2013.0423 D - Planning Department

Transcription

Discretionary Review
Abbreviated Analysis
HEARING DATE: NOVEMBER 6, 2014
Date:
Case No.:
Project Address:
Permit Application:
Zoning:
Block/Lot:
Project Sponsor:
Staff Contact:
Recommendation:
October 30, 2014
2013.0423DV
520 EL CAMINO DEL MAR
2013.04.11.4257
RH-1(D) [Residential House, One-Family (Detached)]
40-X Height and Bulk District
1308/013
Craig Doty
Whiteside Management
2 Henry Adams Street, Suite M-3
San Francisco, CA 94103
Glenn Cabreros, 415-558-6169
glenn.cabreros@sfgov.org
Do not take DR and approve as proposed
PROJECT DESCRIPTION
The project proposes to lift the existing single-family residence two feet to create habitable space at the
existing basement level and to create an additional level below the basement to include a three-car garage.
The project includes a rear horizontal addition and façade alterations. The existing driveway entry along
El Camino del Mar is proposed to be closed, and vehicular access to the proposed garage would be
provided via the shared driveway easement at the rear of the subject building. A request for side and
rear yard variances for the project (Case No. 2013.0423V) was heard by the Zoning Administrator on
May, 27, 2014. A variance decision is pending.
SITE DESCRIPTION AND PRESENT USE
The project is located on the north side of El Camino del Mar, between Sea Cliff Avenue and 27th Avenue.
The project site contains a two-story-over-basement, detached, single-family residence constructed in
1926 in the Sea Cliff neighborhood.
SURROUNDING PROPERTIES AND NEIGHBORHOOD
Both adjacent properties are two-story, single-family residences. Unlike the subject property, which has
vehicular access from El Camino del Mar, the two adjacent properties have vehicular access to their
garages via a private driveway easement that bisects the midblock open space of the subject block.
www.sfplanning.org
Discretionary Review – Abbreviated Analysis
Hearing Date: November 6, 2014
CASE NO. 2013.0423D
520 El Camino del Mar
BUILDING PERMIT NOTIFICATION
TYPE
311
Notice
REQUIRED
NOTIFICATION
PERIOD
DATES
30 days
June 9, 2014 –
July 9, 2014
DR FILE DATE
DR HEARING DATE
FILING TO HEARING TIME
July 9, 2014
November 6,
2014
121 days
HEARING NOTIFICATION
TYPE
Posted Notice
Mailed Notice
REQUIRED
PERIOD
10 days
10 days
REQUIRED NOTICE DATE
ACTUAL NOTICE DATE
October 27, 2014
October 27, 2014
October 27, 2014
October 27, 2014
ACTUAL
PERIOD
10 days
10 days
PUBLIC COMMENT
Adjacent neighbor(s)
Other neighbors on the
block or directly across
the street
Neighborhood groups
SUPPORT
OPPOSED
NO POSITION
--
1 (DR requestor)
--
--
--
--
--
--
--
DR REQUESTOR
Maria Canizales, owner of 530 El Camino del Mar, located adjacent and west of the project.
DR REQUESTOR’S CONCERNS AND PROPOSED ALTERNATIVES
See attached Discretionary Review Application, dated July 9, 2014
ENVIRONMENTAL REVIEW
On March 25, 2014 and per Case No. 2013.0423E, the Department has determined that the proposed
project is exempt/excluded from environmental review, pursuant to CEQA Guideline Section 15301
(Class One - Minor Alteration of Existing Facility, (e) Additions to existing structures provided that the
addition will not result in an increase of more than 10,000 square feet).
RESIDENTIAL DESIGN TEAM REVIEW (RDT)
The RDT did not find the DR requestor’s concerns or the project to be extraordinary or exceptional. The
DR requestor’s issue regarding the depth of the proposed deck extension at the basement/ground floor
level was found to be appropriate as the proposed deck extends minimally beyond the rear wall of the
DR requestor’s residence and the deck provides side setbacks.
2
Discretionary Review – Abbreviated Analysis
Hearing Date: November 6, 2014
CASE NO. 2013.0423D
Under the Commission’s pending DR Reform Legislation, this project would not be referred to the
Commission as this project does not contain or create any exceptional or extraordinary circumstances.
RECOMMENDATION:
Do not take DR and approve project as proposed
Attachments:
Parcel Map
Sanborn Map
Zoning Map
Aerial Photographs
Section 311 Notice
DR Application
Reduced Plans
GC: G:\Documents\2013\DR\2013.0423D - 520 El Camino del Mar\2013.0423D - 520 El Camino del Mar - Abbreviated Analysis.doc
3
Parcel Map
REQUESTOR’S
PROPERTY
SUBJECT PROPERTY
Discretionary Review Hearing
Case Number 2013.0423D
Hearing date: November 6, 2014
Sanborn Map*
REQUESTOR’S
PROPERTY
SUBJECT PROPERTY
*The Sanborn Maps in San Francisco have not been updated since 1998, and this map may not accurately reflect existing conditions.
