45 dore by San Francisco Business Times

V I E W F RO M D O R E S T R E E T L O O K I N G E A S T

05/13/2015

P R E L IMINARY PROJECT ASSESSMENT & ENVIRONMENTAL EVALUATION APPLIC ATION for A RENTAL GROUP (C O N G R E G AT E ) H O U S E 4 5 D O R E ST R E E T, SA N FR A N C IS C O, C A 9 4 1 0 3 BL O C K 3 5 1 8 L OT 0 3 3 315 Linden Street San Francisco CA 94102

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N A R R AT I V E

TA B L E O F C O N T E N T S

EXISTING CONDITIONS T h e s i t e i s a s i n g l e 4 , 2 5 0 s f p a rc e l ( 5 0 ’ - 0 ” w i d e x 8 5 ’ - 0 ” d e e p ) l o c a t e d i n a R e s i d e n t i a l E n c l ave - M i xe d D i s t r i c t o n t h e s o u t h s i d e o f D o r e S t r e e t b e t we e n F o l s o m a n d H o w a r d . I t c o n t a i n s a 1 - s t o r y i n d u s t r i a l c o n c re t e b u i l d i n g w i t h d a m a g e d p l a s t e r f a ç a d e d e t a i l s t h a t i s c u r re n t l y u s e d a s a n a u t o m o b i l e re p a i r e s t a b l i s h m e n t . T h e b u i l d i n g , w h i c h f i l l s t h e e n t i re l o t , w a s c o n s t r u c t e d i n 1 9 2 3 a n d i s l i s t e d a s a D i s t r i c t C o n t r i b u t o r w i t h a C a l i f o r n i a H i s t o r i c a l R e s o u rc e S t a t u s C o d e o f 3 D. THE PROPOSED PROJECT “ 4 5 D o re S t re e t S F, L L C ” , t h e p ro p e r t y o w n e r a n d p ro j e c t s p o n s o r, p ro p o s e s t o re t a i n a l l o f t h e e x i s t i n g b u i l d i n g ’s e x t e r i o r w a l l s , re s t o re t h e d a m a g e d p o r t i o n s o f t h e f a ç a d e a n d re d e ve l o p t h e s i t e i n t o a n e w 4 - s t o r y re s i d e n t i a l b u i l d i n g c o n t a i n i n g r e n t a l g ro u p h o u s i n g . T h e u p p e r 3 s t o r i e s w i l l b e s e t b a c k 1 5 f e e t f ro m t h e e x i s t i n g h i s t o r i c s t r e e t f a ç a d e . T h e b u i l d i n g w i l l r i s e t o a m a x i mum height of 45 feet.

1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12.

C OV E R S H E E T TA B L E O F C O N T E N T S & N A R R AT I V E L O C AT I O N & E X I S T I N G C O N D I T I O N S C O N T E X T P L A N & S I T E P H OTO S E X I S T I N G P L A N S & E L E VAT I O N P RO J E C T DATA 1 S T F L O O R & 2 N D F L O O R L E V E L P L A N D I AG R A M S 3 R D & 4 T H F L O O R L E V E L S A N D RO O F L E V E L P L A N D I AG R A M S LONGITUDINAL SECTION A-A E X T E R I O R E L E VAT I O N S & T R A N S V E R S E S E C T I O N B - B E X T E R I O R E L E VAT I O N S T Y P I C A L P R I VAT E B E D RO O M S U I T E P L A N

