are an imposition on the area as there is poor conformance with rear yard and open space requirements setting a bad precedent. The unit density for the project (4 units versus 2 units) is also way out of the average range- a 100% increase over the RH-2 zoning. The addition of the ADU is a ruse to replace an affordable unit with a large house, placing the new smaller unit in the basement of the apartment building Sincerely, Michael Garavaglia, A.I.A., LEED AP BD+C President, Garavaglia Architecture, Inc. C14833

EXHIBIT 2

May 31, 2018 Via Hand Delivery President Frank Fung and Members of the San Francisco Board of Appeals 1650 Mission Street, Room 304 San Francisco, CA 94103

Re: Appeal No.: 18-052

Appeal Title: Zacks & Leadbetter vs. ZA Subject Property: 799 Castro Street & 3878-3880 21st Street Determination Type: Variance Our File No.: 10028.01

Dear President Fung and Board Members:

We represent Hatef Moghimi, “Project Sponsor” and owner of the property located at

799 Castro Street/3878-3880 21st Street (the “Property”). The approved project (the

“Project”) consists of the following:

Termination of a noncomplying office use in the one-story building at 799 Castro

Street and construction of a new 3-story over basement single-family home; and

Establishment of a rent-controlled accessory dwelling unit (“ADU”) in the existing

two-unit residential building at 3878-3880 21st Street, replacing a non-existent

dwelling unit at 799 Castro Street that was removed from the building many decades

ago (the entire building has been used as a legal noncomplying office since at least

1980, and as a grocery store for several decades prior).

(The Project plans are attached as Exhibit A. Renderings are attached as Exhibit B.)

Board of Appeals May 31, 2018 Page 2

Before this Board is an appeal of a rear yard Variance for the Project approved by the

Zoning Administrator. The appellants also have appealed the Zoning Administrator’s

issuance of a Letter of Determination for the Project, which appeal will be heard concurrently

with this appeal by the Board on June 6. The appellants also appealed the Planning

Commission’s approval of a Conditional Use Authorization for the Project, which appeal was

denied by the Board of Supervisors by a unanimous 11-0 vote on April 24, 2018. This

Project has been carefully scrutinized numerous times by the City at all levels, and lawfully

approved each time.

The Variance approves a 20-foot rear yard where 25 feet is required. In approving

the Variance, the Zoning Administrator found that the five findings required by Planning

Code Section 305 were met, and those findings all were supported by substantial evidence.

(Variance Decision attached as Exhibit C.) The appeal identifies no legal or factual error in

the Zoning Administrator’s Variance approval. The appellants simply disagree with the

conclusions. This is not grounds for overturning the Variance approval. This latest appeal,

like the others, is not about the lawfulness of the Project’s approvals, but the appellants’

personal opposition to any new construction next door to their property at 789 Castro Street.

The fatal flaw in the appeal is a failure to recognize the fundamental premise

supporting the Variance approval. The fundamental land use and zoning policy served by

required rear yards is the preservation of a mid-block open space; however, that purpose is

not and cannot be served by corner lots (such as the Property) in the same way as other lots


on the block. Corner lots are developed differently because of their location on the block,

and typically have greater lot coverage, without a typical “rear yard”. This is true for 11 of

the 12 corner lots in this neighborhood, including the Property. (See Sanborn Map attached

as Exhibit D.) This unique characteristic of the Property, and its existing development with

the two-unit building at 3878-3880 21st Street, form the basis supporting the Variance

approval.

Notwithstanding these constraints, the Project significantly improves the “rear yard”

condition of the Property, by increasing the distance between the two buildings at the

Property from 8’-6” to 20 feet. The appellants erroneously allege that the distance is 10 feet,

pointing to the bedroom shown on Sheet A-1.1 ALT of the Project plans. This bedroom,

however, is below grade.

Overall, the Project Sponsor has made significant revisions to the Project in an

attempt to address the appellants’ concerns about the Project, in good faith and as a

neighborly gesture. These revisions include the following:

pushed the building forward and provided a notch to preserve the appellants’

property line window;

relocated the garage from the back of the building to create more open space

and light and air for the appellant;

removed the top floor and the roof deck;

relocated the entrance of the building away from the appellants’ bedroom;


relocated the elevator away from the appellants’ home;

pushed the new building back from the front property line;

provided a more traditional design in addition to the original contemporary

design; and

established a rent-controlled Accessory Dwelling Unit (ADU) in the 3878-

3880 21st Street building.

Even with all of these concessions, the appellants continue to oppose the Project.

The last item above, the ADU, bears explanation. Appellants allege in the appeal that

a dwelling unit exists in the 799 Castro Street building, located behind the commercial use.

The fact is, no such dwelling unit has existed for decades, and its removal was approved by a

building permit in 1980. (Exhibit E.) The Department of Building Inspection has confirmed

this, and can attest to this at the appeal hearing. The Project Sponsor has acknowledged its

existence and replaced it with an ADU only as a means of compromise with the appellants.

