HomeMy WebLinkAbout11-17-22 Zoning Administrator AgendaThursday, November 17, 2022
2:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
Virtual Meeting
Zoning Administrator
Regular Meeting Agenda
1
November 17, 2022Zoning Administrator Regular Meeting Agenda
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Page 2 City of South San Francisco Printed on 11/9/2022
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November 17, 2022Zoning Administrator Regular Meeting Agenda
Meeting ID: 851 2355 7369
Passcode: 217964
Find your local number: https://ssf-net.zoom.us/u/kxGFXoxv8
Remote Public Comments:
Members of the public wishing to participate are encouraged to submit public comments in writing in advance of
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received will be read into the record. The City encourages the submission of comments by 1:00 p.m. on the
date of the meeting to facilitate inclusion in the meeting record. A maximum of 3 minutes per individual comment
will be read into the record. Comments that are not in compliance with the Zoning Administrator's rules of
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comment.
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Any interested party will have 15 calendar days from the date of an action or decision taken by the Zoning
Administrator to appeal that action or decision to the Planning Commission by filing a written appeal with the
Planning Division as provided under Chapter 20.570 of the South San Francisco Municipal Code. In the event
an appeal period ends on a Saturday, Sunday, or any other day the City is closed, the appeal period shall end
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issues you or someone else raised at the public hearing described in this notice or in written correspondence
delivered to the Zoning Administrator at, or prior to, the public hearing. When the meeting is not in session, staff
is available to answer your questions during normal business hours at the Planning Division Public Counter, City
Hall Annex, 315 Maple Avenue by telephone at (650) 877-8535 or by e-mail at [email protected].
Page 3 City of South San Francisco Printed on 11/9/2022
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November 17, 2022Zoning Administrator Regular Meeting Agenda
Tony Rozzi, Chief Planner
Billy Gross, Principal Planner
Adena Friedman, Principal Planner
Christy Usher, Senior Planner
Chris Espiritu, Senior Planner
Victoria Kim, Associate Planner
Stephanie Skangos, Associate Planner
Kelsey Evans, Clerk
PLEASE SILENCE CELL PHONES AND PAGERS
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meeting should contact the ADA Coordinator at (650) 877-8505, five working days before the meeting.
In accordance with California Government Code Section 54957.5, any writing or document that is a public
record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular
meeting will be made available for public inspection in the City Clerk’s Office located at City Hall. If,
however, the document or writing is not distributed until the regular meeting to which it relates, then the
document or writing will be made available to the public at the location of the meeting, as listed on this
agenda. The address of City Hall is 400 Grand Avenue, South San Francisco, California 94080.
Page 4 City of South San Francisco Printed on 11/9/2022
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November 17, 2022Zoning Administrator Regular Meeting Agenda
CALL TO ORDER / PLEDGE OF ALLEGIANCE
PUBLIC HEARING
Report regarding consideration of a Minor Use Permit and Design Review for a front,
rear, and new 2nd-story addition to an existing single-family dwelling unit and the
construction of a fence greater than four feet in height at 1200 Douglas Way in the
Low Density Residential (RL-8) Zoning District in accordance with Title 20 of the
South San Francisco Municipal Code, and determination that the project is exempt
from CEQA. (Stephanie Skangos, Associate Planner)
1.
Attachment 1 - Draft Findings and Conditions of Approval
Attachment 2 - Project Plans
Attachment 3 - DRB Comment Letter, dated October 5, 2022
Attachments:
ADJOURNMENT
When the meeting is not in session, staff is available to answer your questions during normal business hours at
the Planning Division Public Counter, City Hall Annex, 315 Maple Avenue by telephone at (650) 877-8535 or
by e-mail at [email protected].
Page 5 City of South San Francisco Printed on 11/9/2022
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:22-864 Agenda Date:11/17/2022
Version:1 Item #:1.
Report regarding consideration of a Minor Use Permit and Design Review for a front,rear,and new 2nd-story
addition to an existing single-family dwelling unit and the construction of a fence greater than four feet in
height at 1200 Douglas Way in the Low Density Residential (RL-8)Zoning District in accordance with Title 20
of the South San Francisco Municipal Code,and determination that the project is exempt from CEQA.
(Stephanie Skangos, Associate Planner)
RECOMMENDATION
Staff recommends that the Zoning Administrator determine that the proposed project for an addition to
an existing single-family dwelling unit at 1200 Douglas Way is categorically exempt under the provisions
of the California Environmental Quality Act (CEQA), Class 1, Section 15301, Existing Facilities, and
approve a Minor Use Permit (MUP21-0004) and Design Review (DR21-0043) based on the attached
Findings and subject to the attached Conditions of Approval.
BACKGROUND/DISCUSSION
Site Overview
The project site is located at 1200 Douglas Way in the Low Density Residential (RL-8)Zoning District.The
site is approximately 5,800 sq.ft.in size and is a corner lot with street frontage on Douglas Way and Holly
Avenue.There is an existing 1,050 sq.ft.one-story single-family dwelling unit with an attached 453 sq.ft.two-
car garage on the site.The existing garage is accessed from Douglas Way.The surrounding area is developed
with single-family dwelling units.