Zoning Map
SUBJECT PROPERTY
Aerial Photo 1 – Block Face
REQUESTOR’S
PROPERTY
SUBJECT PROPERTY
Aerial Photo 2 – Rear Facades
SUBJECT PROPERTY
REQUESTOR’S
PROPERTY
1650 Mis s ion Str eet Suite 400
San Fr anc is c o, CA 94103
NOTICE OF BUILDING PERMIT APPLICATION (SECTION 311/312)
On April 11, 2013, the Applicant named below filed Building Permit Application No. 2013.04.11.4257 with the City and
County of San Francisco.
PROPERTY INFORMATION
Project Address:
Cross Street(s):
Block/Lot No.:
Zoning District(s):
APPLICANT INFORMATION
th
28 Avenue / Sea Cliff Avenue
1308/013
RH-1(D) / 40-X
Applicant:
Address:
City, State:
Telephone:
Craig Doty, Whiteside Managment
2 Henry Adams Street, Suite M3
San Francisco, CA 94103
(415) 450-8131
You are receiving this notice as a property owner or resident within 150 feet of the proposed project. You are not required to
take any action. For more information about the proposed project, or to express concerns about the project, please contact the
Applicant listed above or the Planner named below as soon as possible. If you believe that there are exceptional or
extraordinary circumstances associated with the project, you may request the Planning Commission to use its discretionary
powers to review this application at a public hearing. Applications requesting a Discretionary Review hearing must be filed
during the 30-day review period, prior to the close of business on the Expiration Date shown below, or the next business day if
that date is on a week-end or a legal holiday. If no Requests for Discretionary Review are filed, this project will be approved
by the Planning Department after the Expiration Date.
Members of the public are not required to provide personal identifying information when they communicate with the
Commission or the Department. All written or oral communications, including submitted personal contact information, may
be made available to the public for inspection and copying upon request and may appear on the Department’s website or in
other public documents.
PROJECT SCOPE
 Demolition
 New Construction
 Alteration
 Change of Use
 Façade Alteration(s)
 Front Addition
 Rear Addition
 Side Addition
 Vertical Addition
PROJECT FEATURES
EXISTING
PROPOSED
Building Use
Front Setback
Side Setbacks
Building Depth
Rear Yard
Building Height
Number of Stories
Number of Dwelling Units
Number of Parking Spaces
Single-Family Residence
10 feet
4 ft. @ west / 10 ft. @ east
69 feet
62 feet
32 feet to roof
2 over garage
1
1
No Change
No Change
No Change
118 feet
15 feet
34 feet
3 over garage
No Change
3
PROJECT DESCRIPTION
The proposal is to lift the existing single-family residence 2 feet to create habitable space at the existing basement level and to
create an additional level below the basement to include a 3-car garage. The project also includes a rear horizontal addition and
façade alterations at all façades. The existing driveway entry along El Camino del Mar is proposed to be closed, and vehicular
access to the proposed garage would be accessed via the shared driveway easement at the rear of the subject building.
The issuance of the building permit by the Department of Building Inspection or the Planning Commission project approval at a
discretionary review hearing would constitute as the Approval Action for the project for the purposes of CEQA, pursuant to Section
31.04(h) of the San Francisco Administrative Code.
For more information, please contact Planning Department staff:
Planner:
Glenn Cabreros
Telephone:
(415) 558-6169
E-mail:
glenn.cabreros@sfgov.org
Notice Date: 6/09/2014
Expiration Date: 7/09/2014
GENERAL INFORMATION ABOUT PROCEDURES
Reduced copies of the proposed project plans have been included in this mailing for your information. If you have
questions about the plans, please contact the project Applicant listed on the front of this notice. You may wish to discuss
the plans with your neighbors or neighborhood association, as they may already be aware of the project. If you have
general questions about the Planning Department’s review process, please contact the Planning Information Center at
1660 Mission Street, 1st Floor (415/ 558-6377) between 8:00am - 5:00pm Monday-Friday. If you have specific questions
about the proposed project, you should contact the planner listed on the front of this notice.
If you believe that the impact on you from the proposed project is significant and you wish to seek to change the
project, there are several procedures you may use. We strongly urge that steps 1 and 2 be taken.
1.
2.
3.
Request a meeting with the project Applicant to get more information and to explain the project's impact on you.
Contact the nonprofit organization Community Boards at (415) 920-3820, or online at
www.communityboards.org for a facilitated discussion in a safe and collaborative environment. Community
Boards acts as a neutral third party and has, on many occasions, helped reach mutually agreeable solutions.
Where you have attempted, through the use of the above steps or other means, to address potential problems
without success, please contact the planner listed on the front of this notice to discuss your concerns.
If, after exhausting the procedures outlined above, you still believe that exceptional and extraordinary circumstances
exist, you have the option to request that the Planning Commission exercise its discretionary powers to review the
project. These powers are reserved for use in exceptional and extraordinary circumstances for projects which generally
conflict with the City's General Plan and the Priority Policies of the Planning Code; therefore the Commission exercises
its discretion with utmost restraint. This procedure is called Discretionary Review. If you believe the project warrants
Discretionary Review by the Planning Commission, you must file a Discretionary Review application prior to the
Expiration Date shown on the front of this notice. Discretionary Review applications are available at the Planning
Information Center (PIC), 1660 Mission Street, 1st Floor, or online at www.sfplanning.org). You must submit the
application in person at the Planning Information Center (PIC) between 8:00am - 5:00pm Monday-Friday, with all
required materials and a check payable to the Planning Department. To determine the fee for a Discretionary Review,
please refer to the Planning Department Fee Schedule available at www.sfplanning.org. If the project includes multiple
building permits, i.e. demolition and new construction, a separate request for Discretionary Review must be
submitted, with all required materials and fee, for each permit that you feel will have an impact on you.