This has not satisfied the appellants. They do not allege the dwelling unit exists for

purposes of preserving a residential use – if that were the case they would support the rent-

controlled ADU, which is a larger and more attractive unit. Instead, they seek to use the

dwelling unit as a means of trying to stop the Project, and they have gone to great lengths to

do so; even improperly generating a 3R report where only the property owner or authorized

agent are permitted to do so. (Exhibit F.)


For all of these reasons, we respectfully request that the Board uphold the Variance

approval and allow this worthy Project to proceed, as the Planning Commission and Board of

Supervisors also have done.

Thank you for your consideration.

Very truly yours, REUBEN, JUNIUS & ROSE, LLP

Thomas Tunny

Enclosures cc: Julie Rosenberg, Executive Director Ryan Patterson Scott Sanchez, Zoning Administrator Corey Teague, Planning Department Hatef Moghimi

EXHIBIT A

PROJECT

LOT-

EXISTING

BUILDINGS

100'-0"

P

L

26

'-6

"

P

L

P

L

NO

RTH

NEIGHBORING

3 LEVEL

RESIDENCE

3878 -3880

21st STREET

(E) BUILDING HEIGHT EL + 307'

1'-6"

7'-0"

1'-6"

REMOVE CHINESE ELM, PATCH

AND REPAIR SIDEWALK PER

B.S.M. STD.S

21st STREET

CA

ST

RO

S

TR

EE

T

14'-5"

18'-11"

8'-10"

2'-4"

(E) SIDEWALK

(E

) S

ID

EW

ALK

(E) SETBACK

(E

) S

ET

BA

CK


EXISTING NEIGHBOR

WINDOW SILL HEIGHT

EL + 287.31'

41'-6"

NEW STREET TREE

-SPECIES PER DPW

(E) CHINESE ELM


789 + 791

CASTRO

46'-6"

P

L

#3878 + 3880

21ST STREET

EXISTING

NEIGHBORING

3 LEVEL

RESIDENCE

PLANNING CODE HEIGHT EL+ 298.7'

RIDGE HEIGHT EL + 303.9'

3'-0"

SE

T

BA

CK

(E

)

25'-0"

P

L

P

L

26'-6"

4'-5"

48'-4"

P

L

NEIGHBORING WINDOW

BELOW

8'-5" 14'-1" 7'-9" 8'-0"

5'-5"

4'-0" 25'-5" 4'-6"

48'-4"

9'-11"

22'-10"

3'-6"

26'-4"

10'-0"

10'-0"

ROOF

OPEN

SPACE /

REAR YARD

BELOW

NEW CURB CUT

5'-4"

(E) POLE

(E) CURB CUT

(E) CHINESE ELM

(N) CHINESE ELM TO REPLACE

EXISTING

(E) FIRE HYDRANT

4'-3"

B-B

A-1.4

A-A

A-1.4

P

L

18'-3"

2'-10"

BA

LC

ON

Y

BE

LO

W

2'-0"

PROJECT DATA:

REMODELED RESIDENCE AT 799 CASTRO STREET

CODE : 2013 SFBC

CONSTRUCTION TYPE : V B

SPRINKLERING: PER 903.3.1

OCCUPANCY GROUP : R-3

FLOORS: 4 LEVELS - THREE STORIES OVER A BASEMENT

FULL LOT AREA: 2,862 SQ. FT.

BLOCK/ LOT : 3603/024

ZONING : RH-2, RESIDENTIAL - TWO FAMILY

HEIGHT/ BULK DISTRICT : 40-X

FRONT SETBACK : AVERAGE COMPLIES

REAR SETBACK : PROPOSED VARIANCE FROM 25'

SEPARATION BETWEEN BUILDINGS.

SCOPE OF WORK:

• ALTERATION OF EXISTING COMMERCIAL

BUILDING

• CONVERSION OF OCCUPANCY TO R-3.

• (E) RESIDENCE RELOCATION UNDER SEPERATE

PERMIT SUBMIT ALL.

SHEET INDEX:

A-0 VICINITY MAP, SITE/ ROOF PLAN & PROJECT DATA

A-1.0 EXISTING SITE PLAN.

A-1.1 PROPOSED BASEMENT + FIRST FLOOR PLANS

A-1.2 PROPOSED SECOND + THIRD FLOOR PLANS

A-1.3 ROOF PLAN

A-1.4 PROPOSED SECTIONS

A-2.0 PROPOSED WEST AND EAST ELEVATIONS

A-2.1 PROPOSED SOUTH ELEVATION

A-2.2 PROPOSED NORTH ELEVATION

A-2.4 EXISTING SOUTH ELEVATION

A-2.5 EXISTING NORTH ELEVATION

AREA SUMMARIES

• EXISTING BUILDING 2,650 SQ. FT. PER TRUE

NORTH SURVEY DATED NOV. 13,2007

• PROPOSED BUILDING

•• FLOOR AREA: 3,009 SQ. FT.