Proposal
The applicant is proposing an addition to the existing single-family dwelling unit (1,050 sq.ft.)that includes a
new second-story (748 sq.ft.)with roof decks on the first-story roofing and an extension of the existing first-
story to the front and rear (646 sq.ft.).The proposal also includes an interior remodel of the first story,as well
as additional site work,including new landscaping and fencing.The existing exterior will be refinished with
materials and colors to match the new additions.
ZONING CONSISTENCY ANALYSIS
Proposed Use
The project site is located in the Low Density Residential (RL-8)Zoning District.Per South San Francisco
Municipal Code (SSFMC)Section 20.080.002 (Land Use Regulations-Residential Districts),a detached single-
family dwelling unit is permitted by-right and subject to SSFMC Section 20.080.003 (Development Standards-
Residential Districts),which lays out the required development standards for a single-family dwelling unit in
the RL-8 district.
As outlined in Table 1 below,the project complies with the required development standards for the RL-8
district with some exceptions.The front,street side,and rear yard setbacks for the existing single-family
dwelling unit are legal non-conforming (or substandard),and the proposed expansion of the first floor continues
some of the substandard setbacks.The entirety of the new second-story addition complies with all current
setback requirements. Setbacks are further discussed in the section below.
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File #:22-864 Agenda Date:11/17/2022
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Table 1. RL-8 Development Standards Compliance
Setbacks (Yards)
Pursuant to SSFMC Section 20.040.011 (Determining Lot Frontage),for a corner lot,the front of such lot is the
narrowest dimension of the lot with street frontage.The project site has street frontage on Douglas Way and
Holly Avenue.The street frontage with the narrowest dimension is Holly Avenue with a property line length of
approximately 65 feet;the property line length along Douglas Way is approximately 74 feet.Therefore,
pursuant to zoning regulations, Holly Avenue is considered the front of the project site.
However,SSFMC Section 20.040.011 allows for the widest dimension of the lot with street frontage to be
considered the front of a lot subject to approval of a Minor Use Permit (MUP).The applicant is requesting,
through the MUP process,that Douglas Way be considered the front of the project site.Due to the layout of the
existing single-family dwelling unit,whose front is oriented towards Douglas Way,and the desired design
aesthetic for the additions, staff supports this request.
As mentioned previously,the front,street side,and rear yard setbacks for the existing single-family dwelling
unit are substandard and do not meet the current setback requirements with Douglas Way as the front and Holly
Avenue as the street side for the project site.The proposed expansion of the existing first floor to the front and
rear continue along the substandard street side and rear yard setbacks.Pursuant to SSFMC Section 20.080.003,
the extension of a substandard side and/or rear yard setback is allowed along the ground level only and by no
more than 50 percent of the existing wall length.The existing front wall is 19’-4”in length,and the new front
addition is 19’-0”long;the existing rear wall is 26’-4”in length and the new rear addition is 17’-1”long,thus
both comply with the requirements pertaining to extension of a substandard setback.Again,the entirety of the
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both comply with the requirements pertaining to extension of a substandard setback.Again,the entirety of the
new second-story will comply with the required setbacks.
Parking Requirements
Pursuant to SSFMC Section 20.330.002 (Onsite Parking and Loading -Applicability),a single-family dwelling
unit less than 2,500 sq.ft.and with four or fewer bedrooms requires a total of two off-street parking spaces.
The project increases the size of the existing single-family dwelling unit to 2,442 sq.ft.(not including the
garage)and three bedrooms.There is an existing attached two-car garage on the site.Therefore,the two
existing parking spaces are sufficient to accommodate the proposed addition,and additional parking is not
required for this project.
Fencing
The proposed project also includes the installation of new landscaping and fencing along a portion of Douglas
Way (front yard)and the entirety of Holly Avenue (street side yard).Pursuant to SSFMC Section 20.300.005
(Fences and Walls),fences and walls within the required front or street-facing side yard may be a maximum of
three feet high.Visually transparent and non-opaque fences over three feet high may be allowed in required
front and street-facing side yards,subject to approval of an MUP.A Zoning Code update approved by the City
Council on October 26,2022,which becomes effective on November 26,2022,included an increase to a four-
foot-high maximum for fences and walls within the required front or street-facing side yard.
The proposed fencing along Holly Avenue will be a combination of redwood fence posts atop a concrete
retaining wall,with a maximum height of four feet,which complies with the updated fence height
requirements.The proposed fencing towards the left side of Douglas Way will be redwood fence posts with a
maximum height of six feet,requiring the approval of an MUP.This area of the project site has been designed
to serve as usable private open space for the property,thus a higher fence is desired in this area.The top two
feet of the Douglas Way fencing will consist of thinner fence posts with equal amount of open space between
posts, resulting in a 50% transparency, allowing for the fence to qualify for an MUP.
While the proposed fencing is not consistent with the current zoning code,as mentioned,the new zoning
regulations will take effect on November 26,2022,which will be before the review,approval,and issuance of
any building permits required for the project.Therefore,staff supports the use of the new fence height
requirements,as well as the request for an MUP for increased height along Douglas Way since this area is the
only viable option for usable open space,due to the layout of the existing single-family dwelling unit.
Additionally,the portion of the fence that is more than four feet high includes 50%transparency,and the fence
is located towards the left side of the front yard,away from the corner/intersection,decreasing any impacts or
impairment to pedestrians and vehicles.
