www.sfplanning.org
Certificate of Appropriateness Case Report HEARING DATE: AUGUST 16, 2017
Filing Date: March 31, 2017 Case No.: 2017-003927COA Project Address: 581 Waller Street Historic Landmark: Duboce Park Landmark District Zoning: RTO (Residential, Transit-Oriented) 40-X Height and Bulk District Block/Lot: 0865/022 Applicant: Eliza Hart, Hart Wright Architects
2742 17th Street San Francisco, CA 94110
Staff Contact: Shelley Caltagirone - (415) 558-6625 [email protected]
Reviewed By: Tim Frye – (415) 575-6822 [email protected]
PROPERTY DESCRIPTION 581 Waller Street, south side between Pierce and Potomac Streets, Assessor’s Block 0865, Lot 022. Built ca. 1900, 581 Waller St. is a 3.5-story, wood frame, single family residential building originally designed in the Queen Anne style. The rectangular-plan building, re-clad in wood shingles, is capped by a gable roof. The primary façade faces north and is 2 bays wide. The basement level includes a concrete and brick stairway that leads to a recessed entry porch in the right bay and a garage and secondary entrance in the left bay. The first floor features a recessed entry porch with a single wood post support and solid parapet wall sheltering a flush wood door and a small window in the right bay. The left bay contains a semi- hexagonal bay window with sliding and one-over-one metal sash windows. The second floor includes cutaway bay windows at each end with one-over-one metal sash windows. The frieze and spandrel panel at the second floor feature fish scale shingles, and the second floor is capped by an intermediary cornice. The gable half-story has a central sliding metal sash window. The primary façade terminates in a raking cornice and includes a projecting panel with fish scale wood shingles at the gable peak. The subject property is a contributing building within the Duboce Park Landmark District. It is located in a RTO (Residential, Transit-Oriented) Zoning District and a 40-X Height and Bulk District.
PROJECT DESCRIPTION The proposed project is to restore the building’s cladding and architectural trim at the front façade based on building physical evidence and similar buildings by the same builder, Fernando Nelson; to re-build the front stairs with a wood railing and cast concrete steps; to replace the existing non-historic windows with wood double-hung window sashes; to add two roof dormers at the east and west slopes of the gabled roof; to construct minor additions at the rear of the building of approximately 201 square feet; and, to construct new rear decks. The work is described in more detail below:
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Case Number 2017-003927COA 581 Waller Street
• The front façade cladding and trim details will be restored based on existing physical building evidence and matching buildings from the same date and builder.
• The front windows will be replaced with double-hung wood sash windows with ogee lugs.
• The proposed dormers will be set back 12’6” from the front façade and will spring from the ridgeline with a 12/6 slope.
• The rear addition at the ground and second floor with infill a 6’-6” deep by 9’-3” wide niche on the east side of the rear façade. A deck will be constructed at the roof of this addition.
• A second rear addition will expand the west side of the third floor 2’ towards the rear property line and a deck will be constructed at the roof of this addition.
• The new rear deck will be 12’ deep and will be set back approximately 3’ from each side property line. It will have a privacy 10’ tall privacy screen on the east side.
• The windows and doors at the rear façade will be replaced with contemporary units.
• Three operable skylights will be added to the roof.
• The front stairs will be replaced. The steps will be pre-cast concrete treads and risers with a bull-nosed edge detail to mimic wood steps. The side walls will be clad in wood siding and the railing will be composed of simple wood spindles and newel posts.
• The existing non-historic concrete structures will be removed from the front setback area and replaced with flat poured concrete.
• The garage door will be replaced with a new painted wood sectional door with frosted glazing.
OTHER ACTIONS REQUIRED No other actions are required for approval of the associated building permit application.
COMPLIANCE WITH THE PLANNING CODE PROVISIONS The proposed project complies with all aspects of the Planning Code.
