3140 16th St. Project Plans

3140 16TH STREET
16TH AND ALBION, SAN FRANCISCO CA

02.25.2016
VARIANCE APPLICATION
PROJECT DESCRIPTION
16TH ST.
SHEET NAME
SHEET INDEX
02/25/2016
.
VALENICIA ST
ALBION ST.
.
GUERRERO ST
15TH ST.
THE PROJECT PROPOSES TO CONVERT AN EXISTING TWO

STORY PARKING GARAGE STRUCTURE AT THE CORNER OF 16TH
AND ALBION INTO A MIXED-USE STRUCTURE. THE EXISTING
GROUND FLOOR WILL BE ADAPTED TO ACTIVE STREET FRONTING
NEIGHBORHOOD SERVING RETAIL FACING 16TH STREET, WITH
A NEW RESIDENTIAL LOBBY OFF OF ALBION. PARKING FOR THE
RESIDENTIAL AND RETAIL USES IS BARRIED BEHIND THE ACTIVE
FRONTAGES. THE SECOND FLOOR WILL BE CONVERTED TO FOUR
RESIDENTIAL UNITS. THE BARREL VAULTED ROOF WILL REMAIN
UNDER A NEW RESIDENTIAL ROOF DECK AMENITY SERVED WITH
TWO STAIRS AND ONE ELEVATOR PENTHOUSE. PROJECT SEEKS A
REAR YARD VARIANCE.
X
CS COVER SHEET
X
G0.01
PROJECT DATA + PLANNING CODE OVERVIEW
X
G0.02 PLANNING DIAGRAMS
X
G0.03
SITE CONTEXT IMAGES
X
G0.04 PROJECT PHOTOS
X
A1.00 SITE PLAN
X
A1.10 DEMO PLANS
X
A1.11 DEMO PLANS
X
A1.20
EXISTING EXTERIOR ELEVATIONS (16TH, ALBION)
X
A1.20
EXISTING EXTERIOR ELEVATIONS (REAR)
X
A2.10
PROPOSED PLANS - LEVEL 1, LEVEL 2
X
A2.11
PROPOSED PLANS- ROOF
X
A2.20
PROPOSED ELEVATIONS (16TH, ALBION)
X
A2.21
PRPOSED ELEVATIONS (REAR)
X
A2.30 PROPOSED SECTIONS
3140 16TH STREET | SAN FRANCISCO, CA

N
14019
02.25.16
CS
PLANNING CODE SUMMARY
BARARCHITECTS
Level
1
2
Retail Core
GSF
550
0
Total
550
BUILDING AREA TABULATIONS

Retail*
Residential Residential
GSF
Circulation
Units*
4,854
1,461
0
0
650
8,881
4,854
UNIT AREA TABULATIONS

Unit
Gross
Count
Leasable*
Unit A - 2 bdrm
1
2,256
Unit B - 2 bdrm
1
2,148
Unit C - 2 bdrm
1
2,147
Unit D - 2 bdrm
1
2,330
Total (100% 2 bdrm)
4
8,881
2,111
Private
Courts
0
190
190
560
940
NOTE: GROSS RESIDENTIAL IS MEASURED TO EXTERIOR FACE OF EXTERIOR

WALL, CORRIDOR FACE OF CORRDOR WALL, AND CENTERLINE OF DEMISING
WALL
OPEN SPACE REQ.

100 SF COMMON / UNIT
400 SF REQ'D - PROJECT COMPLIES,
SEE SHEET G0.02
8,881
PROJECT ADDRESS:

BLOCK / LOT:
3140-50 16TH STREET

SAN FRANCSICO, CA 94103
LOT AREA:
10,214 SF
ZONING DISTRICT:

V-NCT - VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT

MISSION ALCOHOLIC BEVERAGE SPECIAL USE DISTRICT
3555 / 018
Parking
GSF
3,123
0
TOTAL
AREA PLAN:
MISSION AREA PLAN
9,988
9,531
PERMITTED USES:

RESIDENTIAL USES PERMITTED - 40% 2-BEDROOM MIX REQUIRED - COMPLIES

NON-RESIDENTIAL USES PERMITTED UP TO 2,999 SF - COMPLIES
NON-RESIDENTIAL USES CONDITIONAL OVER 3,000 SF
3,123
19,519
HEIGHT / BULK:
55-X HIEGHT AND BULK
ADDL HEIGHT LIMITS:

