Design Plans For The Elbo Room

(E) ADJACENT PROPERTY:
623 VALENCIA STREET, BLOCK

3576/LOTS 078
1 STORY COMMERCIAL
50 CLARION & 84
SYCAMORE
BLOCK 3576/LOTS 077
4 STORIES
100' - 0"
80-82 SYCAMORE
BLOCK 3576/ LOT
076
3 STORIES
645-647 VALENCIA STREET

ADDITIONS AND ALTERATIONS TO AN EXISTING 2-STORY STRUCTURE
26' - 0"
SYCAMORE ST.
VALENCIA ST.
80' - 0" (LOT DEPTH)

15' - 0"
13' - 0"
VARIANCE
APPLICATION
5-10-16
EE#: 20151339E
F
PORTION OF BUILDING SUBJECT TO HEIGHT RESTRICTIONS
PER SECTION 261.1(d)(2)
26' - 3 1/2"
5' - 8 1/2"
20' - 0"
(25% LOT DEPTH)
EXISTING CORNICE TO REMAIN
6' - 8"
P.L.
SIDEWALK
10' - 0"
(N) CURB CUT
P.L.
+24'- 1/2"
2
PRIVATE DECK @ 5TH FLOOR
PRIVATE DECK BELOW

@ 4TH FLOOR
PRIVATE DECK
@ 3RD FLOOR
+55'-0"
15' - 8"
ADJACENT
PROPERTY
REAR YARD
(LOT4 114-116)
ROOF OVER 5TH FLOOR
8' - 7"
+60'-2"
SUBJECT PROPERTY:
BLOCK 3576/LOT 062
5 STORIES
645-647
VALENCIA ST.
(E) ADJACENT
PROPERTY:
2 LEXINGTON
4 LEXINGTON
85 SYCAMORE STREET
BLOCK3576/LOTS 114116
4 STORIES
(E) TREE IN
CENTER OF
SIDEWALK TO
BE REMOVED
+44'-8 1/4"
15' - 0 1/2"
35' - 0" (LOT WIDTH)
PORTION OF
PROPOSED ADDITIONS
SUBJECT TO REAR
YARD VARIANCE SHOWN SHADED
6' - 5 1/2"
+34'-4 1/2"
8' - 6"
5' - 9"
5' - 0"
1
5' - 0"
NEW STREET
TREES EVERY 20'
PER S.138.1(c)(1)
TYP.
Revisions
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
+/- 19' - 8"

(REARYARD)
ELEVATOR
PENTHOUSE
STAIR PENTHOUSE
7
+/+19'-3"
NO REAR YARD @
657 VALENCIA

657 VALENCIA STREET, BLOCK/LOT 061
1 STORY/FULL LOT COVERAGE
3576/ 062
10' - 6"
(REAR YARD)
NOTICE
12 LEXINGTON ST.
14 LEXINGTON ST.
BLOCK 3576/LOT
046
3 STORIES
N
PROPOSED SITE PLAN
0' 2' 4'
1/8" = 1'-0"
8'
647 VALENCIA STREET
16'
OWNER:
ABBREVIATIONS:
GENERAL LEGEND:
SHEET INDEX
BUILDING DATA:
PROJECT ADDRESS:
#
@
AB
ADJ
ALT
AFF
APPROX
ASPH
NUMBER
AT
ANCHOR BOLT
ADJACENT
ALTERNATE
ABOVE FINISH FLOOR
APPROXIMATE
ASPHALT
BLDG
BTWN
BOT
BUILDING
BETWEEN
BOTTOM
CAB
CEM
CLR
CMU
COL
CONT
CTR
CL
CER
CLG
CONC
CABINET
CEMENT
CLEAR
CONCRETE MASONRY UNIT
COLUMN
CONTINUOUS
CENTER
CENTER LINE
CERAMIC
CEILING
CONCRETE
DBL
DEPT
DIA
DF
DH
DIM
DN
DS
DTL
DWG
DOUBLE
DEPARTMENT
DIAMETER
DOUGLAS FIR
DOUBLE HUNG
DIMENSION
DOWN
DOWNSPOUT
DETAIL
DRAWING
(E)
EA
ELEC
EL
EQ
EXT
EXISTING
EACH
ELECTRICAL
ELEVATION
EQUAL
EXTERIOR
FDN
FIN
FLR
FLUOR
FOC
FOS
FTG
FOF
GALV
GFIC
GND
GYP
GWB
HORZ
HT
INSUL
INT
FOUNDATION
FINISH
FLOOR
FLUORESCENT
FACE OF CONCRETE
FACE OF STUD
FOOTING
FACE OF FINISH
GALVANIZED
GROUND FAULT
INTERRUPT CIRCUIT
GROUND
GYPSUM
GYPSUM WALL BOARD
HORIZONTAL
HEIGHT
INSULATION
INTERIOR
JT
LAV
MAX
MIN
MFR
MTL
JOINT
LAVATORY
MAXIMUM
MINIMUM
MANUFACTURER
METAL
(N)
NIC
NO/#
NTS
NEW
NOT IN CONTRACT
NUMBER
NOT TO SCALE
OC
OPNG
OPP
ON CENTER
OPENING
OPPOSITE
PL
PLY
PTDF
PROPERTY LINE
PLYWOOD
PLAM
PTD
PTN
PRESSURE TREATED DOUGLAS FIR

PLASTIC LAMINATE
PAINTED
PARTITION
R
REF
REFR
RWD
REINF
RO
RWL
REQ
SIM
SHT
SOG
SPEC
STD
STRL
SUSP
SYM
RISER
REFERENCE
REFRIGERATOR
REDWOOD
REINFORCED
ROUGH OPENING
RAIN WATER LEADER
REQUIRED
SIMILAR
SHEET
SLAB ON GRADE
SPECIFICATION
STANDARD
STRUCTURAL
SUSPENDED
SYMMETRICAL
TRD
T&G
TREAD
TONGUE AND GROOVE
THK
TOS
TP
TB
TYP
TRICK
TOP OF SLAB
TOILET PAPER
TOWEL BAR
TYPICAL
UON
UNLESS OTHERWISE NOTED
VERT
VIF
VPFAM
W/
W/O
WC
WDW
WP
WT
WD
WH
VERTICAL
VERIFY IN FIELD
VAPOR PERMEABLE FLUID
APPLIED MEMBRANE
WITH
WITHOUT
WATER CLOSET
WINDOW
WATERPROOF
WEIGHT
WOOD
WATER HEATER
G0.01
G0.02
A101
EXTERIOR ELEVATION
A101
COLUMN LINE
ELEVATION MARKER
CENTER LINE
PROPERTY LINE
BLOCK/ LOT:
BLDG / WALL SECTION
ARCHITECTURAL SITE PLAN- ROOF