GENERAL PLAN CONSISTENCY ANALYSIS
The proposed project is consistent with the City’s General Plan,which designates the site as Low Density
Residential (LDR).This land use designation is mainly intended for detached single-family dwellings with
private outdoor open space.
DESIGN REVIEW BOARD
The Design Review Board (DRB)reviewed the proposal on February 15,2022 and requested some site
planning and design revisions,including minor changes to help the modern design of the single-family dwelling
unit better fit in with the surrounding neighborhood;reconsidering the clear glass element of the roof deck
railings;and a redesign of the landscaping plan to incorporate low water tree species,taller green elements,and
appropriate plantings related to the design,as well as the use of some additional materials to clarify the
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appropriate plantings related to the design,as well as the use of some additional materials to clarify the
proposal,including more details on the proposed materials and colors and the transitions between material
changes; and a grading and drainage plan to indicate the locations of drains and down spouts.
The applicant submitted revised plans in response to the DRB comments,and the revised design was reviewed
by the DRB on September 20,2022.The DRB had a positive reception to the redesign and found the project to
be a thoughtful and improved architectural addition to the existing single-family dwelling unit.The DRB
supported the design and recommended approval to the Zoning Administrator with the following comment.
1.Consider planting the multi-trunk Olive trees at a minimum 48”box size to get the maximum height of
the tree.
The above has been incorporated in the Draft Conditions of Approval found in Attachment 1 to this report.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt under the provisions of CEQA,Class 1,
Section 15301,Existing Facilities.The project site is an existing developed property surrounded by existing
residential units.The proposal includes a new second-story and an expansion of the existing first story,
resulting in an addition of less than 10,000 sq.ft.in an area where all public services and facilities are available
to allow for maximum development permissible in the City’s General Plan and is not environmentally sensitive.
Thus, the exemption under section 15301 applies.
CONCLUSION
The project,as conditioned,is compliant with the City’s General Plan,Municipal Code,Zoning Development
Standards and Design Criteria.Therefore,staff recommends that the Zoning Administrator determine that the
proposed addition to the existing single-family dwelling unit,including a new second-story with roof decks on
the first-story roofing,an extension of the existing first-story to the front and rear,interior remodeling,and
additional site work,including new landscaping and fencing,is categorically exempt under the provisions of
the California Environmental Quality Act (CEQA),Class 1,Section 15301,Existing Facilities,and approve the
Minor Use Permit (MUP21-0004)and Design Review (DR21-0043)based on the attached Draft Findings and
subject to the attached Draft Conditions of Approval.
Attachments:
1.Draft Findings and Conditions of Approval
2.Project Plans
3.DRB Comment Letter, dated October 5, 2022
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DRAFT FINDINGS OF APPROVAL
P21-0116: MUP21-0004 & DR21-0043
1200 DOUGLAS WAY
(As recommended by City Staff on November 17, 2022)
As required by the Design Review and Use Permit Procedures (SSFMC Chapters 20.480 and
20.490), the following findings are made in support of a Minor Use Permit and Design Review for
construction of a front, rear, and new 2nd-story addition to an existing single-family dwelling unit
at 1200 Douglas Way in the Low Density Residential (RL-8) Zoning District in accordance with
Title 20 of the South San Francisco Municipal Code (SSFMC), based on public testimony and
materials submitted to the South San Francisco Zoning Administrator which include, but are not
limited to: Application materials submitted November 29, 2021; project plans dated stamp
received August 29, 2022; Zoning Administrator staff report dated November 17, 2022; and
Zoning Administrator hearing of November 17, 2022.
1. Minor Use Permit
A. The proposed use is an allowed use within the Low Density Residential (RL-8) Zoning
District and complies with applicable standards and requirements of South San Francisco
Municipal Code (SSFMC) Title 20 Zoning. Specifically, SSFMC Section 20.040.011
allows for the widest street frontage of a corner lot to be considered the front of a site,
with approval of a Minor Use Permit, and SSFMC Section 20.300.005, allows for an
increased fence height within the front yard with approval of a Minor Use Permit.
Conditions of approval will ensure continued compliance with the City’s Zoning
Ordinance requirements and development standards;
B. The proposed use is consistent with the City’s General Plan in that the project site is
designated Low Density Residential. This land use designation is mainly intended for
detached single-family dwellings with private outdoor open space. The proposed project
and Minor Use Permit requests for consideration of the widest street frontage as the front
of the site and an increased fence height within the front yard enhance the existing
residential use and allow for usable private open space for the property;
C. The proposed use will not be adverse to the public health, safety or general welfare of the
community, or detrimental to surrounding properties or improvements. The project
includes an addition to an existing single-family dwelling unit located within an existing
residential neighborhood. The Minor Use Permit request for consideration of the widest
street frontage as the front of the site is in line with the existing layout of the single-family
dwelling unit, whose front is, and historically has been, oriented to the Douglas Way
frontage. The Minor Use Permit request for an increased fence height within the front
yard does not exceed the six-foot maximum fence height otherwise allowed outside of
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Findings of Approval Page 2 of 3
the setback area, includes 50% transparency for the additional two feet, and the fence is
located towards the left side of the front yard, away from the corner/intersection,
decreasing any impacts or impairment to pedestrians and vehicles;
D. The proposed use complies with design or development standards applicable to the RL-8
Zoning District. SSFMC Title 20 allows, with approval of a Minor Use Permit, for the
widest street frontage of a corner lot to be considered the front of a site (SSFMC Section
20.040.011) and an increased fence height within the front yard (SSFMC Section
20.300.005). The addition complies with all of the RL-8 development standards,
including setback requirements using Douglas Way as the front, and the new fence
complies with design standards, including those required to qualify for increased height
with approval of a Minor Use Permit;
E. The design, location, size, and operating characteristics of the proposed activity would
be compatible with the existing and reasonably foreseeable future land uses in the vicinity.