Incomplete applications will not be accepted.
If no Discretionary Review Applications have been filed within the Notification Period, the Planning Department will
approve the application and forward it to the Department of Building Inspection for its review.
BOARD OF APPEALS
An appeal of the Planning Commission’s decision on a Discretionary Review case may be made to the Board of
Appeals within 15 calendar days after the building permit is issued (or denied) by the Department of Building
Inspection. Appeals must be submitted in person at the Board's office at 1650 Mission Street, 3rd Floor, Room 304. For
further information about appeals to the Board of Appeals, including current fees, contact the Board of Appeals at (415)
575-6880.
ENVIRONMENTAL REVIEW
This project has undergone preliminary review pursuant to California Environmental Quality Act (CEQA). If, as part of
this process, the Department’s Environmental Review Officer has deemed this project to be exempt from further
environmental review, an exemption determination has been prepared and can be obtained through the Exemption
Map, on-line, at www.sfplanning.org. An appeal of the decision to exempt the proposed project from CEQA may be
made to the Board of Supervisors within 30 calendar days after the project approval action identified on the
determination. The procedures for filing an appeal of an exemption determination are available from the Clerk of the
Board at City Hall, Room 244, or by calling (415) 554-5184.
Under CEQA, in a later court challenge, a litigant may be limited to raising only those issues previously raised at a
hearing on the project or in written correspondence delivered to the Board of Supervisors, Planning Commission,
Planning Department or other City board, commission or department at, or prior to, such hearing, or as part of the
appeal hearing process on the CEQA decision.
CASE M.IatR
r
I
.L )
APPLICATION FOR
Discretionary Review
rri
S
I!
DR APPUCANT’S ADDRESS
ZIP CODE:
TELEPHONE
530 El
94121
( 510 ) 594-9322
I
Del Mar
PRQPERTY OWNER WHO IS DOING THE PROJECT ON WHICH YOU ARE REQUESTING DISCRETIONARY REVIEW NAME:
Waither Lovato
ZIP CODE.
0Camino Del Mar
TELEPHONE
94121
CONTACT FOR DR APPUCATION.
Law Office ol Tracy Boxer Zill
Same as Above
A.SLd Suite Three
ZIP CODE:
TELEPHONE:
94109
(415) 6018401
EMPDRESS
trzi gma.com
OC
35 CThOfl
ZIP CODE:
STREET ADDRESS OF PROJECT.
520 El Camino Del Mar
94121
Je/ Sea Cliff Avenue
ASSESSORS BLOCK/LOT:
1308
LOT AREA (SQ Fl):
TIMr
i013
zj 1cjpCT
T13ULX DISTRICT
144
LieSiH;)hOfl
Please check all that apply
Change of Use
Change of Hours
Additions to Building.
Elar :
New Construction
Front
Height
bingle Family Residence
Alterations
C
Demolition
Other
Side Yard
Present or Previous Use:
Single FiillTRØidence
Proposed Use:
_
201304. 11
Building Permit Application No.
April 11, 2013
Date Filed:
I
13.
j
If you have discussed the project with the applicant, planning staff or gone through mediation, please
summarize the result, including any changes there were made to the proposed project.
We have met with the Lovatos several times, and they are willing to modify the Project to accommodate
td ress our concerns.
cE &R
Discretionary Review Request
1342:
In the space below and on separate paper, if necessary, please present facts sufficient to answer each question.
What are the reasons for requesting Discretionary Review? The project meets the minimum standards of the
Planning Code. What are the exceptional and extraordinary circumstances that justify Discretionary Review of
the project? How does the project conflict with the City’s General Plan or the Planning Code’s Priority Policies or
Residential Design Guidelines? Please be specific and site specific sections of the Residential Design Guidelines.
The Project is currently under consideration for a Variance, which would encroach into the side yard
ŁThaTPijTwUWJhnecessarlly ºŒMth roUWdl[O iºfª1VªfThe deck ab
2. The Residential Design Guidelines assume some impacts to be reasonable and expected as part of construction.
Please explain how this project would cause unreasonable impacts. If you believe your property, the property of
others or the neighborhood would be adversely affected, please state who would be affected, and how:
1. The sheer size of the Project is out of context with the houses surrounding it and the block pattern.
2.
What alternatives or changes to the proposed project, beyond the changes (if any) already made would respond to
the exceptional and extraordinary circumstances and reduce the adverse effects noted above in question #1?
We want to stress that we have no problemwith the below grade extension into the rear yard and the
d
ØTtffe1 3-14 foot
I I’ve with it
-thLs-extenson-were-modifmd-taafign-witli-tt-ieileck-aboyp-(i e pulled back)-
13. 0427’
Applicant’s Affidavit
Under penalty of perjury the following declarations are made:
a: The undersigned is the owner or authorized agent of the owner of this property.
b: The information presented is true and correct to the best of my knowledge.
c The other information or applications may be required.
Signature: /
C" I/
Print name, and indicate whether owner, or authorized agent:
Tracy Boxer Zill Esq.