GENERAL NOTES, AND GENERAL REQUIREMENTS
SS0.1
SITE SURVEY
A0.11
A0.12
A0.13
A0.14
A0.15
EXISTING FIRST FLOOR PLAN

EXISTING SECOND FLOOR PLAN
EXISTING NORTH ELEVATION
EXISTING EAST & WEST ELEVATIONS
EXISTING SOUTH ELEVATIONS
A1.01
A1.02
A1.03
A1.04
FIRST FLOOR PLAN

SECOND AND THIRD FLOOR PLANS
FOURTH AND FIFTH FLOOR PLANS
ROOF PLAN
A2.01
A2.02
A2.03
NORTH ELEVATION
EAST & WEST ELEVATION
SOUTH ELEVATION
A3.01
A3.02
EAST (REAR) SECTION

BLDG SECTION
ZONING DISTRICT:
LOT SIZE:
SFBC OCCUPANCY CLASS:
CONSTRUCTION TYPE:
ARCHITECT:
DENNIS & SUSAN RING

TEL: (415) 298 5133
SAN FRANCISCO, CA 94110
BLOCK 3576/ LOT 062
VALENCIA-NCT 55-X
2800 SQ FT
R-2 RESIDENTIAL, M MERCANTILE, U PARKING
TYPE III
The Contractor shall verify all

existing conditions. Written
dimensions take preference over
scaled dimensions and shall be
verified on the project site. Any
discrepancy shall be brought to
the attention of Kerman Morris
Architects prior to the
commencement of any work.
These drawings are an industry
standards builders set for
building permit and to assist the
contractor in construction. The
drawings show limited and only
representative/typical details.
All attachments, connections,
fastenings,etc, are to be properly
secured in conformance with
best practice, and the Contractor
shall be responsible for providing
and installing them.
KERMAN MORRIS ARCHITECTS, LLP

139 NOE STREET
SAN FRANCISCO, CA 94114
T: (415) 749 0302
DESCRIPTION OF WORK:
THE WORK CONSISTS OF PRESERVING AND RENOVATING THE EXISTING 2-STORY COMMERCIAL STRUCTURE AT
645-647 VALENCIA STREET AND CONSTRUCTING A NEW 3-STORY ADDITION OVER IT, FOR A TOTAL HEIGHT OF 5STORIES OR 55 TALL. THE RENOVATED ADDITION/ALTERATION BUILDING WILL BE A MIXED USE STRUCTURE
CONSISTING OF GROUND FLOOR COMMERCIAL, A RESIDENTIAL ENTRY AND PARKING FOR SOME OF THE UNITS
ACCESSED FROM SYCAMORE STREET. THE UPPER 4 STORIES WILL HOUSE (7) DWELLING UNITS. REAR YARD
AND OPEN SPACE VARIANCES ARE REQUIRED.
ALL WORK TO COMPLY WITH CURRENT LOCAL AND STATE CODES INCLUDING BUT NOT LIMITED TO: THE 2013
EDITION OF THE CALIFORNIA BUILDING CODE, THE CALIFORNIA PLUMBING CODE, THE CALIFORNIA MECHANICAL
CODE, THE CALIFORNIA ELECTRICAL CODE AND THE CALIFORNIA FIRE CODE, THE CURRENT EDITIONS OF THE
SAN FRANCISCO BUILDING AND PLANNING CODES, TITLE-24 ENERGY STANDARDS, ETC
WALL TYPE PARTITION
SITE PLAN
DATE
04/27/16
SCALE
As indicated
DRAWN BY
CG, SN, VD
CHECKED BY
TITLE 24 COMPLIANCE:
1
These drawings and

specifications are the property
and copyright of Kerman/Morris
Architects and shall not be used
on any other work except by
written agreement with
Kerman/Morris Architects.
KEYNOTE
JOB NO.
TM
1304
TITLE-24 MANDATORY MEASURES:

ALL WORK TO COMPLY WITH TITLE-24 MANDATORY MEASURES INCLUDING BUT NOT LIMITED TO: R-19 MIN.
INSULATION IN ALL NEW/REBUILT EXTERIOR WALLS; R-30 MIN. INSULATION IN ALL NEW/REBUILT ROOFS; R-19
RAISED FLOOR INSULATION IN ALL NEW/REBUILT WOOD FRAMED FLOORS; DOUBLE INSULATED DOORS AND
WINDOW PRODUCTS WITH CERTIFIED U-VALUE AND INFILTRATION CERTIFICATION; EXTERIOR DOORS AND
WINDOWS WEATHER-STRIPPED; ALL JOINTS AND PENETRATIONS CAULKED AND SEALED: 50% MINIMUM HIGH
EFFICACY LIGHTING IN KITCHENS (SEPARATELY SWITCHED); HIGH EFFICACY LIGHTING IN BATHROOMS,
GARAGE, LAUNDRY ROOM AND UTILITY ROOMS (OR MANUAL-ON OCCUPANCY SENSOR); ALL OTHER ROOMS,
LIGHTING TO BE HIGH EFFICACY, MANUAL-ON OCCUPANCY SENSOR, OR DIMMER. ALL RECESSED
INCANDESCENT CEILING FIXTURES TO BE IC APPROVED.
G0.01
UNIT COUNT (COMPLIES WITH S.207.6(c)(2)
PROJECT NOTES (cont.)
PROJECT NOTES
Article 2: Use Districts (Voluntary Compliance):
Project Location: 647/645 Valencia Street, Block 3576/Lot 062
LEVEL
STUDIO
1 BR
2 BR
3 BR
TOTAL
Sec. 207.6 REQUIRED MINIMUM DWELLING UNIT MIX IN NCT DISTRICT

Valencia NCT:
LOT SIZE: 35'X80' = 2,800 SF
FIRST FLOOR
SECOND FLOOR
S. 207.6(c)(2): 40% 2-Bedroom units required (3 units) required. Building

complies with (2) 2-Bedroom units and (1) 3-Bedroom units for a total of
43% large units.
THIRD FLOOR
FOURTH FLOOR
FIFTH FLOOR
TOTAL
7 UNITS
PERCENTAGE %
57% (STUDIO & 1 BR)
Zoning District: Valencia NCT
Sec. 261.1(d)(1) Alleys: Full height limit is allowed for the first 60' of depth
along
Sycamore Street (an alley) Beyond 60', building height is limited by 45
degree sun
access plane for this Southern side of East-West Sycamore Street per S.F.
Planning Code Section 261.1(d)(2). Building Complies
Building Height Limit: 55-X

Height limit: 55 feet maximum: 55'-0" proposed.
Proposed Building Use:
Addition and Alteration
Mixed use ground floor commercial 7 unit residential building, with
ground floor parking. Private roof decks are provided for some units. Rear yard and open space variance are
required.
Article 1.2: Dimensions Areas and Open Space
Sec. 415.3(a) INCLUSIONARY UNITS