T h e re w i l l b e a t o t a l o f 3 6 G ro u p H o u s i n g B e d ro o m s ( a . k . a . “ P r i v a t e B e d ro o m S u i t e s ” ) o r g a n i z e d i n t o a s i n g l e G ro u p H o u s e . O n t h e 1 s t F l o o r t h e H o u s e w i l l c o n t a i n a s h a r e d L i v i n g , D i n i n g & K i t c h e n s p a c e t h a t f a c e s o n t o a n e w l a n d s c a p e d R e a r Ya r d ( 1 , 0 6 2 . 5 s f o f C o m m o n U s a b l e O p e n S p a c e ) w i t h v a r i o u s o u t d o o r a m e n i t i e s . T h i s “ a t - g r a d e ” Ya r d w i l l a l s o f u n c t i o n a s p a r t o f t h e p ro j e c t ’s s t o r m w a t e r m a n a g e m e n t s y s t e m . E a c h P r i v a t e B e d ro o m S u i t e w i l l c o n t a i n a f l e x i b l e l i v i n g / s l e e p i n g ro o m o u t f i t t e d w i t h t r a n s f o r m a b l e f u r n i s h i n g s , i t s o w n b a t h ro o m a n d a p a n t r y a r e a w i t h l i m i t e d c o o k i n g f a c i l i t i e s . 3 6 C l a s s I b i c y c l e p a r k i n g s p a c e s ( a n d n o a u t o m o b i l e p a r k i n g ) w i l l b e p ro v i d e d . THE ARCHITECTURE T h e p ro p o s e d d e s i g n i s c o n c e i ve d a s a re s p e c t f u l c o n t r a s t b e t w e e n t h e h i s t o r i c s t r u c t u re a n d t h e c o n t e m p o r a r y a d d i t i o n – b e t w e e n t h e o l d a n d t h e n e w, d a r k a n d l i g h t , h e av y a n d l i g h t we i g h t , e t c . Pe r t h e S e c re t a r y o f t h e I n t e r i o r s ’ S t a n d a r d s f o r t h e Tre a t m e n t o f H i s t o r i c P ro p e r t i e s , t h e n e w c o n s t r u c t i o n i s s e t b a c k f ro m t h e h i s t o r i c f a ç a d e ( 1 5 f e e t ) a n d c l e a r l y d i f f e re n t i a t e d t h ro u g h t h e use of materials and finishes, e .g. light-colored corrugated siding and metal window sash, that also re f e re n c e t re a t m e n t s f o u n d t h ro u g h o u t t h e s u r ro u n d i n g p ro p o s e d We s t e r n S o M A L i g h t I n d u s t r i a l & Residential Historic District. F u r t h e r m o r e , t h e “ p i e c e - m e a l ” s i n g l e - g l a z e d m e t a l w i n d o w s a s h i n t h e h i s t o r i c f a ç a d e w i l l b e re p l a c e d w i t h t h e r m a l l y - b ro ke n i n s u l a t e d m e t a l w i n d o w s y s t e m s t h a t w i l l b e c o n f i g u re d t o re p l i c a t e t h e h i s t o r i c a l f e n e s t r a t i o n p a t t e r n w h i l e a l s o r e s p o n d i n g t o c u r r e n t e n e r g y c o d e r e q u i re m e n t s . L a s t l y, t h e h i s t o r i c f a ç a d e ’s “ c l a s s i c a l p e d i g r e e ” – i t s 3 - b ay d e s i g n ( i . e . “ o d d - n u m b e r e d ” ) l ayo u t - i s s u b t l y a c k n o w l e d g e d b y t h e c o n t e m p o r a r y a d d i t i o n ’s 5 - b ay d e s i g n a b o ve .

N A R R AT I V E & TA B L E O F C O N T E N T S

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001

003

004

005

006

007

008

009

010

012

011

50.00'

DORE STREET (R.O.W. = 40'-0")

(R.O.W. = 82'-6")

045

FOLSOM STREET

033

85.00'

002

(R.O.W. = 82'-6")

HOWARD STREET

035

85.00'

50.00'

023 024

046 TO 087

040 & 041

042 & 043

020

018

022 039

038

016

015

L O C AT I O N & E X I S T I N G C O N D I T I O N S

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9TH STREET

(R.O.W. = 82'-6") H

LEGEND EXISTING MID-BLOCK OPEN SPACE

WASHBURN STREET (R.O.W. = 40'-0")

FIRE HYDRANT BUS STOP 150 FOOT SITE ENVELOPE

DORE STREET (R.O.W. = 40'-0")

(R.O.W. = 82'-6")

PHOTO SNAPSHOT

FOLSOM STREET

COMMERCIAL LOADING ZONE

(R.O.W. = 82'-6")

45 DORE STREET

HOWARD STREET

PROPOSED MID-BLOCK OPEN SPACE

GRACE STREET (R.O.W. = 40'-0")

150' SITE ENVELOPE

C O N T E X T P L A N & P H OTO S

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SHED ROOF

50.0' 33'-2"

19'-5 3/4"

GARAGE

48'-0 13/16"

20'-0" 9'-.75"W.C. C.H.