OwneoAgeN(crCIe one)
Date:
13 fl42D
July 8, 2014
City Planning Department
City and County of San Francisco
1650 Mission Street, Suite 400
San Francisco, CA 94103-2414
Re: Property Address:
Owner:
Subject:
Maria Canizales
Applications and Processing
Dear Sir or Madam:
On behalf of Maria Canizales, this letter authorizes the Law Offices of Tracy Boxer Zill and
its constituent attorneys to take all necessary action, including but not limited to the filing of
a Request for Discretionary Review of a Project at 520 El Camino Del Mar.
Naturally, this authorization is revocable at the sole discretion of Maria Canizales
Very truly yours,
Mara Cainzales
LEGEND
EXISTING NEIGHBORING
CONSTRUCTION
EXISTING CONSTRUCTION TO BE
RENOVATED
EXISTING DECK
S 83 32 00 W
50.073'
EXISTING
GARAGE
OUTBUILDING
62'-0"
VARIES
47.30'
37'-0"
EXISTING
OUTBUILDING
ALLEY
35'-8"
87.79'
N 03 23 00 W
143.82'
SIDE YARD SETBACK LINE
CONCRETE DRIVEWAY
5'-0"
10'-10"
EXISTING 2 STORY PLUS BASEMENT
SINGLE FAMILY RESIDENCE
5'-0"
3.2' 3'-9"
68'-11"
S 03 23 00 E
140.689'
6'-0"
EXISTING
DECK
19'-0"
VARIES
CONCRETE
DRIVEWAY
REAR YARD SETBACK LINE
14.15'
LOVATO RESIDENCE
10'-3"
12.71'
San Francisco, California
94123
12.21'
13.21'
FRONT YARD SETBACK LINE
50.04'
R = 375'
REED A. MORRISON
Architect
1 Sheridan Square
New York, New York
10014
113 Pond Street
Osterville, Massachusetts
02655
508 428-8379
EL CAMINO DEL MAR
SITE PLAN EXISTING
Date:
1
SITE PLAN / EXISTING
Scale:
9 / 24 / 14
NTS
0 2 4
8
16
C
FT
A - 001.00
1
SITE PLAN / PROPOSED
12.21'
10'-3"
12.71'
13.21'
5'-0"
3.2' 3'-9"
STORAGE
G06
PO W D ER ROOM
G07
S TA I R 1
35'-8"
5'-0"
10'-10"
N 03 23 00 W
143.82'
PROPOSED GARDEN
STORAGE
G04
HALL 1
GO2
BICYCLES
G09
W I N E CELLAR
G03
87.79'
PROPOSED BASEMENT
EXTENSION
14'-4"
31'-8"
62'-0"
VARIES
37'-0"
EXISTING
GARAGE
OUTBUILDING
EXISTING
OUTBUILDING
22'-0"
PROPOSED GARDEN
WITH UNDERGROUND PARKING
GARAGE
G01
10'-8"
VARIES
LINE OF GARAGE DOOR BELOW
14.15'
MECHANICAL
G05
UP
M E D I A ROOM
G08
TO BE RENOVATED
68'-11"
S 03 23 00 E
140.689'
117'-6"
47.30'
15'-0"
LEGEND
EXISTING NEIGHBORING
CONSTRUCTION
RENOVATED
EXISTING DECK
S 83 32 00 W
50.073'
ALLEY
REAR YARD
SETBACK LINE
5'-8"
LOVATO RESIDENCE
PROPOSED GARDEN
94123
50.04'
R = 375'
REED A. MORRISON
Architect
NOTE:
(3) 24" BOX TREES 3 ARE REQUIRED
1 Sheridan Square
New York, New York
10014
113 Pond Street
02655
508 428-8379
EL CAMINO DEL MAR
SITE PLAN EXISTING / PROPOSED
Date:
9 / 24 / 14
NTS
0 2 4
Scale:
C
FT
8
16
A - 002.00
LEGEND
5'-0"
37'-0"
A
STORAGE
G07
STAIR 1
WINE CELLAR
G09
POWDER ROOM
G11
UP
MECHANICAL
G05
STORAGE
G06
MAKE SUCH EXPLORATIONS AND
PROBES AS ARE NECESSARY TO
ASCERTAIN ANY PROTECTIVE
MEASURES REQUIRED BEFORE
PROCEEDING WITH DEMOLITION
AND REMOVAL. LOCATE AND
IDENTIFY EXISTING UTILITIES AND
SERVICES WITHIN CONTRACT LIMITS.
ARRANGE FOR DISCONNECTION,
DISCONNECT AND SEAL OR CAP
ALL UTILITIES AND SERVICES
DESIGNATED TO BE OR RELOCATED
BEFORE START OF WORK.
GIVE PARTICULAR ATTENTION TO
SHORING AND BRACING
REQUIREMENTS SO AS TO PREVENT
ANY DAMAGE TO EXISTING
CONSTRUCTION
WHEN DEMOLITION IS COMPLETE,
EXTERMINATE FOR RODENTS AND
INSECTS AS REQUIRED.