Developments of less than 10 dwelling units are exempt from inclusionary
housing
requirements. Project exempt.
GROSS BUILDING SQUARE FOOTAGE:
Sec. 423.3 EASTERN NEIGHBORHOODS IMPACT FEE

Project is subject to fees for Tier 1 Projects.
BY FLOOR( ENCLOSED AREA):

1ST FLOOR
2,730 SF
2ND FLOOR
2,803 SF
3RD FLOOR
1,953 SF
4TH FLOOR
1,825 SF
5TH FLOOR
1,153 SF
TOTAL
Article 7: Neighborhood Commercial Districts

Sec. 726.1 VALENCIA STREET NCT DISTRICT - Density
No housing density requirements apply.
622 SF
1,171 SF
RESIDENTIAL (UNITS):
8,671 SF
TOTAL
10,464 SF
FLOOR
RESIDENTIAL UNIT- 1
SECOND FLOOR
Sec. 135 USABLE OPEN SPACE, NCT VALENCIA

Valencia Street NC-3: (Table 135A): A minimum of 80 square feet private area/unit or 107 square feet common
open space per unit required. (2) of the (7) proposed dwelling units have complying private open space.
(5) dwelling units require open space variance.
Sec. 136 OBSTRUCTIONS OVER STREETS, ALLEYS AND IN REQUIRED
SETBACKS.
Valencia Street NCT: Obstructions such as bays are allowed per section 136.
Sec. 140: DWELLING UNITS IN ALL USE DISTRICTS TO FACE ON AN OPEN
AREA. (Dwelling unit exposure). All units face onto public way. Building complies.
Article 1.5: Off-Street Parking and Loading
UNIT NET SQUARE FOOTAGE

UNIT NUMBER
Sec. 134 REAR YARDS

s. 134(a)(1)(B): 25% of lot depth (20') at the second story and each succeeding story of the building (and at any
residential level).
s. 134(b): Obstructions such as bays are allowed per section 136. Proposed 15' rear yard at second floor and
above. Project subject to rear yard variance or modification per section 134 (e).
Sec. 145.1 STREET FRONTAGES, NC DISTRICTS

Valencia NCT:
s. 145.1(c)(2): Parking: Garage entry to be no more than 1/3 of the lot width (or 26 feet) along Sycamore Street.
Building complies.
s. 145.1(c)(3): Active Uses: With the exception of driveway, building egress and mechanical access, the first 25
of the building depth at grade to be reserved for active uses. Building complies.
s. 145.1(c)(4)(B): Ground Floor Ceiling Height: Ground floor non-residential uses to have a minimum floor to floor
height of 14 feet as measured from grade.
For existing structure does not apply.
s. 145.1(c)(5): Street Facing Ground-Level Spaces: Floors of street fronting interior spaces are to be as close as
possible to sidewalk elevations. Building complies as commercial is proposed at grade.
s. 145.1(c)(6): Transparency and Fenestration: Street frontage on ground floor to have minimum 60% transparent
windows and doors. For existing structure does not apply.
Sec. 145.4 REQUIRED GROUND FLOOR COMMERCIAL USES
s. 145.4(b)(13)Valencia NCT: Ground floor along Valencia Street to be active uses and per 145.4(d)(3) no
commercial frontage to be more than 75 contiguous linear feet. Building Complies with small commercial unit
proposed.
BY USE( ENCLOSED AREA):
PARKING/ GARAGE:
Sec. 132 FRONT SETBACKS

None required for zoning district
Sec. 138.1(c)(1)and Article 16 STREET TREES

Street trees are required for projects of new construction and a minimum of (1) tree of 24 box size for each 20
feet of frontage of the property along the streets. Street trees to be compliant with the applicable water use
requirements of the Administrative Code Chapter 63 and species and locations are subject to approval by the
Department of Public Works. Installation, maintenance and protection of trees are subject to Article 16 of Public
Works Code. Complying street trees are provided and comply with this section.
10,464 SF
RETAIL/ COMMERCIAL:
Sec. 260: HEIGHT LIMITS: MEASUREMENT

Building height is measured from one point on the street frontage from curb
to top
of flat roof.
Article 4: Development Impact Fees
43% (2 BR +)
AREA
Sec. 151.1 SCHEDULE OF PERMITTED PARKING

Valencia NCT:
Residential: No parking is required. However 0.5 parking spaces per dwelling units are permitted on 7 x 0.5 = 3.5
= 4 spaces per section 153(a)(5). 4 spaces proposed. Project complies.
727 sq ft
Commercial Uses: Per Table 151 No parking is required where commercial is less
than 5,000 SF occupied floor area: No parking proposed. Project complies.
RESIDENTIAL UNIT- 2
SECOND FLOOR
670 sq ft
Sec. 152 REQUIRED LOADING SPACES:

None required for Commercial areas less than 10,000 square feet. None provided.
RESIDENTIAL UNIT- 3
SECOND FLOOR
701 sq ft
Sec. 154 DIMENSIONS FOR OFF-STREET PARKING

Valencia NCT: s. 154(a)(3) no minimum area or dimension requirements.
RESIDENTIAL UNIT- 4
THIRD FLOOR
486 sq ft
RESIDENTIAL UNIT- 5
THIRD FLOOR
875 sq ft
Sec. 155.2 BICYCLE PARKING REQUIRED

Residential Uses: s. 155.5 parking spaces for Residential Uses: one (1) Class 1
space for every dwelling unit. (7) dwelling units = (7) spaces required.
Total bicycle parking required = 7 spaces.
Total bicycle parking provided = 7 spaces. Building Complies.
RESIDENTIAL UNIT- 6
FOURTH FLOOR
909 sq ft
Sec. 166 CAR SHARING

Per Table 166, no car share spaces are required for 0-49 residential units. Building complies.
RESIDENTIAL UNIT- 7
FIFTH FLOOR
NET RESIDENTIALSQ.FT:
Sec. 168 BABY DIAPER CHANGING ACCOMODATIONS

Every Public-Serving Establishment shall provide baby diaper-changing accommodations. Commercial unit
complies.
645-647
VALENCIA ST.
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
3576/ 062
NOTICE
These drawings and
5,746 sq ft
PRIVATE OPEN SPACE PROVIDED:

(NO COMMON O.S)
UNIT #
1,378 sq ft
Revisions
Article 2.5: Height and Bulk Districts
FLOOR
2ND
2ND
2ND
3RD
3RD
4TH
PROJECT NOTES
OPEN SPACE SF
DATE
04/27/16
SCALE
DRAWN BY
CG, SN
CHECKED BY
4TH/ 5TH
TM
49.1 SF
(NOT COMPLY W/ MIM
PRIVATE O.S. REQUIREMENT
PER PLANING)
JOB NO.
1304
686.4 SF
708.1 SF
G0.02
DEMOLITION CALCULATIONS TABLE
DEMOLITION PERCENTAGES:
INTERIOR STRUCTURAL FRAMEWORK & FLOOR
PLATES
FLOOR
TOTAL (E) SQ. FTG.