The project includes an addition to an existing single-family dwelling unit located within
an existing residential neighborhood, and the Minor Use Permit requests for
consideration of the widest street frontage as the front of the site and an increased fence
height within the front yard enhance the overall design and usage of the existing single-
family dwelling unit;
F. The site is physically suitable for the type, density, and intensity of use being proposed,
including access, utilities, and the absence of physical constraints. The project site is
already developed, and the existing single-family dwelling unit is connected to all
utilities. The proposed addition to the existing residence complies with all RL-8
development standards, including maximum density, floor area ratio (FAR) and lot
coverage.
G. In accordance with the California Environmental Quality Act, staff has determined that
the proposed project is Categorically Exempt pursuant to the provisions of Section 15301
– Class 1: Existing Facilities (CEQA Guidelines). The project site is an existing
developed property surrounded by existing residential units. The proposal includes a new
second-story and an expansion of the existing first story, resulting in an addition of less
than 10,000 sq. ft. in an area where all public services and facilities are available to allow
for maximum development permissible in the City’s General Plan and is not
environmentally sensitive.
2. Design Review
A. The Project is consistent with the applicable standards and requirements of the Zoning
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Findings of Approval Page 3 of 3
Ordinance because as submitted and modified through the Design Review Process, this
Project meets or complies with the applicable standards included in Chapter 20.080
(Residential Districts).
B. The Project is consistent with the General Plan because it is consistent with the policies
and design direction provided in the South San Francisco General Plan for the Low Density
Residential land use designation.
C. The Project is consistent with the design guidelines adopted by the City Council because it
is consistent with the design review guidelines found in the City’s “Design Review Guide
– For Residences and Additions”.
D. The Project is subject to approval of a Minor Use Permit for consideration of the widest
street frontage as the front of the site and an increased fence height within the front yard,
and those findings have been made in the above section; and
E. The Project is consistent with the applicable design review criteria in Section 20.480.006
(“Design Review Criteria”) because the Project has been evaluated against, and found to
be consistent with, each of the eight design review criteria included in the “Design Review
Criteria” section of the Zoning Ordinance.
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DRAFT CONDITIONS OF APPROVAL
P21-0116: MUP21-0004 & DR21-0043
1200 DOUGLAS WAY
(As recommended by City Staff on November 17, 2022)
PLANNING CONDITIONS
GENERAL
1. The project shall be constructed and operated substantially as indicated on the plan set
prepared by H. C. Design & Management, dated stamp received August 29, 2022, and
approved by the Zoning Administrator in association with P21-0116, as amended by the
conditions of approval. The final plans shall be subject to the review and approval of the
City’s Chief Planner.
2. The construction drawings shall comply with the Zoning Administrator approved plans,
as amended by the conditions of approval, including the plans prepared by H. C. Design
& Management, dated stamp received August 29, 2022.
3. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and
approved by the City Engineer and Chief Planner.
4. Prior to issuance of any building or construction permits for grading improvements, the
applicant shall submit final grading plans for review and approval by the City Engineer
and Chief Planner.
DESIGN REVIEW / SITE PLANNING
5. Prior to issuance of any building or construction permits for landscaping improvements,
the applicant shall submit final landscaping and irrigation plans for review and approval
by the City’s Chief Planner. The plans shall include documentation of compliance with
SSFMC Section 20.300.007, Landscaping.
6. Prior to issuance of certificate of occupancy, the applicant shall submit final landscaping
and irrigation plans demonstrating compliance with the State’s Model Water Efficiency
Landscaping Ordinance (MWELO), as outlined in SSFMC Section 20.330.007,
Landscaping, if applicable.
a) Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with
the prescriptive measures contained in Appendix D of the MWELO.
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Conditions of Approval Page 2 of 3
b) Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply
with the performance measures required by the MWELO.
For all projects subject to the provisions of the MWELO, the applicant shall
submit a Certificate of Completion to the City, upon completion of the
installation of the landscaping and irrigation system.
7. The applicant shall incorporate the recommendations of the Design Review Board from
their meeting of September 20, 2022.
8. Landscaped areas in the project area may contain trees defined as protected by the South
San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or
pruning of protected trees shall comply with the Tree Preservation Ordinance, and the
applicant shall obtain a permit for any tree removals or alterations of protected trees and
avoid tree roots during trenching for utilities.
9. All landscaping installed within the public right-of-way shall be maintained by the
property owner.