ALBION IS A 40-FT R.O.W. AND THEREFORE SUBJECT TO SECTION 261.1

10-FT SETBACK ABOVE 50-FT HEIGHT (40 x 1.25 = 50)
BUILDING DOES NOT EXCEED 50-FT, THEREFOR NO SETBACK REQUIRED
REAR YARD:
SECTION 134 APPLIES - SEE VARIANCE REQUEST SHEET G0.02
OPEN SPACE:
SECTION 135 APPLIES - SEE COMPLIANCE DIAGRAM SHEET G0.02
Retail
Residential
Total
CAR PARKING COUNT

Code
Allowed
1:1500 SF
2
1:2 DU
2
BIKE PARKING COUNT

Code
Req'd
Res. Type 1
1:01 DU
4
Res. Type 2
1:20 DU
1
Retail Type 1
1:2500 SF
0
Retail Type 2
1:2500 SF
1
Provided
2
2
4
PARKING:
RESIDENTIAL: 0.5 SPACES/DU PERMITTED

RETAIL: 1/1,500 SF PERMITTED

OFF-STREET LOADING: NOT REQUIRED FOR RESIDENTIAL UNDER 100,000 GSF

NOT REQUIRED FOR RETAIL USES UNDER 10,000 GSF
STREET FRONTAGE:
MIN. 25-FT DEPTH FOR ACTIVE GROUND FLOOR USES ON GROUND FLOOR -
COMPIES

MIN. 14-FT FLOOR TO FLOOR FOR GROUND FLOOR NON-RESIDENTAIL USES -
COMPLIES
Provided
4
1
0
1
HISTORIC PRESERVATION EVALUATION SUMMARY

NATIONAL REGISTER SURVEY STATUS: B - POTENTIAL HISTORIC RESOURCE
INNER MISSION NORTH HISTORIC RESOURCE SURVEY STATUS:

A - HISTORIC RESOURCE PRESENT

* INDIVIDUAL HISTORIC RESOURCE & CONTRIBUTOR TO THE 16TH & VALENCIA

POST-FIRE HISTORIC DISTRICT

* APPEARS ELIGIBLE FOR CA REGISTER OF HISTORICAL RESOURCES

* APPEARS ELIGIBLE FOR NATIONAL REGISTER BOTH INDIVIDUALLY AND AS A CONTRIBUTOR TO

A NR ELIGIBLE DISTRICT THROUGH SURVEY EVALUATION
BUILDING CODE SUMMARY

OCCUPANCY
B, M - RETAIL

S-2 - PARKING GARAGE
R-2 - RESIDENTIAL
AREA TABULATION + PROJECT STATS
CONTSTRUCTION TYPE
TYPE VB
MAX. ALLOWABLE HEIGHT
60-FT
MAX. NUMBER OF STORIES
PROJECT DATA
14019
02.25.16
G0.01
400 SF REQD PER

SECTION 135 (DARK GREEN)
15TH
TOTAL COMPLIANT
OPEN SPACE 735 SF
VALENCIA
ALBION
GUERRERO
ROOF DECK
(E) BLDG
FOOTPRINT
ROOF
ROOF
16TH
REAR YARD VARIANCE REQUEST DIAGRAM
OPEN SPACE COMPLIANCE
THE EXISTING STRUCTURE DOES NOT COMPLY WITH PLANNING CODE SECTION 134.
IN ORDER TO KEEP THE EXISTING STRUCTURE , AND DUE TO THE BLOCKS IRREGULAR REAR-YARD PATTERN, THE
PROJECT SEEKS A REAR YARD VARIANCE.
THE PROPOSED PROJECT COMPLIES WITH, AND EXCEEDS, OPEN SPACE REQUIREMENTS.
PLANNING DIAGRAMS
N
14019
02.25.16
G0.02
1. 16th and Albion Streets - facing Southwest corner of site
2. 16th St. - looking west
3. 16th St. - looking east
4. Looking South from 16th bewtween Albion and Mission
VALENCIA ST.
ALBION ST.
GUERRERO ST.
15TH ST.
5. Looking South from 16th between Albion and Guerrero

SITE
7
1
ALBION ST.
16TH ST.
6. Looking Southwest from conrner of 16th and Albion
7. Albion St. - Looking North
SITE CONTEXT IMAGES

N
14019
02.25.16
G0.03
Existing Building Photos

14019
02.25.16
G0.04
14019
3105-3111
16TH ST.
02.25.16
3106-3116
16TH ST.
3128 16TH ST.
3126 16TH ST.
3122-3124
16TH ST.
3140 16TH ST.