•• GARAGE: 283 SQ. FT.

•• BALCONY, PATIO AREAS: 212 SQ. FT.

A-0 ALT

PROPOSED SITE

PLAN

NO SCALE

BLOCK PLAN- EXISTING

1

Scale: 3/16" = 1'-0"

PROPOSED SITE PLAN

2

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:



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DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

#799 CASTRO

STREET

LOT 24

1 STORY WOOD

FRAME BUILDING

EXTERIOR WALLS

TO BE ALTERED PER

LEGEND

CONCRETE

SIDEWALK

CONCRETE

SIDEWALK

BATHROOM

OFFICE

OFFICE OFFICE

RECEPTION

#3878 + 3880

21ST STREET

LOT 24

2 STORY STUCCO

RESIDENCE- EXISTING

DUPLEX TO REMAIN

EXISTING

STREET TREE TO

BE REMOVED-

NEW CURB CUT

TO BE INSTALLED

NO

RTH

8'-6"

3'-0"

3'-0"

EXISTING

NEIGHBORING

3 LEVEL

RESIDENCE

# 789 CASTRO

LOT 25

P

L

P

L

(E) NEIGHBORING WINDOW

(E) FLOOR AREA : 1,238 SQ. FT.

TOTAL HORIZONTAL AREA: 1,238 SQ. FT.

AREA TO BE REMOVED: 0 SQ. FT.

UP

5'-6"

A-1.0 ALT

EXISTING SITE

PLAN

Scale: 1/4" = 1'-0"

EXISTING SITE PLAN

1

DRAWING KEY

WALL / FEATURE TO BE REMAIN.

WALL / FEATURE TO BE REMOVED.

NEIGHBORING WINDOW

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:



ARCHITECTURE

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DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

NEW CURB CUT

NO

RTH

P

L

26

'-6

"

P

L

46'-6"

P

L

26'-6"

48'-6" 10'-0" 41'-7"

10'-0"

METERS

UP

ENTRY

P

L

(E)

NEIGHBORING RESIDENCE

NO WORK

53'-6"

P

L

P

L

TR

AS

H

BATHROOM

# 1

BEDROOM # 1

WD

UP

CL.CL.

BEDROOM # 2

PATIO

DN.

GARAGE

UTILITY

AREA

4'-6"

10'-2" 5'-4" 9'-9" 8'-7"

10'-2"33'-10"

48'-6"

5'-0"

14'-0"

7'-6"

5'-6"

REAR

YARD

RAILING

43'-0"

14'-4" 2'-6"

FIRST FLOOR AREA: 692 SQ. FT.

GARAGE : 283 SQ.FT.

11'-4"

10'-0"

CONCRETE

PLANTER

EGRESS

LADDER

A-A

A-1.4

B-B

A-1.4

CURB

CURB

P

L

HALL

15 TREAD @ 11"

16 RISER @ 7"

ELEV.

11'-10" 2'-6" 11'-4"

NEW STREET TREE

DN.

11'-9"

18'-8"

8'-0" G

AR

AG

E D

OO

R

FIXED

PANEL

TO

MATCH

GARAGE

DOOR

NO

RTH

P

L

26

'-6

"

P

L

P

L

26'-6"

10'-0" 41'-7"

10'-0"

P

L

(E)


NO WORK

P

L

UP

forum . 1611

STORAGE

MEDIA ROOM

1

2

BATH

BASEMENT FLOOR AREA: 669 SQ. FT.

5'-7" 8'-7"

48'-4"

19'-10"

8'-1 1/2"

11'-8"

6'-8 1/2"

3'-1"

10'-2"33'-10"4'-6"

19'-8"

ELEC.

FIREPLACE

A-A

A-1.4

B-B

A-1.4

15 TREAD @ 11"

16 RISER @ 7"

ELEV.

3'-8"

WINE ROOM

P

L

100'-0"

A-1.1 ALT

PROPOSED

BASEMENT & FIRST

FLOOR PLANS

Scale: 1/4" = 1'-0"

PROPOSED BASEMENT FLOOR PLAN

1

Scale: 1/4" = 1'-0"

PROPOSED FIRST FLOOR PLAN

2

DRAWING KEY



EXISTING EXTERIOR PARTITION TO

REMAIN

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:



ARCHITECTURE

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DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

NO

RTH

P

L

26

'-6

"

P

L


(E)


NO WORK

P

L

P

L

26'-6"

43'-2"5'-2"

48'-4"

P

L

P

L

NEIGHBORING WINDOW

BELOW

MASTER BATH

W.I.C.

OFFICE

MASTER BEDROOM

BA

LC

ON

Y

DN.

8'-6" 14'-1" 7'-9" 8'-0" 10'-0"

23'-0"

3'-6"

5'-0"

14'-0"

4'-0"4'-6"

9'-2" 4'-6" 10'-0"

10'-0"

A-A

A-1.4

B-B

A-1.4

18 TREAD @ 11"

19 RISER @ 7"

ELEV.