APPLICABLE PRESERVATION STANDARDS ARTICLE 10 Pursuant to Section 1006.2 of the Planning Code, unless exempt from the Certificate of Appropriateness requirements or delegated to Planning Department Preservation staff through the Administrative Certificate Appropriateness process, the Historic Preservation Commission is required to review any applications for the construction, alteration, removal, or demolition of any designated Landmark for which a City permit is required. Section 1006.6 states that in evaluating a request for a Certificate of Appropriateness for an individual landmark or a contributing building within a historic district, the Historic Preservation Commission must find that the proposed work is in compliance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, as well as the designating Ordinance and any applicable guidelines, local interpretations, bulletins, related appendices, or other policies.
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Case Number 2017-003927COA 581 Waller Street
ARTICLE 10 – Appendix N – Duboce Park Landmark District
In reviewing an application for a Certificate of Appropriateness, the Historic Preservation Commission must consider whether the proposed work would be compatible with the character of the Duboce Park Landmark District as described in Appendix N of Article 10 of the Planning Code and the character-defining features specifically outlined in the designating ordinance.
THE SECRETARY OF THE INTERIOR’S STANDARDS Rehabilitation is the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features that convey its historical, cultural, or architectural values. The Rehabilitation Standards provide, in relevant part(s):
Standard 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
The project will retain the existing residential use of the building while restoring the cladding and features of the front façade and causing no changes to the building’s character-defining features. The proposed dormer and rear additions will retain the overall form of the building’s gabled roof and will not substantially change its existing footprint.
Standard 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
The historic character of the property will be retained by the project. At the front façade, non-original cladding will be removed in order to allow for restoration of the façade cladding and trim details in accordance with physical building evidence and matching buildings constructed by the same builder, Fernando Nelson, in the Duboce Park Landmark District. The alteration of the gabled roof with sloped-roofed dormers will be minimally visible from the public right-of-way and will not detract from the character of the building or district. The rear façade of the building is not character-defining and it is not visible from the public right-of-way. The additions and alterations to the rear facade will not harm the integrity of the historic building or district.
Standard 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
The project will not create a false sense of historical development. The proposed front façade features have been designed based upon building evidence remaining under the non-historic shingles and matching buildings of the same style and construction date designed by the same building, Fernando Nelson. Where precise profiles or details are missing, simplified designs have been used to differentiate these features as from fully restored features.
Standard 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
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Case Number 2017-003927COA 581 Waller Street
No distinctive materials, features, finishes, or construction or craftsmanship examples will be removed from the historic property. The windows and the portion of the rear façade and roof to be removed do not display any distinctive character. The project will reintroduce elements to the front façade that reflect the distinctive design and craftsmanship of the original façade.
Standard 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
The proposed dormers, small rear additions, and alterations to the rear façade cladding and fenestration will not destroy character-defining features of the property. The proposed dormers are substantially set back from the front façade and have a sloped roof at approximately half the pitch of the existing gabled roof. The dormer cheek walls will be clad in horizontal wood siding. The placement and design of the dormers make them compatible additions to the building, which are subordinate in their scale and minimally visible from the public right-of-way.
The proposed additions and alterations at the rear of the building will not destroy any character defining features of the building and will not be visible from any public right-of-way. The work is consistent with the treatment of rear facades in the Duboce Park Landmark District.
The remaining construction will restore the front façade and front stairs of the subject building. All new features will be designed to replicate the details of elements indicated by physical building evidence and found on matching buildings from Fernando Nelson within the district. The work will include new appropriately designed trim, siding windows, stairs, and railings. Where precise information regarding the profile or dimension of a new element is unknown, such as the stair railing or porch post, a simplified design will be implemented so as not to create a false sense of historic with un-verified ornamentation. Pre-cast concrete treads will be used for the porch steps to improve the durability and function of the stairs; however, the bull-nosed profile of the steps will sufficiently replicated the appearance of traditional wood steps. Overall, the work will significantly improve the historic character of the building and streetscape.
Standard 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
The proposed dormers and rear small rear additions could be removed in the future without harming the integrity of the historic property.
PUBLIC/NEIGHBORHOOD INPUT The Department has received no public input on the project at the date of this report.