10. Demolition of any existing structures on site will require demolition permits.
POLICE DEPARTMENT CONDITIONS
1. All construction must conform to South San Francisco Municipal Code Chapter 15.48.060
Minimum-security standards for single-family dwellings, (Ord. 1477 § 1B, 2013; Ord. 1166
§ 1, 1995).
2. The Police Department reserves the right to review and comment upon the submission of
revised and updated plans.
Contact: Mike Toscano, Police Department, at (650) 877-8927 or [email protected]
WATER QUALITY CONTROL DIVISION CONDITIONS
1. Storm drains must be protected during construction. Discharge of any demolition/construction
debris or water to the storm drain system is prohibited.
2. Roof leaders / gutters must NOT be plumbed directly to storm drains; they shall discharge to
landscaping first.
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Conditions of Approval Page 3 of 3
Contact: Andrew Wemmer, Water Quality Control, at (650) 829-3840 or
[email protected]
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RENDERING1. ADDITIONAL 2ND STORY2. 1ST FLOOR FRONT EXTENSION3. KITCHEN REMODEL AT 1ST FLOOR4. LIVING ROOM REMODEL AT 1ST FLOOR5. ADD (N) ROOF DECK ABOVE LIVING ROOM AND GARAGESCOPE OF WORKPROJECT DATA 4. FOUNDATIONS ARE NOT SURVEYED COMMENCING WORK AND SHALL REPORT ANY DISCREPANCIES TO THIS OFFICE. 5. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AT JOB SITE BEFORE 2. LOCATION OF PROPERTY LINE IS APPROXIMATE 6. DO NOT USE SCALED DIMENSIONS; USE WRITTEN DIMENSIONSGENERAL NOTES UNLESS OTHERWISE NOTED. WRITTEN DIMENSIONS SHALL ALWAYS TAKE 3. ALL DIMENSIONS ARE TO FACE OF CONCRETE AND STRUCTURAL FRAMING,GENERALNEW ONE HOUR WALL ASSEMBLYEXISTING CONCRETE WALLEXISTING WALL SHALL REMAINNEW FULL HEIGHT STUD WALLREMOVE EXISTING WALLSECTION KEYDETAIL KEYCOLUMN GRID LINEDOOR SYMBOLWINDOW SYMBOL7A3A4B5BSEE DOOR SCHEDULESEE WINDOW SCHEDULECOLUMN GRID LINESHEET WHERE IT OCCURSSECTION NUMBERWINDOW TYPEDOOR NUMBERSHEET WHERE IT OCCURS3DETAIL NUMBERSITE SYMBOLPROPERTY LINELEGEND & SYMBOLS PRECEDENCE OVER SCALED DIMENSIONS. PROPERTY LINE DIMENSION CONTAINED HEREIN, AS DESCRIBED BY PUBLIC RECORD 1. ALL WORK SHALL CONFORM TO THE 2019 CALIFORNIA BUILDING CODE, THE STATE OFCALIFORNIA AND ALL OTHER APPLICABLE CODES. GOVERING AUTHORITIES AND CODESTAKE PRECEDENCE OVER DRAWINGS AND SPECIFICATIONS. REPORT DISCREPANCIES TOTHIS OFFICE IMMEDIATELY.FIN. FINISHUNLESS OTHERWISE NOTEDTOP OF CONCRETEPERPENDICULARSQ. SQUAREU.O.N. V.I.F. W/O W/ VERT. VERIFY IN FIELDWITHOUTVERTICALWITHT.O.C. TYP. SYM. STD. TYPICALSYMMETRICALSTANDARDSIM. SCHED. SPEC. REQ. SPECIFICATIONSCHEDULESIMILARREQUIREDPLY. PERP. PAR.OPP. OPG. PLPLYWOODPARALLELOPPOSITEOPENINGPLATEMISC. NTS. N.S. O.C.MIN. MAX.MISCELLANEOUSNEAR SIDENOT TO SCALEON CENTERMAXIMUMMINIMUMHORIZ.FLR.F.O.S. HORIZONTALFACE OF STUDFLOORABBREVIATIONSEL. EXT. FDN. E.W. EA.DWG. ELEVATIONFOUNDATIONEXTERIOREACH WAYDRAWINGEACHCOL.CONT. DET. BLKG.BOT.CLCONTINUOUSCOLUMNDETAILBLOCKINGCENTER LINEBOTTOMBLDG.ARCH. BD.BUILDINGARCHITECTURALBOARDATANDRADIUSRADREFRIGERATORREFERENCEREFREFRIGSTORAGESTOTOP OF CURBTCTPSSDTOP OF PAVEMENTSEE STRUCTURAL DRAWINGSWATER PROOFINGWPWOODWINDOWWDWINGALVGYP BDHEIGHTHTHVACINTERIORINSULINTMEMBNEW(N)MECHANICALINSULATIONGYPSUM WALLBOARDGALVANIZEDA/CADJAPPROXALTAIR CONDITIONINGAPPROXIMATEALTERNATEADJACENTDIAGDIAGONALDIM(E)EXISTINGDIMENSIONDIADIAMETERABVABOVECLGCABCLRCLEARCEILINGCABINETBSMTBASEMENTMEMBRANEMECHMIRRORMIRPARTITIONPTNVAPOR BARRIERVERTICAL GRAINVBVGINDEX OF ARCH. DRAWINGSPROJECT DIRECTORY & INFO.OWNERARCHITECT817 LA MONTAGNE PLACE, SOUTH SAN FRANCISCO, CA 94080&@ADDRESS:1200 DOUGLAS