FLOOR PLATE
DEMOLISHED SQ. FTG.

FLOOR PLATE
PERCENTAGE
1ST
NA
NA
NA
2ND
2645
0%
TOTAL
2645
0%
WALL
TOTAL (E) LINEAR FEET

EXISTING WALL
DEMOLISHED LINEAR FEET

DEMO WALL
PERCENTAGE
1ST
267
233
87
2ND
120
120
100%
TOTAL
387
353
91%
Revisions
COMBINED TOTAL
NOTE: If removal and replacement of additional building elements considered beyond repair is required during
construction, contact the Planning Department immediately for review and approval. This includes floor framing,
sidewalls and other structural members not visible from the public right-of-way. Removal of elements beyond percentages
submitted above is considered a violation. If removal is beyond percentages outlined in Planning Code Section 1005, further
environmental review by the Planning Department is required.
(0% + 91%) / 2 = 45.6%
DEMOLITION PERCENTAGES: EXTERNAL WALLS

FACADE
TOTAL SQ. FTG.
DEMOLISHED SQ. FTG.
PERCENTAGE
NORTH
2052 sq ft
470 sq ft
23%
EAST
973 sq ft
407 sq ft
42%
SOUTH
2186 sq ft
149 sq ft
7%
WEST
832 sq ft
0 sq ft
0%
TOTAL
6043 sq ft
1026 sq ft
17%
645-647
VALENCIA ST.
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
3576/ 062
NOTICE
CODE: SFPC SEC 1005.(f)
(f) FOR PURPOSES OF THIS ARTICLE 10, DEMOLITION SHALL BE DEFINED AS ANY ONE OF THE FOLLOWING:
(1) REMOVAL OF MORE THAN 25% OF THE SURFACE OF ALL EXTERNAL WALLS FACING A PUBLIC
STREET(S); OR
(2) REMOVAL OF MORE THAN 50% OF ALL EXTERNAL WALLS FROM THEIR FUNCTION AS ALL EXTERNAL
WALLS; OR
(3) REMOVAL OF MORE THAN 25% OF EXTERNAL WALLS FROM THEIR FUNCTION AS EITHER EXTERNAL
OR INTERNAL WALLS; OR
INTERIOR BEARING WALL TO BE REMOVED: 19'-5"
.
(4) REMOVAL OF MORE THAN 75% OF THE BUILDINGS EXISTING INTERNAL STRUCTURAL FRAMEWORK
OR FLOOR PLANS UNLESS THE CITY DETERMINES THAT SUCH REMOVAL IS THE ONLY FEASIBLE
MEANS TO MEET THE STANDARDS FOR SEISMIC LOAD AND FORCES OF THE LATEST ADOPTED
VERSION OF THE SAN FRANCISCO BUILDING CODE AND THE STATE HISTORICAL BUILDING CODE.
11'-10" LF
FINDINGS:
SFPC SEC 1005.(f)(1): PERCENTAGE OF EXTERNAL WALLS TO BE REMOVED (17%) FROM THEIR FUNCTION
AS EXTERNAL WALLS IS LESS THAN 50%. PROJECT COMPLIES.
FIRST FLOOR:
TOTAL FLOOR PLATES (2645 SF)
TOTAL INTERNAL STRUCTURAL FRAMEWORK (267')
.
SFPC SEC 1005.(f)(3): PERCENTAGE OF EXTERNAL WALLS TO BE REMOVED (17%) FROM FUNCTION AS
EXTERNAL OR INTERNAL WALLS IS LESS THAN 25%. PROJECT COMPLIES.
INTERIOR BEARING WALL TO BE REMOVED: 64'

.
These drawings and

SFPC SEC 1005.(f)(4): TOTAL "INTERNAL STRUCTURAL FRAMEWORK OR FLOORPLATES" TO BE REMOVED IS

LESS THAN 75% OF EXISTING. PROJECT COMPLIES.
3'-1" LF
7'-2" LF
6'-2" LF
5'-8" LF
5'-8" LF
PARTITION / DEMO LEGEND

7'-3" LF
WALL TO REMAIN
3'-1" LF
11" LF
DATE
27'-9" LF
14' LF
7'-3" LF
SN
CHECKED BY
TM
NON-STRUCT. WALL TO BE REMOVED
EXISTING/DEMOLITION FIRST FLOOR

PLAN
1/4" = 1'-0"
1/4" = 1'-0"
DRAWN BY
JOB NO.
04/27/16
STRUCT. WALL TO BE REMOVED
7'-9" LF
UP
14' LF
SCALE
14' LF
8'-8" LF
1'-9" LF
EXISTING/
DEMOLITION
FIRST FLOOR
PLAN
1304
FLOORPLATE / WALL AREA TO BE REMOVED

N
0'
1'
2'
4'
8'
A0.11
PLATES
FLOOR
TOTAL (E) SQ. FTG.

FLOOR PLATE
DEMOLISHED SQ. FTG.

FLOOR PLATE
PERCENTAGE
1ST
NA
NA
NA
2ND
2645
0%
TOTAL
2645
0%
WALL

EXISTING WALL

DEMO WALL
PERCENTAGE
1ST
267
233
87
2ND
120
120
100%
TOTAL
387
353
91%
Revisions
COMBINED TOTAL
CORNICE ABOVE TO
REMAIN
(0% + 91%) / 2 = 45.6%

FACADE
TOTAL SQ. FTG.
DEMOLISHED SQ. FTG.
PERCENTAGE
NORTH
2052 sq ft
470 sq ft
23%
EAST
973 sq ft
407 sq ft
42%
SOUTH
2186 sq ft
149 sq ft
7%
WEST
832 sq ft
0 sq ft
0%
TOTAL
6043 sq ft
1026 sq ft
17%
645-647
VALENCIA ST.
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
3576/ 062
NOTICE
STREET(S); OR
WALLS; OR
20'-7" LF
FINDINGS:
INTERIOR BEARING COLUMN TO BE

REMOVED
.
INTERIOR BEARING COLUMNS

TO BE REMOVED:6'-11"
These drawings and


19'-1" LF
SECOND FLOOR:
TOTAL FLOOR PLATES (2645 SF)
TOTAL INTERNAL STRUCTURAL FRAMEWORK (120')
4' LF
10'-5" LF
13'-8" LF
EXISTING/
DEMOLITION
SECOND FLOOR
PLAN
DATE
04/27/16
WALL TO REMAIN
SCALE
1/4" = 1'-0"
19'-7" LF
5'-5" LF
7'-8" LF
9' LF
2'-5" LF
3'-5" LF
7'-8" LF
DRAWN BY
SN
CHECKED BY
TM
JOB NO.
1304

N
0'
EXISTING/ DEMOLITION SECOND FLOOR

PLAN
1/4" = 1'-0"
1'
2'
4'
8'
A0.12
PLATES
FLOOR
TOTAL (E) SQ. FTG.