4'-8"

5'-0"

GLASS RAILING

2'-0"

26'-6"

NO

RTH

P

L

26

'-6

"

P

L

P

L

42'-10"

26'-6"

(E)


NO WORK

5'-6"

48'-4"

(E) SIDE WALK

P

L

P

L

ENTRY

4'-0"

REF

D/W

GAS FIRE PLACE

LIVING / DINING

DN.POWDER

ROOM

UP DN.

KITCHEN

11'-4"

OPEN

TO

REAR

YARD

BELOW

OPEN SPACE

SECOND FLOOR AREA: 796 SQ. FT.

14'-0"

7'-7"

4'-11"

4'-6" 33'-10"

4'-0" 1'-3" 4'-11" 1'-3" 4'-1" 9'-9" 8'-7"

28'-5" 4'-6" 10'-0"

11'-8"

3'-6"

NEW CURB CUT

10'-0"

GLASS

GUARD RAIL

A-A

A-1.4

B-B

A-1.4

10'-0"

LINE OF BAY ABOVE

ELEV.

DN

.

(INCLUDING COVERED ENTRY STAIRS : 858 SQ.FT.)

A-1.2 ALT

PROPOSED

SECOND & THIRD

FLOOR PLANS

Scale: 1/4" = 1'-0"

THIRD FLOOR PLAN

2

DRAWING KEY



NEIGHBORING WINDOW

Scale: 1/4" = 1'-0"

SECOND FLOOR PLAN

1

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:



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DESIGN 5.10.10


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02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

NO

RTH

P

L

26

'-6

"

P

L


(E)


NO WORK

P

L

P

L

26'-6"

43'-2"5'-2"

48'-4"

P

L

P

L

NEIGHBORING WINDOW

BELOW

BA

LC

ON

Y

BE

LO

W

8'-6" 14'-1" 7'-9" 8'-0" 10'-0"

23'-0"

3'-6"

2'-10"

18'-3"

5'-5"

4'-0"4'-6"

25'-5" 4'-6" 10'-0"

2'-0"

10'-0"

A-A

A-1.4

B-B

A-1.4

GLASS RAILING

ROOF

A-1.3 ALT

ROOF PLAN

Scale: 1/4" = 1'-0"

ROOF PLAN

1

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:



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EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

KITCHENLIVING / DINING

BED ROOM 1

OFFICEMASTER BATH

EL.

277.27'

8'-0"

CLE

AR

THIRD

FLOOR

LVL.

SECOND

FLOOR

LVL.

FIRST

FLOOR

LVL.

EL.

288.27'

EL.

267.94'

33'-0"

PR

OP

ER

TY

LIN

E

BEDROOM #2

LINE OF ADJACENT

BUILDING

(E) NEIGHBOR

WINDOW BEYOND

AT PLAN CUTOUT

OPEN SPACE

BASEMENT

FLOOR

LVL.

EL. 258.94'

9'-0"

10'-0"

CLE

AR

9'-10"

CLE

AR

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

KITCHEN

BATHROOM

#1

OFFICE

LIVING / DINING

BEYOND

EL.

277.27'

11'-0"

9'-0"

THIRD

FLOOR

LVL.

SECOND

FLOOR

LVL.

FIRST

FLOOR

LVL.

EL.

288.27'

EL.

267.94'

33'-0"

9'-10"

BASEMENT

FLOOR

LVL.

EL. 258.94'

9'-0"

OPEN

A-1.4 ALT

SECTIONS

Scale:1/4"= 1'-0"

SECTION A-A

2

Scale: 1/4" = 1'-0"

SECTION B-B

1

GUARDRAIL AND HANDRAIL EXB MPT

PER SFPC SECTION 260 (b) (A) (B)

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DESIGN 5.10.10


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02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

3'-0"

⅊

EL. 277.27'

11'-0"

9'-0"

THIRD FLR.

SECOND FLR.

FIRST FLOOR

EL. 288.27'

EL. 267.94'

30'-9"

33'-0"

9'-10"

BASEMENT

FLOOR

EL. 258.94'

(E) NEIGHBOR

# 789 CASTRO

# 791

LINE OF EXTERIOR WALL BEYOND

FIRST FLOOR

PATIO WALL

(RUSTICATED

STONE BASE)

LINE OF GRADE HARDSCAPE

AT PATIO TO REAR BUILDING

9'-0"

LINE OF

SIDE WALK

LINE OF

BASEMENT

BEYOND

3'-0"

1'-8"

GLASS RAILINGS

METAL

RAILINGS

@

BUILDING

FACE

2'-0"

2'-4"

STAIR

EL. 265.60'

FIRST FLR.

EL. 265.28'

13'-3"

EL. 269.69'

40'-0"

EL. 272.75'

13'-3"

SITE

GRADE

PLANE

6'-0"

CL GRADE AT

STREET FRONTAGE

# 799 CASTRO

MAX. BLDG. HT.