HALL 1
G10
STORAGE
G04
DN
B
GARAGE
G02
ALLEY
35'-8"
50.04'
R = 375'
MEDIA ROOM
G08
NOT EXCAVATED
NOTES
30'-0"
3'-9"
62'-0"
LINE OF EXISTING HOUSE
68'-11"
12.71'
10'-3"
EXISTING CONSTRUCTION - TO
REMAIN
REMOVED
BICYCLE STORAGE
G03
2
SIDEYARD SETBACK LINE
5'-0"
10'-10"
SHOP
G01
NEW SUB-BASEMENT LEVEL
GARAGE FLOOR PLAN /
PROPOSED
LOVATO RESIDENCE
NOT EXCAVATED
94123
REED A. MORRISON
Architect
1 Sheridan Square
New York, New York
10014
113 Pond Street
02655
508 428-8379
FLOOR PLANS EXISTING / PROPOSED
Date:
1
SUB-BASEMENT LEVEL
NOT EXCAVATED /
EXISTING
9 / 24 / 14
Scale:
NTS
0 2 4
8
16
C
FT
A - 003.00
WET BAR
B12
SAUNA
B05
35'-8"
SOLARIUM
B13
STAIR 1
10'-10"
LAUNDRY
B04
MUD ROOM
B02
HALL 1
B01
PANTRY
STORAGE
B17
BATH GUEST BEDROOM
B16
B15
NOTES
A
WC
B06
OFFICE
B04
2
DN
UP
HALL 2
B10
STAIR 2
MAKE SUCH EXPLORATIONS AND
PROBES AS ARE NECESSARY TO
ASCERTAIN ANY PROTECTIVE
MEASURES REQUIRED BEFORE
PROCEEDING WITH DEMOLITION
AND REMOVAL. LOCATE AND
IDENTIFY EXISTING UTILITIES AND
SERVICES WITHIN CONTRACT LIMITS.
ARRANGE FOR DISCONNECTION,
DISCONNECT AND SEAL OR CAP
ALL UTILITIES AND SERVICES
DESIGNATED TO BE OR RELOCATED
BEFORE START OF WORK.
GIVE PARTICULAR ATTENTION TO
SHORING AND BRACING
REQUIREMENTS SO AS TO PREVENT
ANY DAMAGE TO EXISTING
CONSTRUCTION
WHEN DEMOLITION IS COMPLETE,
EXTERMINATE FOR RODENTS AND
INSECTS AS REQUIRED.
B
SITTING ROOM
B14
5'-0"
PROPOSED GARDEN
BATH
B07
37'-0"
PROPOSED GARDEN
DEN
B11
FAMILY ROOM
B09
EXISTING CONSTRUCTION - TO
REMAIN
REMOVED
62'-0"
3'-9"
5'-0"
STORAGE
B08
14'-4"
LINE OF NEIGHBORING BUILDING
68'-11"
12.71'
LINE OF EXISTING DECK ABOVE
10'-3"
LINE OF EXISTING HOUSE
LEGEND
PROPOSED GARDEN
BASEMENT FLOOR PLAN / PROPOSED
68'-11"
10'-3"
62'-0"
3'-9"
37'-0"
5'-0"
12.71'
CONCRETE DRIVEWAY
STAIR
LAUNDRY
D W
STORAGE
BATH 1
GARAGE
FAMILY ROOM
MECHANICAL ROOM
35'-8"
LOVATO RESIDENCE
94123
BEDROOM 1
REED A. MORRISON
1 Sheridan Square
New York, New York
10014
SIDEYARD SETBACK LINE
5'-0"
10'-10"
Architect
CONCRETE DRIVEWAY
113 Pond Street
02655
508 428-8379
Date:
1
BASEMENT FLOOR PLAN / EXISTING
9 / 24 / 14
Scale:
NTS
0 2 4
8
16
C
FT
A - 004.00
10'-3"
62'-0"
68'-11"
12.71'
DN
UP
STAIR 2
TERRACE
LIVING ROOM
109
FOYER
101
5'-0"
10'-10"
DINING ROOM
102
SITTING AREA
108
LIBRARY
107
PROPOSED GARDEN
BELOW
HALL
105
KITCHEN
104
35'-8"
PROPOSED GARDEN
PANTRY
103
POWDER ROOM
106
3'-9"
5'-0"
3'-6"
2
37'-0"
14'-4"
PROPOSED GARDEN
FIRST FLOOR PLAN / PROPOSED
10'-3"
62'-0"
68'-11"
3'-9"
37'-0"
5'-0"
12.71'
POWDER
ROOM
PANTRY
INFORMAL DINING
STAIR
DINING ROOM
FOYER
DECK
LIVING ROOM
35'-8"
KITCHEN
CONCRETE DRIVEWAY
BELOW
STUDY
LOVATO RESIDENCE
94123
REED A. MORRISON
Architect
1 Sheridan Square
New York, New York
10014
5'-0"
10'-10"
FACE OF EXISTING DECK
CONCRETE DRIVEWAY
113 Pond Street
02655
508 428-8379
Date:
1
FIRST FLOOR PLAN / EXISTING
Scale:
NTS
9 / 24 / 14
0 2 4
8
16
