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K A R A M A N O S R E SI D E N C E 1159 Green Street, Suite 4 San - PowerPoint PPT Presentation

Sep 27, 2022 •276 likes •397 views

CO NDITIO NAL USE HEARING SA N FRA N CISC O PLA N NIN G C O M MISSIO N APRIL 23, 2020 ELEVATION architects K A R A M A N O S R E SI D E N C E 1159 Green Street, Suite 4 San Francisco, CA 94109 4 1 1 8 2 1 st S t r e e t S a n F r a n

  1. CO NDITIO NAL USE HEARING SA N FRA N CISC O PLA N NIN G C O M MISSIO N APRIL 23, 2020 ELEVATION architects K A R A M A N O S R E SI D E N C E 1159 Green Street, Suite 4 San Francisco, CA 94109 4 1 1 8 2 1 st S t r e e t • S a n F r a n cis c o, C alifo r nia • 9 4 1 1 4 :v 415.537.1125 :w www.elevationarchitects.com

  2. VIEW FROM SOUTHEAST VIEW FROM NORTHEAST PROJECT DESCRIPTION The project is a legalization of a de facto demolition of an existing 2-story over basement house. This de facto demolition was an accident: • Due to the general contractor being unfamiliar with the Planning code limits on demolition, when extensive dry rot and termite damage was exposed during construction, and replaced in-kind, its removal exceeded the scope of the original permit • The DBI Field Inspector agreed That the framing needed to be removed. The removal included the front facade. • In January 2019, the work was stopped 3 months after framing sign off. THE NEW PROJECT: • Replaces the significantly deteriorated single-family, non conforming house • Proposes to conform with the RH-2 zoning by adding a family-sized unit: • Conforms to the Planning code by: - Sets the front facade back 2'-6" as average between neighboring houses - No variance is required - Removes 2-story mass at the rear yard that extends 11'-2" into the rear yard - At 29'-9" high is more than 10'-0" below the height limit • Conforms with the Residential Design Guidelines by: - Form reinforces the "stepping" down hill pattern - Side setback on west side significantly increases light and privacy for neighbor - At north elevation, 3rd floor sets back an additional 4'-0" to align with east neighbor - Architectural design is evocative of the early 20th century California Shingle-style is of brick and stained wood shingles with dark painted wood trim and wood windows VIEW FROM SOUTHWEST VIEW FROM NORTHWEST C O N D I T I O N A L U S E H E A R I N G : A P R I L 2 3, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E PROJECT OVERVIEW 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 :w www.elevationarchitects.com

  3. 21ST STREET BETWEEN DIAMOND AND EUREKA SUBJECT PROPERTY • ECLECTIC MIX OF ARCHITECTURAL STYLES • 1 AND 2-FAMILY HOMES BUILT FROM 1908 TO 1970'S • 2 AND 3.-STORY MASSING • GROUND FLOOR PATTERN OF ENTRY AND GARAGE DOOR NORTH SIDE OF 21ST STREET BETWEEN EUREKA (LEFT) AND DIAMOND (RIGHT) SOUTH SIDE OF 21ST STREET BETWEEN EUREKA (RIGHT) AND DIAMOND (LEFT) C O N D I T I O N A L U S E H E A R I N G : A P R I L 2 3, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E STREET VIEW 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 :w www.elevationarchitects.com

  4. PROJECT DESIGN MEETS ZONING AND DESIGN GUIDELINES SUBJECT PROPERTY • CALIFORNIA SHINGLE-STYLE IS COMPATIBLE WITH STYLES ON THE BLOCK • 3-STORY HOUSE FITS WITH OTHER 2 AND 3 STORY HOMES • HOUSE "STEPS" DOWN HILL CONSISTENT WITH RDG • DISTINCT 1ST FLOOR "BASE" WITH 2 STORY ABOVE NORTH SIDE OF 21ST STREET BETWEEN EUREKA (LEFT) AND DIAMOND (RIGHT) SOUTH SIDE OF 21ST STREET BETWEEN EUREKA (RIGHT) AND DIAMOND (LEFT) C O N D I T I O N A L U S E H E A R I N G : A P R I L 2 3, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E STREET VIEW 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 :w www.elevationarchitects.com