WAY,SOUTH SAN FRANCISCO, CA, 94080A.P.N:011-222-140ZONE:RL-8OCCUPANCY: R-3/U (SINGLE FAMILY HOME WITH ATTACHED GARAGE)FIRE SPRINKLER: NO FIRE SPRINKLERCONSTRUCTION TYPE:V-B (2 STORY)NET LOT AREA:5,799 SQ.FT.ALLOWABLE FAR (50%):2,899.5 SQ.FT.EXISTING FAR: 1,050 SQ.FTPROPOSED FAR: 2,897.2 SQ.FT.ALLOWABLE LOT COVERAGE (50%):2,899.5 SQ.FT.EXISTING LOT COVERAGE: 1,503 SQ.FTPROPOSED LOT COVERAGE:2,149 SQ.FT.REQUIRED SETBACK-FRONT SETBACK:15'STREET SIDE SETBACK: 10'SIDE SETBACK:5'REAR SETBACK:20'PROPOSED FLOOR AREA RATIO (FAR) PER FLOOR EXISTING PROPOSED1ST FLOOR 1,050 SQFT 1,696 SQFT2ND FLOOR - SQFT 748.2 SQFTGARAGE 453 SQFT 453 SQFTTOTAL GROSS 1,503 SQFT2,897.2 SQFTNEW FAR: 2,897.2/5,799 SQFT.=49.9% < 50%NEW LOT COVERAGE: 2,149/5,799 SQFT.= 37% <50%H.C DESIGNP.O.BOX 417MILLBRAE, CA, 94030MA VICTORIA TUVILLA JOUTAINHEATING/VENTILATION/AIR CONDITIONING12.11.10.9.8. 7. 14.13.PRIOR TO BEGINNING OF WORK, THE CONTRACTOR SHALL CONDUCT APRE-CONSTRUCTION MEETING ON SITE TO ARRANGE JOB SCHEDULING WITH THE OWNERAND APPROPRIATE CITY AGENCIES.THE CONTRACTOR SHALL VERIFY ALL MEASUREMENTS AND CONDITIONS. AT THE BUILDINGBEFORE ORDERING MATERIAL OR DOING ANY WORK. THE CONTRACTOR SHALL REPORT ANYINCONSISTENCIES OR ERRORS IN WORK OF OTHERS AFFECTING THE POSSIBLE PERFECTION OFHIS WORK TO THE OWNER. THE CONTRACTOR RESPONSIBLE FOR OBTAINING CLARIFICATIONFROM THE OWNER BEFORE PROCEEDING WITH THE WORK IN QUESTION, OR RELATED WORK.FAILURE TO OBTAIN CLARIFICATION MAY RESULT IN THE WORK BEING REJECTED & CORRECT ATNO COST TO THE PROJECT OR DELAY IN THE PROJECT SCHEDULE. SALVAGE ITEMS ASDIRECTED BY DOCUMENTS AND OWNER.THE CONTRACTOR SHALL BE RESPONSIBLE FOR CHECKING CONTRACT DOCUMENTS, FIELDCONDITIONS AND DIMENSIONS FOR ACCURACY. IF THERE ARE ANY QUESTIONS REGARDINGTHESE OR OTHER COORDINATION QUESTIONS, THE CONTRACTOR SHALL SUBMIT THEM TOTHE OWNER TO OBTAIN CLARIFICATION. THE CONTRACTOR IS RESPONSIBLE FOR OBTAININGCLARIFICATION FROM THE OWNER BEFORE PROCEEDING WITH THE WORK IN QUESTION, ORRELATED WORK. FAILURE TO OBTAIN CLARIFICATION MAY RESULT IN THE WORK BEINGREJECTED AND CORRECTED AT NO COST TO THE PROJECT OR DELAY IN THE PROJECTSCHEDULE.A/ FOR PRODUCTS INDICATED OR SPECIFIED ONLY BY REFERENCE STANDARD, SELECTANY PRODUCT MEETING SUCH STANDARD.B/ FOR PRODUCTS INDICATED OR SPECIFIED ONLY BY NAMING SEVERAL PRODUCTS ORMANUFACTURERS, SELECT ANY ONE OF THE PRODUCTS OR MANUFACTURERS NAMED WHICHCOMPLIES WITH THE SPECIFIED REQUIREMENTS AND SUBMIT A REQUEST FOR SUBSTITUTION INTHE SAME MANNER AS FOR SUBSTITUTIONS FOR A PRODUCT OR MANUFACTURER NOTSPECIFICALLY NAMED.C/ FOR PRODUCTS INDICATED OR SPECIFIED BY NAMING ONE MANUFACTURER, FOLLOWED BYTHE WORDS " OR APPROVED EQUAL", SUBMIT A REQUEST FOR REVIEW OF A SUBSTITUTIONFOR A PRODUCT OR MANUFACTURER NOT SPECIFICALLY NAMED.D/ FOR PRODUCTS INDICATED OR SPECIFIED BY NAMING ONLY ONE PRODUCT ANDMANUFACTURER, THERE IS NO SUBSTITUTION.SUBSTITUTIONS/ SUBJECT TO OWNER APPROVAL:ANY WORK THAT MAY IMPACT ANOTHER TENANT OR ADJACENT BUSINESS (I.E. ANY SHUTDOWNOF UTILITIES, ROTO-HAMMER WORK, ACCESS TO THE OTHER TENANT'S SPACE, FUMES OF ANYKIND, ETC.) MUST BE COORDINATED AND APPROVED BY THE OWNER 24 HOURS IN ADVANCE.ANY WORK THAT IMPACTS THE BUILDING'S ALARM, TELEPHONE OR UTILITY SYSTEMS MUST BESCHEDULED WITH THE OWNER 24 HOURS IN ADVANCE.THE CONTRACTOR SHALL MARK LOCATIONS OF PARTITIONS AND DOORS FOR REVIEW BYTHE OWNER PRIOR TO INSTALLATION. REVIEW WILL BE FOR DESIGN INTENT,CONTRACTOR SHALL COORDINATE AND VERIFY ALL CONDITIONS TO ENSURE PROPER FIT.DETAILS PROVIDED HERE ARE FOR REFERENCE ONLY. CONTRACTOR TO ENSURE ALLPENETRATIONS AND OPENINGS WATER