C
FT
A - 005.00
BEDROOM 3
210
BEDROOM 4
212
BATH 3
211
MASTER BATH MASTER DRESSING 1
213
214
MASTER BEDROOM
215
HALL 6
209
DN
BATH 2
207
STAIR 2
DECK
HALL 7
218
HALL 5
208
STAIR HALL
219
HALL 4
204
2
BATH 1
205
BEDROOM 1
202
HALL 1
201 MASTER DRESSING 2
217
SITTING ROOM
216
W/D
27X38.75
X29.75
BEDROOM 2
206
HALL 2
203
SECOND FLOOR PLAN / PROPOSED
BATH
1
BEDR
OOM
3
BEDR
OOM
2
BEDR
OOM
1
MAS
TER
BED
ROO
M
LOVATO RESIDENCE
STAIR
BATH
2
DECK
HA
LL
94123
BEDR
OOM
4
BATH
3
BEDR
OOM
5
CL
OS
ET
MAS
TER
BAT
H
REED A. MORRISON
Architect
1 Sheridan Square
New York, New York
10014
113 Pond Street
02655
508 428-8379
Date:
1
SECOND FLOOR PLAN / EXISTING
Scale:
NTS
9 / 24 / 14
0 2 4
8
16
C
FT
A - 006.00
NOTES
EA
EXISTING SPANISH TILE
ROOF
EXISTING STUCCO
EXISTING WOOD WINDOW CASEMENT
EXISTING WOOD WINDOW DOUBLE HUNG
EXISTING WOOD WINDOW FIXED
EXISTING WOOD WINDOW HOPPER
EXISTING WOOD AND
ALUMINUM CLAD
SLIDING GLASS DOORS
EXISTING WOOD AND
ALUMINUM CLAD
ENTRY DOOR
EXISTING WOOD AND
ALUMINUM CLAD
GARAGE DOOR
EXISTING STEEL AND
GLASS DOORS
EXISTING PAINTED METAL
DOWNSPOUT
EXISTING GLASS RAILING
EXISTING CHIMNEY
EXISTING CHIMNEY TO BE
RELOCATED
EXISTING BALCONY
EB
EC
NOTE A
(EL 150.28') MAXIMUM HEIGHT PERMISSABLE
(EL 115.28' T.O. CURB + 35'0")
NOTE K
PROPERTY LINE
EF
EG
EH
EI
NOTE D
EJ
NOTE H
NOTE B
EK
T.O. FIN SECOND FLOOR - NEW
EL
EM
EN
35.0'
33.96'
NOTE I
ED
EE
T.O. FIN ROOF RIDGE - NEW
NOTE EN
PROPERTY LINE
33.96'
EO
NOTE C
A
NOTE H
SPANISH TILE ROOF TO BE
REPAIRED AND
MODIFIED
NEW STUCCO FINISH
PROPOSED STEEL AND
GLASS WINDOW CASEMENT
PROPOSED STEEL AND
GLASS WINDOW HOPPER
PROPOSED STEEL AND
GLASS WINDOW FIXED
PROPOSED STEEL AND
GLASS DOOR
PROPOSED STEEL GARAGE
DOOR
CAST STONE SILL
PROPOSED COPPER
DOWNSPOUT
PROPOSED GLASS RAILING
CHIMNEY
LIGHT WELL
PROPOSED BASEMENT
LEVEL ADDITION
EXISTING BALCONY RESTORED
T.O. FIN FIRST FLOOR - NEW
B
C
CL
T. O. GRADE
0' - 0" (EL 115.60)
T. O. CURB
T.O. CURB
D
E
NOTE L
14.2'
T.O. FIN GARDEN FLOOR
5'-0"
SIDE YARD
3.2'
3'-9"
F
5'-0"
SIDE YARD
35'-8"
10'-10"
G
14.15'
H
I
(EL 101.00') ALLEY
NOTE:
ELEVATION 115.60' AT FRONT PROPERTY LINE
ELEVATION 101.08' AT REAR PROPERTY LINE
J
K
L
M
BASEMENT
N
SOUTH ELEVATION / PROPOSED
PROPERTY LINE
NOTE EN
NOTE EA
(EL 115.28' T.O. CURB + 35'0")
NOTE EM
T.O. FIN ROOF RIDGE
35.0'
NOTE EB
31.71'
NOTE ED
NOTE EK
31.71'
PROPERTY LINE
2
LOVATO RESIDENCE
T.O. FIN SECOND FLOOR
NOTE ED
94123
T.O. FIN FIRST FLOOR
T. O. GRADE
CL
T. O. CURB
0' - 0" (EL 115.60)
REED A. MORRISON
Architect
T.O. CURB
14.2'
5'-0"
SIDE YARD
3.2'
3'-9"
35'-8"
5'-0"
SIDE YARD
10'-10"
1 Sheridan Square
New York, New York
10014
14.15'
113 Pond Street
02655
508 428-8379
NOTE:
ALLEY
ELEVATIONS - EXISTING /
PROPOSED
Date:
1
SOUTH ELEVATION / EXISTING
9 / 24 / 14
Scale:
NTS
0 2 4
8
16
C
FT
A - 007.00
NOTES
LINE OF FENCE
EA
ROOF
EXISTING STUCCO
EXISTING WOOD AND