EXISTING GRADE PLANE ANALYSIS

• WEST FRONTAGE AVERAGE GRADE = 267.5'

• EAST PROPERTY LINE AVERAGE GRADE = 278'

• SOUTH FRONTAGE AVERAGE GRADE = 275.7'

• NORTH PROPERTY LINE AVERAGE GRADE = 269.7'

• AVERAGE GRADE PLANE FOR PROPERTY IS = 272.75'

• LOWEST PROPOSED LEVEL IS A BASEMENT:

PROPOSED FLOOR ABOVE IS LESS THAN SIX FEET

ABOVE GRADE PLANE.

EL. 267.94'

MA

X. B

LD

G. H

EIG

HT

EL. 308.00'

T.O. GRADE

@ NORTH PL

EL. 303.9'

T.O. NEIGHBOR

ROOF

(E) NEIGHBOR

# 789 CASTRO

# 791

CONCRETE

BUILT-IN PLANTER

11'-0"

9'-0"

THIRD

FLOOR

SECOND

FLOOR

AV

E. B

LD

G. H

T.

PE

R 261 (C

)2

30'-9"

9'-10"

ENTRY

PORCH

LINE OF SIDE

WALL

UP

GRADING ANALYSIS

• BASEMENT (305 SQ.FT. X 9 FT) = 101.5 C.Y.

• FIRST FLOOR (30SQ.FT. X 4.5 & 114.5 SQ.FT. X 4.5) = 21.75 C.Y.

• SECOND FLOOR = 0 C.Y.

• THIRD FLOOR = 0 C.Y.

TOTAL C.Y. TO BE REMOVED: 123.25

LINE OF BASEMENT

BEYOND

2'-3"

PA

RA

PE

T

WA

LL

33'-0"

2'-0"

2'-0"

23'-0"

A-2.0 ALT

PROPOSED

WEST AND EAST

ELEVATIONS

Scale: 1/4" = 1'-0"

WEST FRONT ELEVATION - CASTRO STREET

1

Scale: 1/4" = 1'-0"

EAST REAR ELEVATION

2

DRAWING NUMBER:

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DESIGN 5.10.10


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02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

EL. 277.27'

11'-0"

9'-0"

THIRD FLOOR

LVL.

SECOND FLOOR

LVL.

FIRST FLOOR LVL.

EL. 269.69'

EL. 288.27'

EL. 267.94'

CL GRADE AT

CASTRO

STREET

FRONTAGE

EL. 307.00'

T.O. NEIGHBOR

ROOF

T.O. NATURAL

GRADE

41'-6"

3878 21ST STREET

CL GRADE AT

21st STREET

FRONTAGE

3878 - 3880 21ST STREET

- NO WORK

AV

E. B

LD

G. H

T.

PE

R 261 (C

)2

30'-9"

LINE OF ADJACENT

BUILDING

33'-0"

PR

OP

ER

TY

LIN

E

(E) NEIGHBOR

WINDOW BEYOND

AT PLAN CUTOUT

8'-10"

9'-10"

4'-6"

39'-8"

EL. 308.00'

MA

X. B

LD

G. H

EIG

HT

OPEN

METER

CLOSET

ENTRY

DOOR

BEYOND

9'-0"

BASEMENT FLOOR LVL.EL. 258.94'

42"

NEW

WOOD

FENCE

GARAGE

RUSTICATED

STONE

BASE

IPE

FENCE

ALLOWABLE

BUILDING

ENVELOPE

OPEN

SPACE

WOOD

SIDING

29'-9"

L

I

N

E

O

F

B

U

I

L

D

I

N

G

E

N

V

E

L

O

P

E

LIN

E O

F B

UILD

IN

G

EN

VE

LO

PE

BEDROOM #2 FLOOR

LVL.

EL. 265.94'

2'-1"

2'-6"

A-2.1 ALT

PROPOSED

SOUTH ELEVATION

Scale: 1/4" = 1'-0"

SOUTH ELEVATION - 21ST STREET - PROPOSED

1

SECTION 144 COMPLIANCE:

• EXTENT OF ARCHITECTURAL FEATURES AT

SOUTH ELEVATION: 9'9"+9'6"+3'7"+8'0" = 30'-10"

• EXTENT OF BUILDING FRONTAGE AT SOUTH

ELEVATION = 0.635 > 1/3

DRAWING NUMBER:

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02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

48'-4"

(E) NEIGHBOR

WINDOW AT

PROPERTY LINE

100'-0"

3878-3880

21ST STREET

(E)

DUPLEX-

NO WORK

PR

OP

ER

TY

LIN

E

NEIGHBOURS

STAIR

BEYOND.

NEIGHBOR

OUTLINE

FIRST FLOOR

LVL.

EL. 265.28'

EL. 269.69'

EL. 267.94'

11'-0"

9'-0"

THIRD

FLOOR LVL.

SECOND

FLOOR LVL.

AV

E. B

LD

G. H

T.