15'-5"

9'-.75" OFFICE C.H.

CURR. STEEL

EXISTING ENTRY LEVEL F.F.E./TYP

CURR. STEEL

50'-0"

TEL.

CURB CUT

SFWD

6'-11"

50.0' SIDEWALK

UTIL. POLE

19'-5 3/4"

40'-9 1/2"

7'-5"

GARAGE

11'-9 1/4"

7'-9 1/2"

85.0' 9'-11 1/2"

11'-3"

20'-0"

84'-1 3/4"

SKL

49'-0"

ROLL-UP DOOR

GRADE/TYP

85'-0 1/4"

SKL 4.5x26 CONC BEAM

50'-6 1/4"

SKL

4.5x26 CONC BEAM

50'-0"

DORE STREET

EXISTING FRONT ELEVATION

20'

40'

EXISTING ROOF /SITE PLAN

60'

1”= 20-0”

EXISTING STREET LEVEL PLAN

E X I S T I N G P L A N S & E L E VAT I O N

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DESCRIPTION

AREA SUMMARY TOTAL GSF TOTAL GFA* PRIVATE BEDROOM SUITES

6,245

1,174

1,667

1,702

SHARED LIVING SPACES

915

672

BICYCLE PARKING

191

UTILITY

505

343

100

162

CIRCULATION

2,789

985

541

181

TOTAL

10,645

10,292

3,122

2,370

2,405

343

* GFA per San Francisco Planning Code Sec. 102.9

A 4-STORY RENTAL GROUP (CONGREGATE) HOUSE INCORPORATING THE ADAPTIVE REUSE OF THE EXISTING HISTORICAL BUILDING.

PLANNING DATA

ASSESSOR PARCEL: ZONING: HEIGHT & BULK DISTRICT: LOT AREA: REAR YARD: GROSS BUILDING AREA: GROSS FLOOR AREA: PRIVATE BEDROOM SUITES: USABLE OPEN SPACE: BICYCLE PARKING: AUTOMOBILE PARKING:

USABLE OPEN SPACE SUMMARY

CODE-COMPLYING OPEN SPACE

CARSHARE:

TOTAL GSF

1,195.5

1,062.5

133

CONSTRUCTION TYPE:

(GROUPS HOUSE) BEDROOM SUMMARY

BEDROOM SUITE = 173.5 GSF AVG

QTY

6,245

- 36 BEDROOMS X 26.67 SF/BEDROOM = 960 SF REQ'D. - PLUS 582 SF BONUS PRIVATE USABLE OPEN SPACE

36 CLASS-1 SPACES

- 9 CLASS-1 SPACES REQ'D - PLUS 2 CLASS-2 SPACES REQ'D

- 0 SPACES REQ'D

BUILDING DATA

STORIES:

TOTAL

3518 / 033 RED-MX (WEST SOMA S.U.D.) 45 - X 4,250 SF 1,062.5 SF (1,062.5 SF = 25% REQ'D) 10,645 SF 10,292 SF 36 1,195.5 SF (960 SF REQ'D)

BUILDING HEIGHT: BUILDING USE: OCCUPANCY TYPES: NOTE:

4 (NO BASEMENT) -NO ELEVATOR REQ'D.

TYPE V-A

-FULLY SPRINKLERED

45'-0" HOUSING (CONGREGATE RESIDENCE) R2, S2 SINCE BUILDING IS ONLY 4 STORIES (I.E., IS ONLY 3 STORIES ABOVE LEVEL OF EXIT DISCHARGE), PER 2013 CBC SEC 1007.2.1, NO ELEVATOR IS REQUIRED.