PROJECT SITE
ALBION ST.
3160 16TH ST.
3162 16TH ST.
3164 16TH ST.
3166 16TH ST.
81-85 ALBION ST.
3117 16TH ST.
3129-3131
16TH ST.
3133-3139
16TH ST.
3141 16TH ST.
3147-3151
16TH ST.
3160 16TH ST.
3160 16TH ST.
3160 16TH ST.
76 ALBION ST.
480 VALENICA ST.
3162-661 6TH ST.
16TH ST.

SITE PLAN
0
32
16
N
A1.00
DEMO FOR (N)

WINDOW
DEMO FOR PROPOSED

RESIDENTIAL LOBBY
ENTRY
DEMO FLOOR
SLAB FOR ELEV.
+ STAIR CORE
DEMO FLOOR
SLAB FOR
ELEV. PIT.
DEMO RAMP +
ACCESSORY
PARTITIONS
ALBION ST.
ALBION ST.
DEMO FOR PROPOSED

PARKING ENTRY
DEMO RAMP +
ACCESSORY
PARTITIONS
DEMO SLAB
FOR EXHAUST
DEMO SLAB FOR

EGRESS STAIR
DEMO FOR PROPOSED

RETAIL ENTRY
DEMO SLAB FOR

EGRESS STAIR
DEMO
16TH ST.
GROUND FLOOR DEMO PLAN
16TH ST.
2ND FLOOR DEMO PLAN
EXISTING BUILDING- DEMO PLANS

14019
02.25.16
4
0
16
8
A1.10
DEMO ROOF
FOR ELEV. +
STAIR CORE
DEMO ROOF FOR

COURTYARD
ALBION ST.
DEMO ROOF
FOR EXHAUST
DEMO ROOF
FOR ATRIUM
DEMO ROOF
FOR EGRESS
STAIR CORE
16TH ST.
ROOF DEMO PLAN
EXISTING BUILDING- DEMO PLANS

14019
02.25.16
4
0
16
8
A1.11
55-HEIGHT LIMIT
REPLACE WINDOWS
REMOVE EXISTING
GARAGE DOORS
DEMO WALL FOR REMOVE EXISTING

(N) OPENING
GARAGE DOORS
DEMO WALL FOR

(N) OPENING
NEIGHBOR, BEYOND
30-TO TOP OF
BARREL VAULT
0-GROUND LEVEL
SOUTH ELEVATION - DEMO

55-HEIGHT LIMIT
DEMO WALL FOR
(N) LOBBY ENTRY
DEMO WALL FOR

(N) PARKING ENTRY
REPAIR PLASTERWORK
REPLACE WINDOWS
THROUGHOUT
30-TO TOP OF
BARREL VAULT
0-GROUND LEVEL
WEST ELEVATION - DEMO
EXISTING EXTERIOR ELEVATIONS

14019
02.25.16
4
0
16
8
A1.20
55-HEIGHT LIMIT
30-TO TOP OF
BARREL VAULT
81-85 ALBION ST
480 VALENCIA ST
0-GROUND LEVEL
ALBION ST.
NORTH (REAR) ELEVATION- DEMO
EXISTING EXTERIOR ELEVATION

14019
02.25.16
4
0
16
8
A1.21
ALBION ST.
ALBION ST.
16TH ST.
16TH ST.
GROUND FLOOR PLAN
=(E) WALL
=(N) PARTITION
2ND FLOOR PLAN

=(E) WALL
=(N) PARTITION
=(N) DEMISING WALL
PROPOSED FLOOR PLANS

14019
02.25.16
4
0
16
8
A2.10
ALBION ST.
SLOPE
VARIES
SLOPE
VARIES
SLOPE
VARIES
SLOPE
VARIES
SLOPE
VARIES
REPLACE ROOF W/ NEW BARREL VAULTED ROOF TO MATCH

EXISTING CONDITIONS
16TH ST.
ROOF PLAN
ROOF PLAN
14019
02.25.16
4
0
16
8
A2.11
55-HEIGHT LIMIT
REPLACE THROUGHOUT
W/ ALUM SASH WINDOWS,
TYP.
ELEVATOR + STAIR
ACCESS TO ROOF
PROPOSE ROOF
TOP DECK, BEYOND
(N) STAIR CORE,

BEYOND
46-TO TOP OF ELEV.