  5. REAR YARD 3'-0" ADD'L SETBACK 3'-0" ADD'L SETBACK 3'-0" ADD'L SETBACK PATIO 12'-0" SEC. 136 BONUS VENT PLANTER ROOF DECK BELOW AT 1ST FLOOR ROOF DECK 45% REAR YARD SETBACK 4'-0" ADD'L SETBACK ROOF DECK MASTER BEDROOM 2 LIVING ROOM BATH MASTER KITCHEN C C BEDROOM BEDROOM 1 CKTP/ REF. DW OVEN BATH STORAGE/ CLOSET PANTRY MASTER C CLOSET BATH 1 LAUNDRY CABINETRY UNIT 1 W D DINING ROOM BATH 1 BICYCLE PARKING CLOSET CLOSET REF UNIT 2 BEDROOM 1 BEDROOM 2 KITCHEN 4124 4124 4124 AVERAGE FRONT SETBACK 2'-6" PROPERTY LINE 4112 4112 4112 FRONT SETBACK B 1 2 3 UNIT 1 1,473 SQ. FT. 21ST STREET UNIT 2 2,614 SQ. FT. C O N D I T I O N A L U S E H E A R I N G : A P R I L 2 3, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E PROJECT PLANS 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 :w www.elevationarchitects.com

  6. APPROVED PLANS UNBUILT APPROVED PLANS UNBUILT 4124 21ST 4118 21ST 4112 21ST 4112 21ST 4118 21ST 4124 21ST SUBJECT PROPERTY SUBJECT PROPERTY WEST SIDE SETBACK TO INCREASE LIGHT AND PRIVACY TO 4112 APPROVED PLANS PL UNBUILT APPROVED PLANS UNBUILT EXISTING AND PROPOSED SOUTH (STREET) ELEVATION EXISTING AND PROPOSED NORTH (REAR YARD) ELEVATION C O N D I T I O N A L U S E H E A R I N G : A P R I L 2 3, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E PROJECT ELEVATIONS 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 :w www.elevationarchitects.com

  7. RAISED PARAPET AT EAST PROPERTY LINE SKYLIGHT LIVING ROOM DINING ROOM KITCHEN ROOF DECK LAUNDRY BATH 1 HALL BEDROOM 1 MASTER MASTER BEDROOM CLOSET UNIT 2 1-HOUR FIRE SEPARATION UNIT 1 1-HOUR FIRE SEPARATION PER CBC 406.3.4 PROVIDE A 1-HOUR FIRE RATING BET. GARAGE AND LIVING SPACE W/ 5/8" TYPE X GYP . BD. ON WALLS AND CEILING. GARAGE 21ST STREET ROOF DECK BEDROOM 2 CLO BEDRM 1 LAUNDRY BATH 1 PROP LINE 15'-0" SIDEWALK LIVING / DINING ROOM KITCHEN STORAGE REAR YARD 2'-6" FRONT YARD SETBACK 12'-0" 53'-7 1/2" SEC. 136 12'-0" BONUS 55% OF LOT DEPTH REAR YARD SETBACK UNIT 1 UNIT 2 C O N D I T I O N A L U S E H E A R I N G : A P R I L 2 3, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E PROJECT N - S SECTION 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 :w www.elevationarchitects.com

  8. REDUCTION OF REAR YARD MASSING • EXISTING HOUSE EXTENDS 11'-2" BEYOND REAR YARD SETBACK EXTENDING SIGNIFICANTLY INTO THE MID-BLOCK OPEN SPACE • PROJECT REMOVES 2 FLOORS OF EXTENTION INTO THE REAR YARD • NEW 3RD FLOOR SETBACK AN ADDITIONAL 4'-0" TO ALIGN WITH FACE OF NEW HOUSE AT 4112 21ST TO THE EAST • MASS IS FURTHER REDUCED BY SETTING BACK 3'-0" ON THE WEST SIDE TO INCREASE LIGHT AND PRIVACY FOR 4124 21ST EXISTING EXISTING AREA AREA REMOVED REMOVED REAR YARD MASS REMOVED PROPOSED PROPOSED C O N D I T I O N A L U S E H E A R I N G : A P R I L 2 3, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E REAR YARD MASSING 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 www.elevationarchitects.com :w

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