PE

R 261 (C

)2

30'-9"

9'-10"

LINE OF BASEMENT

BEYOND

2'-3"

PA

RA

PE

T

WA

LL

33'-0"

ALLOWABLE

BUILDING

ENVELOPE

9'-0"

LINE OF

BEDROOM # 2

2'-6"

2'-10"

A-2.2 ALT

PROPOSED

NORTH

ELEVATION

Scale: 1/4" = 1'-0"

NORTH ELEVATION - PROPOSED

1

DRAWING NUMBER:

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02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

(E) VERTICAL WOOD

SIDING

(E) WOOD

WINDOWS, TYP.

EL. 286.4'

T.O. NATURAL

GRADE

18'-5"

EL. 268.0'

CL GRADE AT

CASTRO STREET

FRONTAGE

EL. 307.00'

T.O. NEIGHBOR

ROOF

50'-3"

8'-3" 41'-6"

799 CASTRO

STREET

3878-3880

21ST STREET

(E)

DUPLEX -

NO WORK

(E) - PROPOSED

ALTERATION

EL. 303.9'

T.O. NEIGHBOR

ROOF

(E) WOOD

DOORS,

TYP.

(E) WOOD

DOORS, TYP.

18'-5"

EL. 286.4'

EL. 268.0'

CL

GRADE

AT

CASTRO

STREET

FRONTAGE

T.O. NATURAL

GRADE

(E) VERTICAL WOOD

SIDING

(E) WOOD

WINDOWS, TYP.

EL. 303.9'

T.O. NEIGHBOR

ROOF

26'-6"

799 CASTRO

STREET

3878-3880

21ST STREET

EL. 307.00'

(E)

DUPLEX -

NO WORK

A-2.3 ALT

EXISTING

ELEVATIONS

Scale: 1/4" = 1'-0"

SOUTH ELEVATION - 21ST STREET - EXISTING

3

Scale: 1/4" = 1'-0"

WEST ELEVATION - CASTRO STREET - EXISTING

1

Scale: 1/4" = 1'-0"

EAST ELEVATION -799 CASTRO STREET - EXISTING

2

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:



ARCHITECTURE

INTERIORS

PLANNING

2747 19TH STREET


tel. 415-362-5857

fax. 415-362-5044

www.tecta.com

DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

(E) VERTICAL WOOD

SIDING

18'-5"

EL. 286.4'

EL. 268.0'

CL GRADE

AT

CASTRO

STREET

FRONTAGE

NEIGHBOR

OUTLINE #789

CASTRO

T.O. NATURAL

GRADE

(E) NEIGHBOR

WINDOW AT

PROPERTY LINE

EL. 307.00'

T.O. NEIGHBOR

ROOF

EL. 303.9'

T.O. NEIGHBOR

ROOF

50'-3"8'-3"41'-6"

100'-0"

799 CASTRO

STREET

3878-3880

21ST STREET

(E)

DUPLEX-

NO WORK

(E) - PROPOSED

ALTERATION

A-2.4 ALT

EXISTING NORTH

ELEVATION

Scale: 3/16" = 1'-0"

NORTH ELEVATION - EXISTING

1

DRAWING NUMBER:

DRAWING TITLE:

ISSUE DATE:



ARCHITECTURE

INTERIORS

PLANNING

2747 19TH STREET


tel. 415-362-5857

fax. 415-362-5044

www.tecta.com

DESIGN 5.10.10


EE REVISION 5.3.11


02-09-18



05.13.15311 / VARIANCE

SPACE PLAN:02-10-18

02.09.18PC FEB

EXHIBIT B

EXHIBIT C

~~a couz~ryo

~~ ~ SAN FRANCISCOH 6 ~; ~ a PLANNING DEPARTMENTw ~ ~.O~bys o,~̀

Variance Decision1650 Mission St.suite 400San Francisco,CA 94103-2479

Date: April 11, 201.8

Case No.: 2008.0410VReception:415.558.6378

Project Address: 799 CASTRO STREET & 3878-3880 21St STREET

Zoning: RH-2 (Residential-House, Two-Family)Fax:415.558.6409

40-X Height and Bulk District

Block/Lots: 3603/024 Planning

Applicant: Thomas TunnyInformation:

415.558.63771 Bush Street


Owner: Hatef Moghimi

P.O. Box 77322


Staff Contact: Nancy Tran — (415) 575-9174

nanc~.h. trap@sfgov. org

DESCRIPTION OF VARIANCE -REAR YARD VARIANCE SOUGHT:The proposal is to demolish an existing mixed-use structure (commercial office/single-family) and

construct athree-story over basement single-family structure that will extend into the required rear

yard of the lot. The subject property contains three dwelling units, two units in the building at the rear

of the property and one unit with a separate office use in the building at the front.

Planning Code Section 134 requires the subject property to provide a rear yard that is 25 percent of the

total lot depth between the two buildings on the lot. The subject property, with a lot depth of 100 feet

from Castro Street, has a required rear yard of 25 feet. The proposed single-family structure at the front

of the lot will extend approximately 5 feet into the required rear yard.