FLOOR PLATE
DEMOLISHED SQ. FTG.

FLOOR PLATE
PERCENTAGE
1ST
NA
NA
NA
2ND
2645
0%
TOTAL
2645
0%
WALL

EXISTING WALL

DEMO WALL
PERCENTAGE
1ST
267
233
87
2ND
120
120
100%
TOTAL
387
353
91%
Revisions
COMBINED TOTAL
P.L.
,.
AREA TO BE DEMOLISHED SHOWN HATCHED:

DEMO AREA: 470 sq ft
TOTAL AREA: 2052 sq ft
DEMO %:
17% = 470 / 2052
(0% + 91%) / 2 = 45.6%
P.L.
FACADE
TOTAL SQ. FTG.
DEMOLISHED SQ. FTG.
PERCENTAGE
NORTH
2052 sq ft
470 sq ft
23%
EAST
973 sq ft
407 sq ft
42%
SOUTH
2186 sq ft
149 sq ft
7%
WEST
832 sq ft
0 sq ft
0%
TOTAL
6043 sq ft
1026 sq ft
17%
645-647
VALENCIA ST.
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
3576/ 062
NOTICE
(E) T.O. Parapet
29' - 1 1/2"
(E) Roof
25' - 4"

STREET(S); OR
WALLS; OR
EXTERNAL WALLS TO REMAIN
FINDINGS:
SECOND FLOOR
12' - 11 1/2"
These drawings and


(E) NORTH
ELEVATION
WALL TO REMAIN
DATE
04/27/16

SCALE
FIRST FLOOR
0"
1/4" = 1'-0"
DRAWN BY
CG
CHECKED BY
TM
JOB NO.
1304
EXISTING/ DEMOLITION NORTH

ELEVATION
1/4" = 1'-0"
A0.13
P.L.
AREA TO BE DEMOLISHED SHOWN

HATCHED:
DEMO %:
42% = 408 / 973

P.L.
.
(E) T.O. Parapet

29' - 1 1/2"
(E) Roof
25' - 4"
PLATES
FLOOR
TOTAL (E) SQ. FTG.

FLOOR PLATE
DEMOLISHED SQ. FTG.

FLOOR PLATE
PERCENTAGE
1ST
NA
NA
NA
2ND
2645
0%
TOTAL
2645
0%
WALL

EXISTING WALL

DEMO WALL
PERCENTAGE
1ST
267
233
87
2ND
120
120
100%
TOTAL
387
353
91%
Revisions
SECOND FLOOR
12' - 11 1/2"
COMBINED TOTAL
FIRST FLOOR
0"
EXISTING/ DEMOLITION EAST

ELEVATION
(0% + 91%) / 2 = 45.6%

FACADE
TOTAL SQ. FTG.
DEMOLISHED SQ. FTG.
PERCENTAGE
NORTH
2052 sq ft
470 sq ft
23%
EAST
973 sq ft
407 sq ft
42%
SOUTH
2186 sq ft
149 sq ft
7%
WEST
832 sq ft
0 sq ft
0%
TOTAL
6043 sq ft
1026 sq ft
17%
645-647
VALENCIA ST.
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
1/4" = 1'-0"
3576/ 062
NOTICE
P.L.
P.L.
STREET(S); OR
NO AREA TO BE DEMOLISHED
DEMO AREA: 0 sq ft
DEMO %:
0% = 0 / 832
WALLS; OR
(E) T.O. Parapet

29' - 1 1/2"
(E) Roof
25' - 4"
FINDINGS:
These drawings and


EXTERNAL WALLS TO REMAIN
SECOND FLOOR
12' - 11 1/2"
(E) EAST & WEST

ELEVATIONS
WALL TO REMAIN
DATE
ALL EXTERNAL WALLS FACING

PUBLIC STREET TO REMAIN
SCALE
EXISTING/ DEMOLITION WEST

ELEVATION
1/4" = 1'-0"
1/4" = 1'-0"
DRAWN BY
CG
CHECKED BY
TM
JOB NO.
FIRST FLOOR
0"
04/27/16
1304
A0.14
PLATES
FLOOR
TOTAL (E) SQ. FTG.

FLOOR PLATE
DEMOLISHED SQ. FTG.

FLOOR PLATE
PERCENTAGE
1ST
NA
NA
NA
2ND
2645
0%
TOTAL
2645
0%
WALL

EXISTING WALL

DEMO WALL
PERCENTAGE
1ST
267
233
87
2ND
120
120
100%
TOTAL
387
353
91%
Revisions
COMBINED TOTAL
P.L.
P.L.
EXTERNAL WALLS
TO REMAIN
.
(0% + 91%) / 2 = 45.6%
AREA TO BE DEMOLISHED SHOWN HATCHED:

DEMO %: 12% = 269 / 2186
FACADE
TOTAL SQ. FTG.
DEMOLISHED SQ. FTG.
PERCENTAGE
NORTH
2052 sq ft
470 sq ft
23%
EAST
973 sq ft
407 sq ft
42%
SOUTH
2186 sq ft
149 sq ft
7%
WEST
832 sq ft
0 sq ft
0%
TOTAL
6043 sq ft
1026 sq ft
17%
645-647
VALENCIA ST.
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
3576/ 062
NOTICE
(E) T.O. Parapet

29' - 1 1/2"
(E) Roof
25' - 4"
STREET(S); OR
WALLS; OR
268 sq ft
FINDINGS:
SECOND FLOOR
12' - 11 1/2"
These drawings and


(E) SOUTH
ELEVATION
WALL TO REMAIN
DATE
FIRST FLOOR
0"
SCALE
04/27/16
1/4" = 1'-0"
DRAWN BY
CG
CHECKED BY
TM
JOB NO.
1304
EXISTING/ DEMOLITION SOUTH

ELEVATION
1/4" = 1'-0"
A0.15
Revisions
SYCAMORE ST.
1
A3.01

(N) 24" BOX SIZE STREET TREE
PER SF STANDARD AND S.143
10' - 0"
645-647
VALENCIA ST.
NEW CURBCUT
(N) OPENING @
BRICK WALL
(E) CORNER ENTRY FOR COMMERCIAL