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Case Number 2017-003927COA 581 Waller Street
STAFF ANALYSIS Based on the requirements of Article 10 and the Secretary of Interior’s Standards, staff has determined that the proposed work is compatible with the character-defining features of the subject site and with the Duboce Park Landmark District.
The project will retain the existing residential use and historic character of the building and landmark district while restoring the cladding and features of the front façade. At the front façade, non-original cladding will be removed in order to allow for restoration of the façade cladding and porch stairs in accordance with physical building evidence and matching buildings constructed by the same builder, Fernando Nelson, in the Duboce Park Landmark District. The work will include new appropriately designed trim, siding windows, stairs, and railings. Where precise information regarding the profile or dimension of a new element is unknown, such as the stair railing or porch post, a simplified design will be implemented so as not to create a false sense of historic with un-verified ornamentation. Pre-cast concrete treads will be used for the porch steps to improve the durability and function of the stairs; however, the bull-nosed profile of the steps will sufficiently replicated the appearance of traditional wood steps. Overall, the work will significantly improve the historic character of the building and streetscape.
The alteration of the gabled roof with sloped-roofed dormers will be minimally visible from the public right-of-way and will not detract from the character of the building or district. The proposed dormers are substantially set back from the front façade and have a sloped roof at approximately half the pitch of the existing gabled roof. The dormer cheek walls will be clad in horizontal wood siding. The placement, scale, and design of the dormers make them compatible additions to the building.
The rear façade of the building is not character-defining and it is not visible from the public right-of-way. The additions and alterations to the rear facade will not harm the integrity of the historic building or district since the windows and the portion of the rear façade and roof to be removed do not display any distinctive character. The work is consistent with the treatment of rear facades in the Duboce Park Landmark District.
The remaining construction will restore the front façade and front stairs of the subject building. All new features will be designed to replicate the details of elements indicated by physical building evidence and found on matching buildings from Fernando Nelson within the district.
Staff finds that the proposed work is compatible with the Duboce Park Landmark District and recommends approval.
ENVIRONMENTAL REVIEW STATUS The Planning Department has determined that the proposed project is exempt/excluded from environmental review, pursuant to CEQA Guideline Sections 15301 (Class One – Minor Alteration) because the project includes a minor alteration of an existing structure that meets the Secretary of the Interior’s Standards.
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Case Number 2017-003927COA 581 Waller Street
PLANNING DEPARTMENT RECOMMENDATION Planning Department staff recommends APPROVAL WITH CONDITIONS of the proposed project as it appears to meet the Secretary of the Interior Standards for Rehabilitation.
• The Project Sponsor shall contact Planning Department preservation staff once full demolition of the existing non-historic cladding is complete to coordinate on site review prior to work commencing on the exterior restoration.
• The Project Sponsor shall revise the proposed façade restoration details based on physical evidence and staff site visit recommendations subject to Department review and approval.
ATTACHMENTS Draft Motion Parcel Map 1998 Sanborn Map Aerial Photograph Plans and Site Photographs SC: G:\DOCUMENTS\Projects\581 Waller\Case Report.doc
www.sfplanning.org
Historic Preservation Commission Motion No. ####
HEARING DATE: AUGUST 16, 2017
Filing Date: March 31, 2017 Case No.: 2017-003927COA Project Address: 581 Waller Street Historic Landmark: Duboce Park Landmark District Zoning: RTO (Residential, Transit-Oriented) 40-X Height and Bulk District Block/Lot: 0865/022 Applicant: Eliza Hart, Hart Wright Architects
2742 17th Street San Francisco, CA 94110
Staff Contact: Shelley Caltagirone - (415) 558-6625 [email protected]
Reviewed By: Tim Frye – (415) 575-6822 [email protected]
ADOPTING FINDINGS FOR A CERTIFICATE OF APPROPRIATENESS FOR PROPOSED WORK DETERMINED TO BE APPROPRIATE FOR AND CONSISTENT WITH THE PURPOSES OF ARTICLE 10, TO MEET THE STANDARDS OF ARTICLE 10 AND TO MEET THE SECRETARY OF INTERIOR’S STANDARDS FOR REHABILITATION, FOR THE PROPERTY LOCATED ON LOT 022 IN ASSESSOR’S BLOCK 0865, WITHIN RTO (RESIDENTIAL, TRANSIT-ORIENTED) ZONING DISTRICT, A 40-X HEIGHT AND BULK DISTRICT, AND THE DUBOCE PARK LANDMARK DISTRICT. PREAMBLE WHEREAS, on March 31, 2017, Eliza Hart, Hart Wright Architects, (Project Sponsor) filed an application with the San Francisco Planning Department (Department) for a Certificate of Appropriateness to restore the building’s cladding and architectural trim at the front façade based on physical building evidence and buildings by the same builder, Fernando Nelson; to re-build the front stairs with a wood railing and cast concrete steps; to replace the existing non-historic windows with wood double-hung window sashes; to add two roof dormers at the east and west slopes of the gabled roof; and, to construct minor additions at the rear of the building.