100

P RO J E C T DATA

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GAZEBO

GARDEN SHED

- 60 SF MAX, PER SFPC SEC 136 (c) (22) -BBQ AREA

- TRASH / RECYCLING / COMPOST - 100 SF MAX PER SFPC SEC 136(c)(23)

21'-3" REAR YARD (25%)

50.00'

EXIT SEPARATION PER SFBC 1015.2. EXCEPTIONS 1 & 2 - 111'-9 3/4" / 3 = 37'-3 3/4" MIN. < 38'-0"

OPEN TO BELOW

80 ' -0

17'-2"

(167 SF)

1,062.5 SF (=25% OF LOT AREA)

21'-3" REAR YARD SETBACK

(167 SF)

(175 SF)

LANDSCAPED REAR YARD

(ALSO FUNCTIONS AS STORMWATER MANAGEMENT)

FUNCTIONS AS COMMON USABLE OPEN SPACE +2'-6"

(25%)

(175 SF)

T R C

REAR YARD

PRIVATE BEDROOM SUITE, TYP.

KITCHEN / DINING / LIVING

(168 SF)

PRIVATE BEDROOM SUITE, TYP.

(168 SF)

SHARED SPACE

EL = +2'-6"

+2'-6"

UTILITY

63'-9"

+14'-2"

17'-2"

27'-0" > D/3

(168 SF)

(160 SF)

+2'-6" U U

(168 SF)

(E) NEIGHBORING BUILDINGS, TYP. (E) GATE

36 CLASS-1 BICYCLE SPACES

BATH LAUNDRY

EL = +2'-6"

>/= 25'-0" PER 2013 SFPC SEC 145.1(c)(3)

85.00'

D U

(214 SF)

(205 SF)

6'-0" MIN. CLR.

(205 SF)

15'-0" SETBACK, TYP.

LEGEND

- 36 SF (6'-0" MIN. DIMENSION) - 133 SF CODE-COMPLIANT PRIVATE USABLE OPEN SPACE; 715 SF ACTUAL AREA

RESIDENTIAL SHARED AMENITIES

50'-0"

+0'-0"

CLASS-2 BICYCLE PARKING SPACES

DORE STREET (R.O.W. = 40'-0")

PLANTER(S)

(E) GATE

MAIN ENTRY

(HEIGHT DATUM = 0'-0")

(E) SIDEWALK WIDTH

(E) NEIGHBORING BUILDINGS, TYP.

+0'-1 1/8"

-0'-1 1/8" 4'-0" MIN.

(214 SF)

PRIVATE TERRACES

RAMP = 1:12 MAX

LAUNDRY

LIGHT WELL, TYP. 85.00'

14'-5"

48'-9"

85'-0"

+14'-2"

SLOPE = 0.36%

- (1) 2-BIKE RACK

BICYCLE PARKING

2ND FLOOR

UTILITY

1ST FLOOR / STREET LEVEL

CIRCULATION LANDSCAPING / GREEN ROOF DECK / TERRACE / PAVING INDICATES EGRESS LOCATION INDICATES ACCESS LOCATION

20'

40'

60'

1”= 20-0”

1 S T F L O O R & 2 N D F L O O R L E V E L P L A N D I AG R A M S

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(E) NEIGHBORING BUILDINGS, TYP.

(E) NEIGHBORING BUILDINGS, TYP. OPEN TO BELOW

OPEN TO BELOW

26 / 36 25 / 35 24 / 34 23 / 33 22 / 32 (175 SF)

UNOCCUPIED MAINTENANCE ROOF DECK

(167 SF)

(175 SF)

PRIVATE BEDROOM SUITE, TYP.

HEIGHT DATUM = +45'-0")

MECH

D D

LIGHT WELL, TYP. MECH

+14'-2"

OPEN TO BELOW

MECH. & STAIR PENTHOUOSE, PER SFPC SEC 260(b)(1)(A) SOLAR WATER HEATING PANELS, TYP. (OPTIONAL)

LIGHT WELL, TYP.