TO REMAIN PROVIDE (N) STORE FRONT
1
A2.01
5' - 7 1/2"
(E) WINDOW TO REMAIN

IN (E) BRICK WALL
9' - 0 1/2"
10' - 0"
(N) OPENING @BRICK

WALL
(N) RECESSED BRICK

INFILL @ (E) OPENINGS TO
REMAIN
(N) OPENING @ BRICK WALL
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
P.L.
GARAGE
OPENING
GAS CLOSET
3576/ 062
25' - 0"
ELEC.
NOTICE
6' - 3"
TRASH
0'-0"
25' - 7"
1
A2.02
0'-0"
8' X8' ADA BATHROOM
COMMERCIAL
HC
BATH
MAIL
8' - 0"
RESIDENTIAL LOBBY
M-OCCUPANCY
517 SQ.FT
VAN ACCESSIBLE PARKING

SPACE 1 (8'-2" MIN.
HEADROOM)
GARAGE
(2-HR EXIT LOBBY R-2

OCCUPANCY)
These drawings and

18' - 0"
9' - 0"
2
A2.02
20' - 0"
ADJACENT PROPERTY
3756/ 114-116

U-OCCUPANCY
1171 SQ. FT
8' - 0"
(E) ENTRYWAY TO REMAIN
8' MIN HC DROP OFF
1
A3.02
VALENCIA ST.
7 CLASS 1
BIKE PARKING
SPACES
4 VEHICLE PARKING SPACES
PROVIDE (N) WOOD

WINDOWS
@ HISTORIC BRICK
OPENINGS
16' - 0"
PARKING SPACES 2, 3,
4
(CAR STACKER)
0'-0"
UP
UP
(N) STREET TREE
PER S. 143
ELEVATOR
SHAFT
(2-HR SHAFT)
(E) WALLS TO REMAIN, TYP.
PROPOSED
FIRST FLOOR
PLAN
DATE
04/27/16
7
P.L
SCALE
COMMON STAIR # 1
PROPOSED BLDG @ 657 VALENCIA
1
A2.03
3576/ 061
0'
PROPOSED FIRST FLOOR

1/4" = 1'-0"
1/4" = 1'-0"
COMMON STAIR # 2
1'
2'
4'
DRAWN BY
SN
CHECKED BY
TM
JOB NO.
1304
8'
A1.01
1
A2.01
A3.01
(E) CORNICE TO REMAIN
15' - 0"
P.L.
5' - 0"
1
PRIVATE DECK UNIT#4
49 SF
65' - 0"
2 BR
(N) CORNICE TO MATCH EXISTING
STUDIO
Revisions
BATH 1
MASTER BEDROOM 2
10'-0" X 12'-6"
(E) ORNAMENTAL PARAPET

TO REMAIN
LIVING AND DINING

16'-3" X 16'-6"
BEDROOM 1
10'-0" X 12'-4"
21' - 5"
LIVING/ DINING
12'-6" X 17'-2"
2
A2.02
UNIT-5
2 BEDROOM/ 2 BATH
W/D
A3.02
1
A2.02
875 SQ. FT
PRIVATE DECK
UNIT #5
686 SF
BATH 2
UNIT-4
KITCHEN
STUDIO, 1 BATH
486 SQ. FT
24' - 0 1/2"
REF.
6
KITCHEN
8' X 7'-10"
DN
645-647
VALENCIA ST.
DN
8' - 7"
ELEVATOR
SHAFT
(2-HR SHAFT)
BATHROOM
9'-4" X 7'-7"
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
REF.
UP
UP
W/D
7
P.L.
P.L.
COMMON STAIR # 1
COMMON STAIR # 2
1
A2.03
PROPOSED THIRD FLOOR
0'
1'
2'
4'
8'
1/4" = 1'-0"
3576/ 062
1
A2.01
(N) WINDOW IN (E) OPENING
A3.01
(N) WINDOW ; TYP.
NOTICE
These drawings and
P.L.

KITCHEN
BEDROOM 1
11'-2" X 13'-1"
LIVING/ DINING
18'-2 1/2" X 11'-7"
REF.

W/D
BEDROOM 1
11'-0" X 10'-6"
LIVING/ DINING
13'-11 1/2" X 21'-0"
UNIT-2
A3.02

UNIT-1
1 BEDROOM/ 1 BATH
670 SQ. FT
1 BEDROOM/1 BATH
727 SQ. FT
UNIT-3
1 BEDROOM/ 1 BATH
2
A2.02
701 SQ. FT
BATH
KITCHEN
1
A2.02
BATH
REF.
BATH
W/D
REF.
LIVING/ DINING
12'-9 1/2" X 23'-3"
12' - 11 1/2"
BEDROOM 1
10'-9 1/2" X 12'-2"
PROPOSED
SECOND &
THIRD FLOOR
PLAN
DATE
SCALE
DRAWN BY
DN
DN
1/4" = 1'-0"
CG, SN
KITCHEN
ELEVATOR
SHAFT
(2-HR SHAFT)
CHECKED BY
(E) WINDOWS TO REMAIN; TYP.

UP
W/D
TM
1304
REF.
JOB NO.
UP
04/27/16
REF.
7
P.
L
PROPOSED SECOND FLOOR

1/4" = 1'-0"
COMMON STAIR # 1
COMMON STAIR # 2
1
A2.03
0'
1'
2'
4'
8'
A1.02
1
A2.01
1
A3.01
15' - 0"
26' - 3 1/2"
5' - 8 1/2"
20' - 0"
1
SUBJECT TO ALLEY REGS S.261.1(d)(2)
5' - 0"
P.
L
13' - 0"
11' - 5 1/2"
SOLID 42" PARAPET/ HANDRAIL; TYP.
5' - 9"
Revisions
3
4
1
8' - 6"
A3.02
1
A2.02
PRIVATE DECK UNIT #7

708 SF
DINING/ LIVING
(13'-0" X 25'-6")
44' - 8 1/2"
4' - 0"
15' - 8"
2
A2.02
UNIT-7
BEDROOM 3
(11'-6" X 10'-0")
3 BEDROOM/ 2 BATH
850 SQ. FT UPPER LEVEL; TOTAL SQ. FT= 1378
DN
15' - 0 1/2"
DN
8' - 7"
ELEVATOR
SHAFT
(2-HR SHAFT)
645-647
VALENCIA ST.
KITCHEN
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
W/D
7
COMMON STAIR # 1
PRIVATE STAIR DOWN TO LOWER LEVEL
1
A2.03
PROPOSED FIFTH FLOOR
0'
1'
2'
4'
8'
1/4" = 1'-0"
3576/ 062
1
A2.01
A
NOTICE
A3.01
P.L.
1
15' - 0"
5' - 0"
P.
L
60' - 0" FROM CORNER

GLASS RAIL
6' - 5 1/2"
20' - 0"
BEDROOM 2
10'-4 " X 13'-7"
SUBJECT TO ALLEY REGS. S.261.1(d)(2)
KITCHEN
PRIVATE DECK UNIT #

7
116 SF
LIVING/ DINING
12'-10 " X 21'-0"
REF.
REF.
21' - 5"
A3.02
2
A2.02
DEN/ BEDROOM 2
10'-0" X 12'-0"