ALUMINUM CLAD
SLIDING GLASS DOORS
EXISTING WOOD AND
ALUMINUM CLAD
ENTRY DOOR
EXISTING WOOD AND
ALUMINUM CLAD
GARAGE DOOR
EXISTING STEEL AND
GLASS DOORS
DOWNSPOUT
EXISTING CHIMNEY
RELOCATED
EXISTING BALCONY
NOTE A
45
NOTE D
NOTE K
8'-11"
6"
33.96'
NOTE D
NOTE H
NOTE D
NOTE H
NOTE B
EG
EH
EI
LINE OF FENCE
EJ
EK
GLASS RAILING
PROPOSED
10'-0"
NOTE F
NOTE C
NOTE J
NOTE 0
EL
EM
EN
LINE OF FENCE
NOTE C
11' - 4.25"
EF
T.O. FIN ROOF RIDGE
NOTE B
35.0'
EE
(EL 150.28') 35'-0" / T.O. CURB (115.28")
LINE OF
NOTE J
ED
HEIGHT LIMIT -
PROPERTY LINE
PROPERTY LINE
22' - 8 5/8"
NOTE K
2'-2.25"
(EL 115.28' T.O. CURB + 35'0")
T.O. FIN ROOF RIDGE NEW
EB
EC
NOTE 0
EO
A
REPAIRED AND
MODIFIED
NEW STUCCO FINISH
PROPOSED STEEL AND
PROPOSED STEEL AND
GLASS WINDOW HOPPER
PROPOSED STEEL AND
GLASS WINDOW FIXED
PROPOSED STEEL AND
GLASS DOOR
DOOR
CAST STONE SILL
PROPOSED COPPER
DOWNSPOUT
CHIMNEY
LIGHT WELL
PROPOSED BASEMENT
LEVEL ADDITION
B
C
NOTE M
10'-0"
0' - 0"(EL 115.60)
T.O. CURB
D
E
0' - 0" (EL 110.55')
3'-6"
F
14'-4"
12.71'
10'-3"
H
I
J
K
L
M
2'-3"
-9' - 6" (EL 101.00')
G
62'-0"
10'-0"
68'-11"
37'-0"
ALLEY
BASEMENT
N
2
EAST ELEVATION / PROPOSED
NOTE EA
NOTE EM
NOTE EC
NOTE ED
8'-11"
NOTE ED
NOTE EH
HEIGHT LIMIT (EL 150.28') 35'-0" / T.O. CURB (115.28")
T.O. FIN ROOF RIDGE
LINE OF
LINE OF FENCE
LOVATO RESIDENCE
NOTE EL
NOTE B
NOTE B
LINE OF FENCE
NOTE EJ
NOTE EC
NOTE ED
10'-0"
GLASS RAILING
EXISTING
NOTE ED
PROPERTY LINE
NOTE EN
45
35.0'
PROPERTY LINE
31.71'
2'-8.5"
(EL 115.28' T.O. CURB + 35'0")
T.O. FIN ROOF RIDGE
LINE OF FENCE
94123
NOTE EL
NOTE EN
NOTE ED
REED A. MORRISON
7'-9.75"
0' - 0" (EL 115.60)
T.O. CURB
Architect
12.71'
10'-3"
37'-0"
68'-11"
1 Sheridan Square
New York, New York
10014
62'-0"
113 Pond Street
02655
508 428-8379
ALLEY
PROPOSED
Date:
1
EAST ELEVATION / EXISTING
9 / 24 / 14
Scale:
NTS
0 2 4
8
16
C
FT
A - 008.00
NOTES
EA
ROOF
EXISTING STUCCO
EXISTING WOOD AND
ALUMINUM CLAD
SLIDING GLASS DOORS
EXISTING WOOD AND
ALUMINUM CLAD
ENTRY DOOR
EXISTING WOOD AND
ALUMINUM CLAD
GARAGE DOOR
EXISTING STEEL AND
GLASS DOORS
DOWNSPOUT
EXISTING CHIMNEY
RELOCATED
EXISTING BALCONY
EB
EC
(EL 115.28' T.O. CURB + 35'0")
NOTE A
PROPERTY LINE
33.96'
37' - 4 3/4" T.O. FIN ROOF RIDGE - NEW NOTE K
NOTE B
NOTE D
ED
EE
NOTE EN
EF
PROPERTY LINE
NOTE F
EG
EH
EI
EJ
NOTE J
EK
33.96'
35.0'
EL
EM
EN
NOTE D
NOTE F
EO
NOTE J
A
REPAIRED AND
MODIFIED
NEW STUCCO FINISH
PROPOSED STEEL AND
PROPOSED STEEL AND
GLASS WINDOW HOPPER
PROPOSED STEEL AND
GLASS WINDOW FIXED
PROPOSED STEEL AND
GLASS DOOR
DOOR
CAST STONE SILL
PROPOSED COPPER
DOWNSPOUT
CHIMNEY
LIGHT WELL
PROPOSED BASEMENT
LEVEL ADDITION
NOTE D
B
C
NOTE F
0' - 0"(EL 115.60)
D
T.O. CURB
GARDEN RETAINING WALL
14.15'
10'-10"
E
14.2'
5'-0"
SIDE YARD
15'-0"
WOOD FRAME
OUT BUILDING
8'-0"
WOOD FRAME
GARAGE
F
5'-0"
SIDE YARD
35'-8"
3'-9"
CONCRETE RETAINING WALL
3.2'
J
K
L
M
30'-0"