+24'-1" / 34'-0" LAUNDRY

D U

UTILITY

+24'-1" / 34'-0"

17 / 27 (175 SF)

(E) NEIGHBORING BUILDINGS, TYP.

18 / 28 (167 SF)

19 / 29 20 / 30 (167 SF)

(167 SF)

21 / 31

(175 SF)

(E) NEIGHBORING BUILDINGS, TYP.

OPEN TO BELOW

LEGEND RESIDENTIAL SHARED AMENITIES BICYCLE PARKING

ROOF LEVEL

UTILITY

3RD & 4TH FLOORS

CIRCULATION LANDSCAPING / GREEN ROOF DECK / TERRACE / PAVING INDICATES EGRESS LOCATION INDICATES ACCESS LOCATION

20'

40'

60'

1”= 20-0”

3 R D & 4 T H F L O O R L E V E L S A N D RO O F L E V E L P L A N D I AG R A M S

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STAIR & MECHANICAL PENTHOUSE SOLAR HOT-WATER PANELS BAY WINDOW, TYP. (E) HISTORIC FACADE, TO REMAIN +45'-0" ROOF (DATUM)

+34'-0" 4TH FLOOR

9'-0" MIN., TYP. NEIGHBORINBG BUILDING BEYOND

+23'-6" 3RD FLOOR +13'-0" 2ND FLOOR

+2'-6" 1ST FLOOR +0'-0" SIDEWALK (DATUM)

LEGEND

PROPERTY LINE, TYP.

RESIDENTIAL

15'-0" PRIVATE TERRACES WITHIN SETBACK

SHARED AMENITIES

LANDSCAPED REAR YARD

BICYCLE PARKING

SECTION A-A

(E) FOUNDATION TO REMAIN TO THE EXTENT PRACTICAL

UTILITY

PRIVATE BEDROOM SUITE, TYP. SHARED KITCHEN / DINING / LIVING SPACE

CIRCULATION LANDSCAPING / GREEN ROOF DECK / TERRACE / PAVING

INDICATES EGRESS LOCATION INDICATES ACCESS LOCATION

20'

40'

60'

1”= 20-0”

LONGITUDINAL SECTION A-A

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(E) NEIGHBORING BUILDING, TYP.

STAIR / MECHANICAL PENTHOUSE

+55'-0" (MAX.) STAIR/MECH

BAY WINDOW, TYP.

+45'-0" ROOF (DATUM)

+34'-0" 4TH FLOOR

+23'-6" 3RD FLOOR

+13'-0" 2ND FLOOR

+2'-6" 1ST FLOOR

+0'-0" SIDEWALK (DATUM)

VENT HOOD, TYP.

PROPERTY LINE, TYP.

(E) CONCRETE PERIMETER WALLS TO REAMIN TO THE EXTENT PRACTICAL

PRIVATE TERRACES BALCONY

(E) HISTORIC FACADE TO REMAIN, PTD.

(E) CONCRETE PERIMETER WALLS TO REMAIN TO THE EXTENT PRACTICAL

(N) HIGH-PERFORMANCE THERMALLY-BROKEN METAL WINDOW SYSTEM WITH DIVIDED LITES SIMILAR TO THE HISTORICAL CONFIGURATION

LEGEND

FIBER-CEMENT (INTEGRALLY COLORED), COMPOSITE WOOD SLATS, OR CORRUGATED SIDING, TYP.

HIGH-PERFORMANCE THERMALLY-BROKEN ALUMINUM WINDOW SYSTEM, TYP.

RESIDENTIAL SHARED AMENITIES

BICYCLE PARKING

REAR YARD (NORTH-EAST) ELEVATION

UTILITY

SECTION B-B

DORE STREET (SOUTH-WEST) ELEVATION

CIRCULATION LANDSCAPING / GREEN ROOF DECK / TERRACE / PAVING INDICATES EGRESS LOCATION INDICATES ACCESS LOCATION

20'

40'

60'

1”= 20-0”

E X T E R I O R E L E VAT I O N S & T R A N S V E R S E S E C T I O N B - B

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FIBER-CEMENT (INTEGRALLY COLORED), COMPOSITE WOOD SLATS, OR CORRUGATED SIDING, TYP.

