CO NDITIO NAL USE HEARING SA N FRA N CISC O PLA N NIN G C O M MISSIO N M AY 21, 2020 ELEVATION architects K A R A M A N O S R E SI D E N C E 1159 Green Street , Suite 4 San Francisco , CA 94109 4 1 1 8 2 1 st S tr e e t • S a n F r a n cis c o, C alif o r nia • 9 4 1 1 4 :v 415 .537 .1125 :w www .elevationarchitects .com
VIEW FROM SOUTHEAST EVENTS SINCE APRIL 23, 2020 PLANNING COMMISSION HEARING: • Jacob Bintliff of Supervisor Mandelman's office coordinates communication between the project sponsor and the neighbors • Neighbor's concerns are solicited in meeting with Supervisor Mandelman • Project sponsor team meets with Supervisor Mandelman to present project • Project sponsor is presented with neighbor items of concern - CONCERN 1: Possible property line encroachment at 4124 21st street - CONCERN 2: Extending beyond the top floors of 4112 21st and 4124 21st is out of scale and negatively impacts light on neighbors’ properties. - CONCERN 3: Decks and window area negatively impact neighbors’ privacy and the increased window area produces additional nighttime light. - CONCERN 4: Setback at west property line for light to neighbor bathroom • Project sponsor team and neighbors meet with Supervisor • Project sponsor presents a response to neighbor's requests - RESPONSE 1: Provide a visual marking of boundary survey confirming there is no encroachment - RESPONSE 2: Illustrates that the design is in scale and significantly IMPROVES light to neighboring properties - RESPONSE 3: Revise windows to reduce glass area by 19% to improve privacy and reduce nighttime light - RESPONSE 4: Offer skylight to neighbor for light to bathroom • Despite on-going negotiations and having addressed all of their concerns, neighbors rejected revisions and filed multiple complaint letters with the Planner while Project Sponsor continued good faith negotiations and discussions VIEW FROM NORTHWEST C O N D I T I O N A L U S E H E A R I N G : M A Y 2 1, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E PATH SINCE CU HEARING 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 :w www.elevationarchitects.com
i I I I I I I I I 25.ao' I I I t U I I 6 3t .7 t' 3l .77' 3 o ITEMS REQUESTED BY NEIGHBORS IN COMMUNICATION WITH SUPERVISOR MANDELMAN’S OFFICE: f s I t.25', r-\ a Al t U.OJ CONCERN 1: PERCEIVED PROPERTY LINE ENCROACHMENT AT 4124 21ST STREET I loL 17 I The owner has provided to the Supervisor and the neighbors on multiple occasions, a legal boundary survey for (! I ! the property that was prepared AFTER the construction was stopped. Despite the fact that the survey shows that (0 I __1 there is no encroachment, the neighbors have requested a visual marking of the property line to verify the ()1 a I a I dimensions as shown in the survey. I I t t ac aal o),/J • There is no encroachment as seen in the survey. the range of setback from the property line is 0.18' (2") at the o)./J I southeast corner to 1.38' (16.5") along the west property line adjacent to 4124 21st I • The owner is committed to providing the visual marking of the survey prior to the issuance of the final building permit. I I I t I I t t -l L5 9L I o.ta' L-- 1.36' o.86', o.55', {( 2l st. tsOUNDARY SURVTY 4 I j B 2 I tt Street 3an franatca CA 3\A/ TT TNGINTTR NG 3520 CEDAR SPRINGS LN., N/TADOW VI5TA, CA95722 530-87 E-G7 32 CfLl I t C-E3B-A t B5 E lrl A I L : donsw $t @ sw $len qt n e enn q. net C O N D I T I O N A L U S E H E A R I N G : M A Y 2 1, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E PROJECT ALTERATIONS: CONCERN 1 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 www.elevationarchitects.com :w
ITEMS REQUESTED BY NEIGHBORS IN COMMUNICATION WITH SUPERVISOR MANDELMAN’S OFFICE: CONCERN 2: EXTENDING BEYOND THE TOP FLOORS OF 4112 21ST AND 4124 21ST IS OUT OF SCALE AND NEGATIVELY IMPACTS LIGHT ON NEIGHBORS’ PROPERTIES. This concern is addressed in the design of the building and does not require any revisions to the project. The building is exactly IN SCALE with the neighboring buildings: • The basement level is located in the same location as the existing house • The 1st floor level rear wall is aligned with 4112 21st and almost aligned with 4124 21st. REMOVES 11'-2" of this floor to be within the required setback • The 2nd floor north wall is aligned with the 1st floor north wall EXISTING REMOVES 11'-2" of this floor to be within the required setback • The 3rd floor wall is setback an additional 4'-0" to align with the 3rd floor of 4112 21st. • The mass of this two-family house is virtually identical to the single-family 4112 21st Street • Project significantly improves access to light and views into the mid-block open space FOR ALL NEIGHBORS RAISED PARAPET AT EAST PROPERTY LINE SKYLIGHT LIVING ROOM DINING ROOM KITCHEN AREA REMOVED OUTLINE OF EXISTING HOUSE NON-COMPLYING REAR YARD MASS REMOVED LAUNDRY BATH 1 HALL BEDROOM 1 MASTER FROM EXISTING HOUSE MASTER BEDROOM CLOSET UNIT 2 1-HOUR FIRE SEPARATION UNIT 1 1-HOUR FIRE SEPARATION PER CBC 406.3.4 PROVIDE A 1-HOUR FIRE RATING BET . UNIT 2 GARAGE AND LIVING SPACE W/ 5/8" TYPE X GYP . BD. ON WALLS UNIT 1 AND CEILING. GARAGE 21ST STREET ROOF DECK BEDROOM 2 CLO BEDRM 1 LAUNDRY BATH 1 PROP LINE 15'-0" SIDEWALK LIVING / DINING ROOM KITCHEN STORAGE REAR YARD 2'-6" FRONT YARD SETBACK 12'-0" 53'-7 1/2" SEC. 136 12'-0" BONUS 55% OF LOT DEPTH REAR YARD PROPOSED SETBACK C O N D I T I O N A L U S E H E A R I N G : M A Y 2 1, 2 0 2 0 ELEVATION architects K A R A M A N O S R E S I D E N C E PROJECT ALTERATIONS: CONCERN 2 1159 Green Street, Suite 4 4 1 1 8 2 1 s t S tr e e t • S a n F r a n cis c o, C alif o r n ia • 9 4 1 1 4 San Francisco, CA 94109 :v 415.537.1125 :w www.elevationarchitects.com
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