TIGHT.THE CONTRACTOR SHALL PROVIDE STRICT CONTROL OF JOB CLEANING AND CONTAMINATEDRUN OFF TO STORM SEWERS, PREVENT DUST AND DEBRIS FROM EMANATING FROMCONSTRUCTION AREA BY CONSTRUCTION OF DUST BARRIERS AS MAY BE REQUIRED BY THESCOPE OF WORK AND BEST MANAGEMENT PRACTICES.15.A0.0INDEX SHEET & NOTES & RENDERINGSA0.1 SITE PHOTOSA0.2 SITE PHOTOSA0.3 MATERIAL BOARDA0.4 RENDERINGSL-1 LANDSCAPE PLANC-1 GRADING, DRAINAGE & UTILITY PLANA1.0EXISTING SITE PLANA1.1 PROPOSED SITE PLANA1.2 EXISTING & PROPOSED ROOF PLANA2.0 EXISTING/ DEMO 1ST FLOOR PLANA2.1PROPOSED 1ST & 2ND FLOOR PLANSA3.0 EXISTING ELEVATIONSA3.1 PROPOSED COLOR ELEVATLONSA4.0 SECTIONSA5.0 MATERIALS TRANSITION DETAILSVICINITY MAPRENDERINGCONTACT SUSAN KENNEDY AT THE SOUTH SANFRANCISCO SCAVENGER CO. [email protected] OR (650)589-4020 TO SUBMIT TRASH ENCLOSURE PLANS,AND TO OBTAIN ANY ADDITIONAL REQUIREMENTSOR SERVICE INFORMATION.NOTE:CIVIL ENGINEERCLIFF BECHTEL AND ASSOCIAES, LLC.1321 254TH PLACE, SESAMMAMISH, WA, 98075LANDSCAPE ARCHITECTJOHN ALDRICH & ASSOCIATESP.O.BOX 4149MENLO PARK, CA, 94026TEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.INDEXSHEET &NOTES &RENDERINGA0.0P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 8/17/2022 12:10:30 PM
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TEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.SITEPHOTOSA0.1Scale: N.T.SEXISTING SITE PHOTO 11Scale: N.T.SEXISTING SITE PHOTO 22Scale: N.T.SEXISTING SITE PHOTO CROSS STREET DOUGLAS WAY3Scale: N.T.SEXISTING SITE PHOTO CROSS STREET HOLLY AVE4P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/22/2022 1:48:36 PM
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TEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.SITEPHOTOSA0.2Scale: N.T.SEXISTING SITE PHOTO LEFT SIDE NEIGHBOR1Scale: N.T.SEXISTING SITE PHOTO RIGHT SIDE NEIGHBOR2Scale: N.T.SEXISTING SITE PHOTO LEFT SIDE NEIGHBOR REAR VIEW3Scale: N.T.SEXISTING SITE PHOTO RIGHT SIDE NEIGHBOR REAR VIEW4P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/22/2022 1:49:01 PM
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1ST FLR FINISH LEVELELEV=2' 7"
8'-0"9'-0"GRADE LEVELELEV=0' 0"GARAGE LEVELELEV=0' 8"3'-6"GUARDRAIL LEVELELEV=15'-1"WHITE PAINT STUCCOSW 7757WHITE PAINT STUCCOSW 7757TEMPERED GLASSGUARDRAILALUM. WINDOWALUM. WINDOW(N)72"X60" CM(N)60"X48" CM(N)28"X36"CM(N)WHITE PAINT STUCCOSW 7757STONE WALL BRICKEXTERIOR MASONRYBLACK PAINT STUCCOSW 6258(N)PLSTREET SIDE SETBACK10'-0"20'-0"DAYLIGHT PLANHARDIE PLANK SIDINGIRON GRAY COLORDARK GRAY PAINT STUCCOSW 6990(N)34"X80"SOLID WOODDOORTEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.MATERIALBOARD &RENDERINGA0.3Scale: N.T.SFRONT RENDERING1Scale: N.T.SMATERIALS BOARD2P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 8/16/2022 11:33:11 AM
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TEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.RENDERINGSA0.4Scale: N.T.SFRONT RENDERING1Scale: N.T.SFRONT LEFT2Scale: N.T.SFRONT RIGHT3Scale: N.T.SFRONT LEFT W/ NEIGHBORHOOD 4Scale: N.T.SREAR RIGHT W/ NEIGHBORHOOD 4P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 8/16/2022 11:34:51 AM
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NTEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.Scale: 1/8"=1'-0"EXISTING SITE PLAN1EXISTINGSITE PLANA1.0P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/22/2022 1:50:01 PM
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NORTH
114.76
+114.20
114.26+109.62+
114.76
114.68++112
+112
+112
+11
2
114.7
+
+11
4.62+114.6
2
6'+11
2 5'1/8"=1'-0"
3 - 6.75" STEPS UP
TO PORCH, REMOVE
PORCH SIDE WALL
REUSE STEPPING