STAIR / MECHANICAL PENTHOUSE

FIBER-CEMENT (INTEGRALLY COLORED), COMPOSITE WOOD SLATS, OR CORRUGATED SIDING, TYP.

+55'-0" (MAX.) STAIR/MECH BAY WINDOW, TYP.

+45'-0" ROOF (DATUM)

+34'-0" 4TH FLOOR +23'-6" 3RD FLOOR

+13'-0" 2ND FLOOR +2'-6" 1ST FLOOR +0'-0" SIDEWALK (DATUM)

PROPERTY LINE, TYP. (E) CONCRETE PERIMETER WALL TO REMAIN TO THE EXTENT PRACTICAL HIGH-PERFORMANCE THERMALLY-BROKEN ALUMINUM WINDOW SYSTEM, TYP.

LEGEND RESIDENTIAL SHARED AMENITIES

BICYCLE PARKING

NORTH-WEST ELEVATION

UTILITY

SOUTH-EAST ELEVATION

CIRCULATION LANDSCAPING / GREEN ROOF DECK / TERRACE / PAVING INDICATES EGRESS LOCATION INDICATES ACCESS LOCATION

20'

40'

60'

E X T E R I O R E L E VAT I O N S

1”= 20-0”

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9'-7 3/4" 1'-0 1'-0 1'-4" 2 1/4"

4'-7 1/4"

1'-4" 1'-0 1'-0 2 1/4"

CL TRUE FRENCH CASEMENT WINDOW (WITH "WINDOW CLEANING"" HINGES)

1'-4"

45º , TYP.

INDICATES EXTENT OF CODE-COMPLIANT BEDROOM = 70 NET SF (7'-8 5/8" X 9'-1") (PER CBC SEC.1208.3 = 70 SF MIN. REQ'D.)

7'- 8 5/8" MIN.

9 1/4" MAX.

4'-11 3/4"

QUEEN-SIZED MURPHY BED/TABLE/DESK

4 3/4"

BI-PARTING POCKET DOORS

LEGEND RESIDENTIAL SHARED AMENITIES BICYCLE PARKING

WARDROBE CABINET

2'-8" CLR.

OBSCURE GLASS ENCLOSURE & SLIDING DOOR PULL-OUT BREAD BOARD

2'-8"

HIGH-EFFICIENCY "COMBO" TOILET WITH INTEGRAL LAV SINK SINK 2-BURNER INDUCTION COOKTOP (EITHER PLUG-IN OR BUILT-IN) W/MICROWAVE & EXHAUST HOOD ABOVE 24 INCH UNDER-COUNTER REF/FZR 2"

3'-4"

3'-9 3/4" CL C 2 3/8" 2 3/8" 3 3/8" L 3 3/8"

8'-0"

2'-8"

17'-2"

MEDIA CABINETRY

2'-8"

3 3/8"

2'-8" WIDE INSWINGING DUTCH DOOR (3'-0" WIDE

3" 2'-8"

1'-2 1/2"

4'-3 1/2"

2'-1 1/2"

HALLWAY - AT 2ND. 3RD & 4TH FLRS (NOT REQ'D TO BE FIRE RATED)

9'-1"

UTILITY

OUTSWINGING @ 1ST FLOOR BEDROOMS)

3 3/8"

9'-7 3/4" CL

CIRCULATION LANDSCAPING / GREEN ROOF

TYPICAL PRIVATE BEDROOM SUITE PLAN

DECK / TERRACE / PAVING

173.5 GSF AVG.

INDICATES EGRESS LOCATION INDICATES ACCESS LOCATION

12'

1”= 4-0”

T Y P I C A L P L A N B E D RO O M S U I T E P L A N

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