WHEREAS, the Project was determined by the Department to be categorically exempt from environmental review. The Historic Preservation Commission (Commission) has reviewed and concurs with said determination.
Motion No. #### CASE NO 2017-003927COA Hearing Date: August 16, 2017 581 Waller Street
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WHEREAS, on August 16, 2017, the Commission conducted a duly noticed public hearing on the current project, Case No. 2017-003927COA (Project) for its appropriateness. WHEREAS, in reviewing the Application, the Commission has had available for its review and consideration case reports, plans, and other materials pertaining to the Project contained in the Department's case files, has reviewed and heard testimony and received materials from interested parties during the public hearing on the Project. MOVED, that the Commission hereby grants the Certificate of Appropriateness, in conformance with the architectural plans labeled Exhibit A on file in the docket for Case No. 2017-003927COA based on the following conditions and findings:
CONDITIONS The Project Sponsor shall contact Planning Department preservation staff once full demolition of
the existing non-historic cladding is complete to coordinate on site review prior to work commencing on the exterior restoration.
The Project Sponsor shall revise the proposed façade restoration details based on physical evidence and staff site visit recommendations subject to Department review and approval.
FINDINGS Having reviewed all the materials identified in the recitals above and having heard oral testimony and arguments, this Commission finds, concludes, and determines as follows:
1. The above recitals are accurate and also constitute findings of the Commission. 2. Findings pursuant to Article 10:
The Historical Preservation Commission has determined that the proposed work is compatible with the character of the landmark district as described in the designation report.
The project will retain the existing residential use and historic character of the building and
landmark district while restoring the cladding and features of the front façade.
Where precise information regarding the profile or dimension of a new element is unknown, such as the stair railing or porch post, a simplified design will be implemented so as not to create a false sense of historic with un-verified ornamentation..
The alteration of the gabled roof with sloped-roofed dormers will be minimally visible from the public right-of-way and will not detract from the character of the building or district. The placement, scale, and design of the dormers make them compatible additions to the building.
The rear façade of the building is not character-defining and it is not visible from the public right-of-way. The additions and alterations to the rear facade will not harm the integrity of
Motion No. #### CASE NO 2017-003927COA Hearing Date: August 16, 2017 581 Waller Street
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the historic building or district since the windows and the portion of the rear façade and roof to be removed do not display any distinctive character.
The work will restore the front façade and front stairs of the subject building. All new features will be designed to replicate the details of elements indicated by physical building evidence and found on matching buildings from Fernando Nelson within the district.
The proposed project meets the requirements of Article 10, Appendix N of the Planning Code.