STONES FOR PATH6'-7"3'-5"20'NTEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.Scale: 1/8"=1'-0"PROPOSED SITE PLAN1PROPOSEDSITE PLANA1.1P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/22/2022 1:50:29 PM
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TEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.Scale: 1/4"=1'-0"PROPOSED ROOF PLAN2EXISTING &PROPOSEDROOF PLANSA1.2Scale: 1/4"=1'-0"EXISTING ROOF PLAN1P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/22/2022 1:09:47 PM
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TEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.Scale: 1/4"=1'-0"EXISTING FLOOR PLAN1EXISTING FLOORPLANA2.0P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/22/2022 1:50:55 PM
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NTEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.Scale: 1/4"=1'-0"PROPOSED 1ST FLOOR PLAN1PROPOSEDFLOOR PLANSA2.1Scale: 1/4"=1'-0"PROPOSED 2ND FLOOR PLAN2P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/22/2022 1:52:05 PM
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8'-0"
8'-0"
9'-11"GRADE LEVELELEV=0' 0"1ST FLR FINISH LEVELELEV=2' 7"GRADE LEVELELEV=0' 0"1ST FLR FINISH LEVELELEV=2' 7"8'-0"TOP OF ROOFELEV=15' -4 1/2"TOP OF ROOFELEV=15' -4 1/2"15'-41
2"
14'-3"GARAGE LEVELELEV=0' 8"GARAGE LEVELELEV=0' 8"8'-0"1ST CLGELEV=10' 7"1ST CLGELEV=10' 7"TEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.Scale: 1/4"=1'-0"EXISTING FRONT ELEVATION1EXISTINGELEVATIONSA3.0Scale: 1/4"=1'-0"EXISTING LEFTL ELEVATION4Scale: 1/4"=1'-0"EXISTING REAR ELEVATION2Scale: 1/4"=1'-0"EXISTING RIGHT ELEVATION3P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/22/2022 1:52:29 PM
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1ST FLR FINISH LEVELELEV=2' 7"2ND FLR FINISHELEV=11'-11"8'-0"1ST CLG.ELEV=10'-7"9'-0"GARAGE LEVELELEV=0' 8"1ST FLR FINISH LEVELELEV=2' 7"2ND FLR FINISHELEV=11'-11"8'-0"1ST CLG.ELEV=10'-7"9'-0"GARAGE LEVELELEV=0' 8"GRADE LEVELELEV=0' 0"TEMPERED GLASSGUARDRAIL(N)32"X80"(N)36"X80"(N)(N)30"X80"3'-6"(N)60"X84" SL.DR(N)60"X48" CM(N)60"X48" CM(N)48"X24"SL(N)48"X24"SL(N)18"X60"FX(N)18"X60"FX(N)(N)72"X60"CM(N)(N)Haie
r MemariM
ar
ket
TEMPERED GLASSGUARDRAIL2ND CLG.ELEV=20'-11"TOP ROOFELEV=23'-5"1ST ROOF.ELEV=11'-7"2ND CLG.ELEV=20'-11"TOP ROOFELEV=23'-5"1ST ROOF.ELEV=11'-7"TEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.Scale: 1/4"=1'-0"PROPOSED HORIZONTAL SECTION1PROPOSEDSECTIONSA4.0Scale: 1/4"=1'-0"PROPOSED VERTICAL SECTION2P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/22/2022 1:53:52 PM
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TEL: 415-373-2999E-MAIL: [email protected], CA 94030P.O.BOX 417This drawing is the property of H.C. Design &Management and shall not be reproduced, copied,lent or disposed of directly or indirectly nor used forany purpose other than that for which it is specificallyfurnished and must be returned to H.C. Design &Management on completion of work, if requested.Copyright H.C. Design & Management Writtendimensions on these drawings shall haveprecedence over scaled dimensions; contractorverify, and be responsible for, all dimensions andshall verify, and be responsible for, all dimensionsand conditions on the job and this office must benotified of any variations from the dimensions andconditions shown by these drawings. Shop detailsmust be submitted to this office for review beforeproceeding with fabrication.MATERIALTRANSITIONDETAILSA5.0P:\HC Design\Projects\2021\21018_(1200 douglas way, ssf)\Architectural\Arch - Copy.dwg, 6/24/2022 12:59:58 PM
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