BEDROOM 1
10'-3 " X 10'-0"
These drawings and


MASTER ROOM 1
11'-3 " X 13'-6"
1
A2.02
PROPOSED
FOURTH & FIFTH
FLOOR PLAN
BATH
23' - 6 1/2"
W/D
UNIT-6
34' - 4 1/2"
2 BEDROOM/ 2 BATH
909 SQ. FT
UNIT-7
DATE
COMMON STAIR # 2
528 SQ FT
@ LOWER LEVEL
SCALE
DRAWN BY
DN
04/27/16
1/4" = 1'-0"
CG, SN
DN
8' - 7"
ELEVATOR
SHAFT
(2-HR SHAFT)
CHECKED BY
JOB NO.
UP
TM
1304
UP
7
P.
L
PROPOSED FOURTH FLOOR

1/4" = 1'-0"
COMMON STAIR # 1
PRIVATE STAIR UP TO UPPER LEVEL
1
A2.03
0'
1'
2'
4'
8'
A1.03
Revisions
645-647
VALENCIA ST.
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
P.L.
1
2
+24'- 1/2"
3576/ 062
+34'-4 1/2"
NOTICE
PENTHOUSE PRIVATE DECK @ LEVEL 5

PRIVATE DECK @ LEVEL 4
3
4
PRIVATE DECK @ LEVEL 3
These drawings and

1
A3.02
+44'-8 1/4"
+55'-0"

UNOCCUPIED ROOF
6
+60'-2"
STAIR PENTHOUSE
ELEVATOR
PENTHOUSE
PROPOSED
ROOF PLAN
7
80' - 0" ( LOT DEPTH)
DATE
SCALE
DRAWN BY
04/27/16
1/4" = 1'-0"
CG, SN
CHECKED BY
N
0'
PROPOSED ROOF PLAN

1/4" = 1'-0"
1'
2'
4'
JOB NO.
TM
1304
8'
A1.04
Revisions
20' - 0"
SUBJECT TO S.261.1 (d)(2) SUN ACCESS ANGLE
ELEVATOR TOWER
60' - 2"
ROOF
55' - 0"
GLASS RAILS; TYP
10' - 3 3/4"
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
STUCCO FINISH
AT PROPOSED
ADDITION; TYP
(N) ALUMINUM WINDOWS AND

SLIDING GLASS DOORS IN PUNCHED
OPENINGS, TYP.
FOURTH FLOOR
34' - 4 1/2"

2 LEXINGTON
4 LEXINGTON
85 SYCAMORE STREET
BLOCK3576/LOTS 114-116
4 STORIES
645-647
VALENCIA ST.
NEW ADDITION
FIFTH FLOOR
44' - 8 1/4"
3576/ 062
NOTICE
10' - 4"
These drawings and

(N) WINDOW ON (E) STUCCO

WALL, TYP.
THIRD FLOOR
24' - 0 1/2"
(E) STUCCO FACADE, PAINT
(N) CONSTRUCTION
EXISTING STRUCTURE
11' - 1"
SECOND FLOOR
12' - 11 1/2"

(E) BRICK FACADE
NORTH
ELEVATION
ADJACENT
PROPERTY
REAR YARD
RETAIL ENTRANCE
(N) GARAGE DOOR
DATE
BLOCK IN AT (E) WINDOW

OPENING
SCALE
DRAWN BY
FIRST FLOOR
0"
04/27/16
1/4" = 1'-0"
CG, SN
CHECKED BY
(N) RESIDENTIAL ENTRY
(N) GAS CLOSET
OPENING BEYOND IN
OBLIQUE ANGLE
JOB NO.
TM
1304
(E) WINDOWS TO REMAIN

(E) OPENING TO REMAIN
NORTH/ SYCAMORE STREET ELEVATION

1/4" = 1'-0"
A2.01
PROPOSED BUILDING
OUTLINE @657
VALENCIA

ELEVATOR TOWER
60' - 2"
ELEVATOR TOWER
60' - 2"
ROOF
55' - 0"
ROOF
55' - 0"
ALUM. SLIDING GLASS

DOOR; TYP
Revisions
PROPOSED
BLDG @
657 VALENCIA
55' TALL
STUCCO TO MATCH
EXISTING
NEW 4 STORY ADDITION @ REAR/ EAST ELEVATION ONLY
FIFTH FLOOR
44' - 8 1/4"
NEW ADDITION ( 3 STORIES)
STUCCO, TYP
FIFTH FLOOR
44' - 8 1/4"
ALUM. WINDOW W/ GLASS

GUARDRAIL; TYP.
FOURTH FLOOR
34' - 4 1/2"
FOURTH FLOOR
34' - 4 1/2"
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
3576/ 062
NOTICE
(N) STEEL PROPERTY LINE WINDOWS

(FIXED)
These drawings and

THIRD FLOOR
24' - 0 1/2"
THIRD FLOOR
24' - 0 1/2"

EXISTING STUCCO FACADE
(N) WOOD WINDOW @ (E)

WINDOW OPENING; TYP
SECOND FLOOR
12' - 11 1/2"
SECOND FLOOR
12' - 11 1/2"
EXISTING BUILDING
(N) PROPERTY LINE WINDOWS

(FIXED)
RETAIL ENTRANCE (ALUM.

STOREFRONT ENTRY DOOR)

EAST & WEST

ELEVATIONS
EXISTING BRICK FACADE

(1-STORY) TO REMAIN
EXISTING REAR ELEVATION
645-647
VALENCIA ST.
RESIDENTIAL EGRESS
(PTD STL DOOR)
DATE
SCALE
DRAWN BY
FIRST FLOOR
0"
FIRST FLOOR
0"
EAST ELEVATION
1/4" = 1'-0"
WEST/ VALENCIA FACADE ELEVATION

1/4" = 1'-0"
1/4" = 1'-0"
CG, SN
CHECKED BY
(N) WINDOWS IN
HISTORIC OPENINGS
04/27/16
JOB NO.
TM
1304
A2.02
Revisions
ELEVATOR TOWER
60' - 2"
ROOF
55' - 0"
OUTLINE OF PROPOSED BUILDING
AS EXPANDED @ SUBJECT LOT
OUTLINE OF PROPOSED ADJACENT

BUILDING @
657 VALENCIA ST (3576/061)
IN REVIEW AT PLANNING (BPA #
2015.1023.0632)
645-647
VALENCIA ST.
FIFTH FLOOR
44' - 8 1/4"
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
BLIND WALL AGAINST
PROPOSED NEW
STRUCTURE @ 657
VALENCIA
3576/ 062
FOURTH FLOOR
34' - 4 1/2"
NOTICE
These drawings and
THIRD FLOOR
24' - 0 1/2"

SECOND FLOOR
12' - 11 1/2"
SOUTH
ELEVATION
OUTLINE OF EXISTING
ADJACENT BUILDING @ 657
VALENCIA ST (3576/061)
PARAPET HT. +/- 19'-3"
ADJACENT
PROPERTY REAR
YARD
DATE
SCALE
DRAWN BY
VALENCIA
STREET
FIRST FLOOR
0"
SOUTH ELEVATION
1/4" = 1'-0"
1/4" = 1'-0"
CG, SN
CHECKED BY
JOB NO.
04/27/16
TM
1304
A2.03
P.L.
Revisions
ELEVATOR TOWER
60' - 2"
PROPOSED BUILDING
OUTLINE @ 657
VALENCIA
ROOF
55' - 0"
UNIT 7
GLASS RAIL
645-647
VALENCIA ST.
SIGHT LINE AT MID OF THE BUILDING .