PROCEDURAL BACKGROUND:

1. The Project is exempt from the California Environmental Quality Act ("CEQA") as Class 1 &

Class 3 categorical exemptions.

2. The Zoning Administrator held a joint public hearing with the Planning Commission on

Variance Application No. 2008.0410V on October 12, 2017 which was subsequently continued

to December 14, 2017 and February 22, 2018. The Planning Commission approved the

associated Conditional Use Authorization (Case No. 2017-004562CUA) for the project on

February 22, 2018 pursuant to Motion No. 20118, and did take Discretionary Review pursuant

to DRA No. 0578 (Case No. 2017-004562DRP), making minor modifications, and which only

affected the proposal related to the rear building.

3. Planning Code Section 311 notification for the proposed single-family structure was mailed in

conjunction with the Notice for Public Hearing for Conditional Use Authorization Case No.

~'~J~a9~' ~ 415.575.9L10 P~P^a ~NFOR"~11s.CI0ty Eh! ESPA.NOL LIApAAR i;l. 415.575.9Q1Q ! PAAd SA I"AFOBM.~SYOPJ SA TAGALOG TUPAAik'AG ~~: ~15.a;~.J121 WiM'W.SFPi.Ah3NING.OAG

Variance Decision

April 11, 2018

CASE NO.2008.0410V


2017-004562CUA and Variance Case No. 2008.0410V from September 22, 2017 to October 12,

2017.

DECISION:

GRANTED, in general conformity with the plans on file with this application, shown as EXHIBIT A, to

construct three-story over basement single-family residence that will extend into the required rear yard,

subject to the following conditions:

1. Any future physical expansion, even in the buildable area, shall be reviewed by the Zoning

Administrator to determine if the expansion is compatible with existing neighborhood

character and scale. If the Zoning Administrator determines that there would be a significant or

extraordinary impact, the Zoning Administrator shall require either notice to adjacent and/or

affected property owners or a new Variance application be sought and justified.

2. The proposed project must meet these conditions and all applicable City Codes. In case of

conflict, the more restrictive controls apply.

3. Minor modifications as determined by the Zoning Administrator may be permitted.

4. The owner of the subject property shall record on the land records of the City and County of

San Francisco the conditions attached to this Variance decision as a Notice of Special

Restrictions in a form approved by the Zoning Administrator.

5. This Variance Decision and the recorded Notice of Special Restrictions shall be reproduced on

the Index Sheet of the construction plans submitted with the Site or Building Permit

Application for the Project. This Index Sheet of the construction plans shall reference the

Variance Case Number.

FINDINGS:Section 305(c) of the Planning Code states that in order to grant a variance, the Zoning Administrator

must determine that the facts of the case are sufficient to establish the following five findings:

FINDING 1.

That there are exceptional or extraordinary circumstances applying to the property involved or to the

intended use of the property that do not apply generally to other properties or uses in the same class of

district.

Requirement Met.

A. The subject property contains two detached, legally nonconforming structures that cover nearly

the entire lot. The historic building pattern on the subject lot pre-dates current Planning Code

rear yard requirements. The two adjacent properties to the east are developed deep into their

lots, which along with the existing rear building on the subject property, effectively cuts off the

subject property from the block's mid-block open space. Additionaly, the property is


Variance Decision

Apri111, 2018

CASE NO.2008.0410V

799 Castro Street & 3878-3880 215 Street

considered to be nonconforming with regards to the current density limitations (existing three

dwelling units where two are allowed) and use (commercial office in front building).

FINDING 2.

That owing to such exceptional and extraordinary circumstances the literal enforcement of specified

provisions of this Code would result in a practical difficulty or unnecessary hardship not created by or

attributed to the applicant or the owner of the property.

Requirement Met.

A. The existing nonconforming structure at the rear of the property and the required 4 foot 5 inch

front setback create a constrained buildable envelope at the front of the property. Providing the

full 25 feet of separation between the proposed front single-family structure and the existing

rear structure represents a practical difficulty toward constructing areasonably-sized structure

on a corner parcel. As proposed, with a 20-foot separation, the new single-family home would

have an above-grade depth of only 32 feet 11 inches at the first and second floors, and a depth

of only 29 feet 10 inches as the third floor. Provinding 5 feet less depth would have significant

implications for the interior layout of the proposed structure.

FINDING 3.

That such variance is necessary for preservation and enjoyment of a substantial property right of the

subject property, possessed by other property in the same class of district.

Requirement Met.

A. Granting this variance will allow the subject property to retain the existing front dwelling unit

by constructing a reasonably sized single-family home primarily within the lot's permitted

building envelope. Allowing an additional 5 feet of depth will not negatively impact the

existing mid-block open space. Reasonable construction on a constrained lot that is primarily

within the permitted building envelope is a substantial property right possessed by other

properties in the same class of district.