AND STAIR PENTHOUSE
NEIGHBOR, BEYOND
30-TO TOP OF
BARREL VAULT
0-GROUND LEVEL
ALBION ST.
SOUTH ELEVATION - 16th STREET
55-HEIGHT LIMIT
(N) PARKING ENTRY
REPAIR PLATERWORK
AND REPAINT ELEVATION
46-TO TOP OF ELEV.

AND STAIR PENTHOUSE
(N) EGRESS STAIR, BEYOND

REPLACE WINDOWS W/ ALUM
SASH WINDOWS.
30-TO TOP OF
BARREL VAULT
PROVIDE (N) PAINT, THROUGHOUT
0-GROUND LEVEL
16TH ST.
(N) LOBBY ENTRY + STOREFRONT SYSTEM
WEST ELEVATION- ALBION STREET
PROPOSED ELEVATIONS
14019
02.25.16
4
0
16
8
A2.20
55-HEIGHT LIMIT
ADD (N) WINDOW
46-TO TOP OF ELEV.

AND STAIR PENTHOUSE
30-TO TOP OF
BARREL VAULT
81-85 ALBION ST
480 VALENCIA ST
0-GROUND LEVEL
ALBION ST.
ALBION ST.
NORTH (REAR) ELEVATION
PROPOSED ELEVATIONS
14019
02.25.16
4
0
16
8
A2.21
NORTH-SOUTH SECTION
EAST-WEST SECTION
=(E) WALL
=(N) PARTITION
=(N) DEMISING WALL
SECTIONS THROUGH PROPOSED SCHEME

14019
02.25.16
4
0
16
8
A2.30

3140 16th St. Project Plans

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3140 16TH STREET

16TH AND ALBION, SAN FRANCISCO CA

THE PROJECT PROPOSES TO CONVERT AN EXISTING TWO

3140 16TH STREET | SAN FRANCISCO, CA

PLANNING CODE SUMMARY

BUILDING AREA TABULATIONS

UNIT AREA TABULATIONS

NOTE: GROSS RESIDENTIAL IS MEASURED TO EXTERIOR FACE OF EXTERIOR

OPEN SPACE REQ.

3140-50 16TH STREET

V-NCT - VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT

MISSION AREA PLAN

RESIDENTIAL USES PERMITTED - 40% 2-BEDROOM MIX REQUIRED - COMPLIES

55-X HIEGHT AND BULK

ADDL HEIGHT LIMITS:

ALBION IS A 40-FT R.O.W. AND THEREFORE SUBJECT TO SECTION 261.1

SECTION 134 APPLIES - SEE VARIANCE REQUEST SHEET G0.02

SECTION 135 APPLIES - SEE COMPLIANCE DIAGRAM SHEET G0.02

CAR PARKING COUNT

BIKE PARKING COUNT

HISTORIC PRESERVATION EVALUATION SUMMARY

BUILDING CODE SUMMARY

AREA TABULATION + PROJECT STATS

MAX. ALLOWABLE HEIGHT

MAX. NUMBER OF STORIES

3140 16TH STREET | SAN FRANCISCO, CA

400 SF REQD PER

REAR YARD VARIANCE REQUEST DIAGRAM

OPEN SPACE COMPLIANCE

3140 16TH STREET | SAN FRANCISCO, CA

1. 16th and Albion Streets - facing Southwest corner of site

2. 16th St. - looking west

3. 16th St. - looking east

4. Looking South from 16th bewtween Albion and Mission

5. Looking South from 16th between Albion and Guerrero

6. Looking Southwest from conrner of 16th and Albion

7. Albion St. - Looking North

3140 16TH STREET | SAN FRANCISCO, CA

SITE CONTEXT IMAGES

3140 16TH STREET | SAN FRANCISCO, CA

Existing Building Photos

3128 16TH ST.

3126 16TH ST.

3140 16TH ST.

3160 16TH ST.

3162 16TH ST.

3164 16TH ST.

3166 16TH ST.

81-85 ALBION ST.

3117 16TH ST.

3141 16TH ST.

3160 16TH ST.

3160 16TH ST.

3160 16TH ST.

3162-661 6TH ST.

3140 16TH STREET | SAN FRANCISCO, CA

DEMO FOR (N)

DEMO FOR PROPOSED

DEMO FOR PROPOSED

DEMO SLAB FOR