BASEMENT
50.04'
NOTE:
N
NORTH ELEVATION / PROPOSED
(EL 115.28' T.O. CURB + 35'0")
NOTE EA
NOTE EM
NOTE EN
PROPERTY LINE
31.71'
T.O. FIN ROOF RIDGE
NOTE EE
NOTE EB
PROPERTY LINE
2
G
H
I
DRIVEWAY
ROLL-UP GARAGE DOOR
NOTE EG
LOVATO RESIDENCE
NOTE EF
31.71'
35.0'
NOTE EL
NOTE ED
NOTE EE
NOTE EG
94123
NOTE EL
0' - 0"(EL 115.60)
REED A. MORRISON
Architect
NOTE EI
NOTE ED
WOOD FRAME
OUT BUILDING
WOOD FENCE
5'-0"
SIDE YARD
10'-10"
14.2'
WOOD FRAME
GARAGE
NOTE EH
NOTE EB
T.O. CURB
35'-8"
5'-0"
SIDE YARD
1 Sheridan Square
New York, New York
10014
3'-9"
3.2'
DRIVEWAY
113 Pond Street
02655
508 428-8379
ALLEY
NOTE:
PROPOSED
Date:
1
NORTH ELEVATION / EXISTING
9 / 24 / 14
Scale:
NTS
0 2 4
8
16
C
FT
A - 009.00
NOTES
EA
ROOF
EXISTING STUCCO
EXISTING WOOD AND
ALUMINUM CLAD
SLIDING GLASS DOORS
EXISTING WOOD AND
ALUMINUM CLAD
ENTRY DOOR
EXISTING WOOD AND
ALUMINUM CLAD
GARAGE DOOR
EXISTING STEEL AND
GLASS DOORS
DOWNSPOUT
EXISTING CHIMNEY
RELOCATED
EXISTING BALCONY
EB
EC
HEIGHT LIMIT (EL 150.28') MAXIMUM HEIGHT PERMISSABLE
(EL 115.28' T.O. CURB + 35'0")
(EL 150.28') 35'-0" / T.O. CURB (115.28")
NOTE A
ED
EE
NOTE K
45
EG
PROPERTY LINE
6"
LINE OF
8'-11"
NOTE D
NOTE J
NOTE H
NOTE C
10'-0"
GLASS RAILING
PROPOSED
NOTE F
EI
EJ
EL
EM
EN
EO
NOTE D
NOTE J
11' - 4.25"
EH
EK
35.0'
NOTE B
30.0'
LINE OF OUT FENCE
EF
LINE OF OUT BUILDING
33.96'
PROPERTY LINE
37' - 4 3/4" T.O. FIN ROOF RIDGE NEW
22' - 8 5/8"
NOTE K
T.O. FIN ROOF RIDGE
A
REPAIRED AND
MODIFIED
NEW STUCCO FINISH
PROPOSED STEEL AND
PROPOSED STEEL AND
GLASS WINDOW HOPPER
PROPOSED STEEL AND
GLASS WINDOW FIXED
PROPOSED STEEL AND
GLASS DOOR
DOOR
CAST STONE SILL
PROPOSED COPPER
DOWNSPOUT
CHIMNEY
LIGHT WELL
PROPOSED BASEMENT
LEVEL ADDITION
NOTE H
NOTE O
B
C
NOTE M
(EL 115.60)
10'-0"
0' - 0"(EL 115.60)
T.O. CURB
T.O. CURB
D
E
0' - 0" (EL 110.55')
3'-6"
F
14'-4"
37'-0"
12.71'
H
I
J
K
L
M
2'-3"
-9' - 6" (EL 101.00')
G
10'-3"
68'-11"
10'-0"
62'-0"
ALLEY
BASEMENT
N
WEST ELEVATION / PROPOSED
2
HEIGHT LIMIT (EL 150.28') MAXIMUM HEIGHT PERMISSABLE
(EL 115.28' T.O. CURB + 35'0")
(EL 150.28') 35'-0" / T.O. CURB (115.28")
T.O. FIN ROOF RIDGE
NOTE EA
NOTE EN
45
NOTE EB
10'-0"
GLASS RAILING
EXISTING
NOTE EH
NOTE ED
PROPERTY LINE
LOVATO RESIDENCE
35.0'
NOTE ED
NOTE EL
30.0'
NOTE EE
2'-8.5"
LINE OF
8'-11"
LINE OF OUT FENCE
31.71'
PROPERTY LINE
LINE OF OUT BUILDING
NOTE EM
T.O. FIN ROOF RIDGE
94123
NOTE EL
FACE OF EXISTING DECK
NOTE EE
(EL 115.60)
REED A. MORRISON
7'-9.75"
0' - 0" (EL 115.60)
T.O. CURB
T.O. CURB
Architect
37'-0"
12.71'
62'-0"
68'-11"
1 Sheridan Square
New York, New York
10014
10'-3"
113 Pond Street
02655
508 428-8379
ALLEY
PROPOSED
Date:
1
WEST ELEVATION / EXISTING
9 / 24 / 14
Scale:
NTS
0 2 4
8
16
C
FT
A - 010.00
EXHIBIT A
EXHIBIT B
EXHIBIT C
EXHIBIT D

2013.0423 D - Planning Department

Transcription

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