FINDING 4.

That the granting of such variance will not be materially detrimental to the public welfare or materially

injurious to the property or improvements in the vicinity.

Requirement Met.

A. Granting the variance will improve the livability of the subject property and will not be

materially detrimental to the public welfare or materially injurious to the neighboring

properties. The existing rear yard configuration has existed for a significant period with no

apparent adverse effect or impact on the neighborhood. The project will encroach within the

required rear yard but not extend further than what presently exists. It will instead increase the

rear yard separation between buildings on the lot from 8 feet 6 inches to 20 feet.


Variance Decision

April 11, 2018

CASE NO. 2008.0410V


B. The Planning Department's reviewed the proposed design of the project and determined that it

was consistent with the Residential Desgin Guidelines.

C. The Planning Commission supported the proposed form of the project and granted a

Conditional Use authorization pursuant to Motion No. 20118, with conditions, for the

demolition of the existing structure and construction of the new structure. The Commission

found, in part that the project is "necessary or desirable, and compatible with, the existing

neighborhood or the community." It also found that the project "will not be detrimental to the

health, safety, convenience or general welfare of persons residing or working in the vicinity."

FINDING 5.

The granting of such variance will be in harmony with the general purpose and intent of this Code and

will not adversely affect the General Plan.

Requirement Met.

A. This development is consistent with the generally stated intent and purpose of the Planning

Code to promote orderly and beneficial development. Planning Code Section 101.1 establishes

eight priority-planning policies and requires review of variance applications for consistency

with said policies. The project meets all relevant policies, including conserving neighborhood

character, and maintaining housing stock.

1. Existing neighborhood retail uses will not be adversely affected by the proposed project.

2. The proposed project will be in keeping with the existing housing and neighborhood

character. The proposal will remove the nonconforming office use and alter the

nonconforming structure, bringing the property closer into conformity with Code and

preserving the existing dwelling units on the property.

3. The proposed project will have no effect on the City's supply of affordable housing.

4. The proposed project does not adversely affect neighborhood parking or public transit.

5. The project will have no effect on the City's industrial and service sectors.

6. The proposed project will have no effect on the City's preparedness to protect against injury

and loss of life in an earthquake.

7. The project will have no effect on the City's landmarks or historic buildings.

8. The project would not affect any existing or planned public parks or open spaces.

The effective date of this decision shall be either the date of this decision letter if not appealed or the

date of the Notice of Decision and Order if appealed to the Board of Appeals.

SAN FRANCISCO 4PLANNING ~EPARTM6NT

Variance Decision CASE NO. 2005.0410V

April 11, 2018 799 Castro Street & 3878-3880 21St Street

Once any portion of the granted variance is utilized, all specifications and conditions of the variance

authorization became immediately operative.

The authorization and rights vested by virtue of this decision letter shall be deemed void and cancelled

if (1) a Building Permit has not been issued within three years from the effective date of this decision; or

(2) a Tentative Map has not been approved within three years from the effective date of this decision for

Subdivision cases; or (3) neither a Building Permit or Tentative Map is involved but another required

City action has not been approved within three years from the effective date of this decision. However,

this authorization may be extended by the Zoning Administrator when the issuance of a necessary

Building Permit or approval of a Tentative Map or other City action is delayed by a City agency or by

appeal of the issuance of such a permit or map or other City action.

Protest of Fee or Exaction: You may protest any fee or exaction subject to Government Code Section

66000 that is imposed as a condition of approval by following the procedures set forth in Government

Code Section 66020. The protest must satisfy the requirements of Government Code Section 66020(a)

and must be filed within 90 days of the date of the first approval or conditional approval of the

development referencing the challenged fee or exaction. For purposes of Government Code Section

66020, the date of imposition of the fee shall be the date of the earliest discretionary approval by the

City of the subject development.

If the City has not previously given Notice of an earlier discretionary approval of the project, the

Planning Commission s adoption of this Motion, Resolution, Discretionary Review Action or the

Zoning Administrator's Variance Decision Letter constitutes the approval or conditional approval of the

development and the City hereby gives NOTICE that the 90-day protest period under Government

Code Section 66020 has begun. If the City has already given Notice that the 90-day approval period has

begun for the subject development, then this document does not re-commence the 90-day approval

period.

APPEAL: Any aggrieved person may appeal this variance decision to the Board of Appeals within

ten (10) days after the date of the issuance of this Variance Decision. For further information, please

contact the Board of Appeals in person at 1650 Mission Street, 3*d Floor (Room 304) or ca11575-6880.

Very truly yours,

Corey A. Teague

Acting Zoning Administrator

THIS IS NOT A PERMIT TO COMMENCE ANY WORK OR CHANGE OCCUPANCY. PERMITS FROM

APPROPRIATE DEPARTMENTS MUST BE SECURED BEFORE WORK IS STARTED OR OCCUPANCY IS

CHANGED.


EXHIBIT D

EXHIBIT E

EXHIBIT F