NOTE: 4TH FLOOR PARAPET OBSCURES FIFTH FLOOR FROM VIEW
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
(STUCCO)
ADDITION:
NEW CONSTRUCTION TYPE III
FIFTH FLOOR
44' - 8 1/4"
UNIT 7
GLASS RAIL
ADDITIONAL ALLEY HEIGHT LIMIT FOR PORTION OF
BUIDING GREATER THAN 60 FEET FROM VALENCIA STREET
PER SECTION 261.1(d)(2)
FOURTH FLOOR
34' - 4 1/2"
3576/ 062
NOTICE
These drawings and
(E) PARAPET AND CORNICE TO REMAIN
UNIT 4

(E) SYCAMORE 2 STORY FACADE TO REMAIN
THIRD FLOOR
24' - 0 1/2"
STUCO

EXISTING
STRUCTURE @ 657
VALENCIA

SECOND FLOOR
12' - 11 1/2"
EAST (REAR)
SECTION
(E) 2ND FLOOR TO REMAIN
GARAGE
BRICK
EXISTING TO REMAIN
UNIT 1
DATE
45.0
0
SCALE
FIRST FLOOR
0"
DRAWN BY
04/27/16
1/4" = 1'-0"
CG, SN
CHECKED BY
JOB NO.
TM
1304
SYCAMORE (35')
N-S SECTION @ REAR

1/4" = 1'-0"
A3.01
Revisions
ELEVATOR TOWER
60' - 2"
ROOF
55' - 0"
UNIT 7
PRIVATE DECK
UNIT 7
645-647
VALENCIA ST.

2 LEXINGTON
4 LEXINGTON
85 SYCAMORE STREET
BLOCK3576/LOTS 114-116
4 STORIES
UNIT 7
30' - 11 1/2" NEW ADDITION
FIFTH FLOOR
44' - 8 1/4"
UNIT 6
VARIANCE
APPLICATION:
PREVIOUS APPS
BPA#2015.0305.0103
EE#2015.1339E
3576/ 062
FOURTH FLOOR
34' - 4 1/2"
NOTICE
These drawings and
UNIT 5
PRIVATE DECK
UNIT 4

UNIT 5
THIRD FLOOR
24' - 0 1/2"

UNIT 1
UNIT 2

UNIT 3
24' - 0 1/2"
SECOND FLOOR
12' - 11 1/2"
ADJACENT
PROPERTY REAR
YARD
GARAGE
RESIDENTIAL
LOBBY
BIKES
COMMERCIAL
EXISTING
BUILDING
BUILDING
SECTION
DATE
SCALE
DRAWN BY
FIRST FLOOR
0"
LONGITUDINAL BUILDING SECTION

1/4" = 1'-0"
1/4" = 1'-0"
CG, SN
CHECKED BY
JOB NO.
04/27/16
TM
1304
A3.02

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Design Plans For The Elbo Room

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(E) ADJACENT PROPERTY:

623 VALENCIA STREET, BLOCK

645-647 VALENCIA STREET

80' - 0" (LOT DEPTH)

EXISTING CORNICE TO REMAIN

(N) CURB CUT

PRIVATE DECK BELOW

ROOF OVER 5TH FLOOR

35' - 0" (LOT WIDTH)

+/- 19' - 8"

(E) ADJACENT PROPERTY:

PROPOSED SITE PLAN

0' 2' 4'

647 VALENCIA STREET

PRESSURE TREATED DOUGLAS FIR

UNLESS OTHERWISE NOTED

BLDG / WALL SECTION

ARCHITECTURAL SITE PLAN- ROOF

EXISTING FIRST FLOOR PLAN

FIRST FLOOR PLAN

EAST (REAR) SECTION

DENNIS & SUSAN RING

The Contractor shall verify all

KERMAN MORRIS ARCHITECTS, LLP

WALL TYPE PARTITION

These drawings and

TITLE-24 MANDATORY MEASURES:

UNIT COUNT (COMPLIES WITH S.207.6(c)(2)

PROJECT NOTES (cont.)

Article 2: Use Districts (Voluntary Compliance):

Project Location: 647/645 Valencia Street, Block 3576/Lot 062

Sec. 207.6 REQUIRED MINIMUM DWELLING UNIT MIX IN NCT DISTRICT

LOT SIZE: 35'X80' = 2,800 SF

S. 207.6(c)(2): 40% 2-Bedroom units required (3 units) required. Building

57% (STUDIO & 1 BR)

Zoning District: Valencia NCT

Building Height Limit: 55-X

Sec. 415.3(a) INCLUSIONARY UNITS

GROSS BUILDING SQUARE FOOTAGE:

Sec. 423.3 EASTERN NEIGHBORHOODS IMPACT FEE

BY FLOOR( ENCLOSED AREA):

Article 7: Neighborhood Commercial Districts

Sec. 135 USABLE OPEN SPACE, NCT VALENCIA

Article 1.5: Off-Street Parking and Loading

UNIT NET SQUARE FOOTAGE

Sec. 134 REAR YARDS

Sec. 145.1 STREET FRONTAGES, NC DISTRICTS

BY USE( ENCLOSED AREA):

Sec. 132 FRONT SETBACKS

Sec. 138.1(c)(1)and Article 16 STREET TREES

Sec. 260: HEIGHT LIMITS: MEASUREMENT

Sec. 151.1 SCHEDULE OF PERMITTED PARKING

Sec. 152 REQUIRED LOADING SPACES:

Sec. 154 DIMENSIONS FOR OFF-STREET PARKING

Sec. 155.2 BICYCLE PARKING REQUIRED

Sec. 166 CAR SHARING

Sec. 168 BABY DIAPER CHANGING ACCOMODATIONS

PRIVATE OPEN SPACE PROVIDED:

Article 2.5: Height and Bulk Districts

DEMOLITION CALCULATIONS TABLE

TOTAL (E) SQ. FTG.

DEMOLISHED SQ. FTG.

TOTAL (E) LINEAR FEET