The proposed project meets the following Secretary of the Interior’s Standards for Rehabilitation: Standard 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. Standard 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. Standard 3. Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. Standard 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. Standard 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. Standard 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
3. General Plan Compliance. The proposed Certificate of Appropriateness is, on balance,
consistent with the following Objectives and Policies of the General Plan:
I. URBAN DESIGN ELEMENT THE URBAN DESIGN ELEMENT CONCERNS THE PHYSICAL CHARACTER AND ORDER OF THE CITY, AND THE RELATIONSHIP BETWEEN PEOPLE AND THEIR ENVIRONMENT. GOALS The Urban Design Element is concerned both with development and with preservation. It is a concerted effort to recognize the positive attributes of the city, to enhance and conserve those attributes, and to
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improve the living environment where it is less than satisfactory. The Plan is a definition of quality, a definition based upon human needs. OBJECTIVE 1 EMPHASIS OF THE CHARACTERISTIC PATTERN WHICH GIVES TO THE CITY AND ITS NEIGHBORHOODS AN IMAGE, A SENSE OF PURPOSE, AND A MEANS OF ORIENTATION. POLICY 1.3 Recognize that buildings, when seen together, produce a total effect that characterizes the city and its districts. OBJECTIVE 2 CONSERVATION OF RESOURCES WHICH PROVIDE A SENSE OF NATURE, CONTINUITY WITH THE PAST, AND FREEDOM FROM OVERCROWDING. POLICY 2.4 Preserve notable landmarks and areas of historic, architectural or aesthetic value, and promote the preservation of other buildings and features that provide continuity with past development. POLICY 2.5 Use care in remodeling of older buildings, in order to enhance rather than weaken the original character of such buildings. POLICY 2.7 Recognize and protect outstanding and unique areas that contribute in an extraordinary degree to San Francisco's visual form and character. The goal of a Certificate of Appropriateness is to provide additional oversight for buildings and districts that are architecturally or culturally significant to the City in order to protect the qualities that are associated with that significance. The proposed project qualifies for a Certificate of Appropriateness and therefore furthers these policies and objectives by maintaining and preserving the character-defining features of the contributing building and the landmark district for the future enjoyment and education of San Francisco residents and visitors.
4. The proposed project is generally consistent with the eight General Plan priority policies set forth in Section 101.1 in that: A) The existing neighborhood-serving retail uses will be preserved and enhanced and future
opportunities for resident employment in and ownership of such businesses will be enhanced:
The proposed project is for the rehabilitation of a residence and will not have any effect on neighborhood-serving retail uses.
Motion No. #### CASE NO 2017-003927COA Hearing Date: August 16, 2017 581 Waller Street
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B) The existing housing and neighborhood character will be conserved and protected in order to
preserve the cultural and economic diversity of our neighborhoods:
The proposed project will strengthen neighborhood character by respecting the character-defining features of the site in conformance with the Secretary of the Interior’s Standards.
C) The City’s supply of affordable housing will be preserved and enhanced:
The project will not reduce the affordable housing supply as the existing units will be retained. D) The commuter traffic will not impede MUNI transit service or overburden our streets or
neighborhood parking:
The proposed project will not result in commuter traffic impeding MUNI transit service or overburdening the streets or neighborhood parking.
E) A diverse economic base will be maintained by protecting our industrial and service sectors
from displacement due to commercial office development. And future opportunities for resident employment and ownership in these sectors will be enhanced:
The proposed will not have any effect on industrial and service sector jobs.
F) The City will achieve the greatest possible preparedness to protect against injury and loss of
life in an earthquake.
Preparedness against injury and loss of life in an earthquake is improved by the proposed work. The work will be executed in compliance with all applicable construction and safety measures.
G) That landmark and historic buildings will be preserved:
The proposed project is in conformance with Article 10 of the Planning Code and the Secretary of the Interior’s Standards.
H) Parks and open space and their access to sunlight and vistas will be protected from
development: The proposed project will not affect the access to sunlight or vistas for the parks and open space.
5. For these reasons, the proposal overall, is appropriate for and consistent with the purposes of
Article 10, meets the standards of Article 10, and the Secretary of Interior’s Standards for Rehabilitation, General Plan and Prop M findings of the Planning Code.
Motion No. #### CASE NO 2017-003927COA Hearing Date: August 16, 2017 581 Waller Street
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DECISION
That based upon the Record, the submissions by the Applicant, the staff of the Department and other interested parties, the oral testimony presented to this Commission at the public hearings, and all other written materials submitted by all parties, the Commission hereby GRANTS a Certificate of Appropriateness for the property located at Lot 022 in Assessor’s Block 0865 for proposed work in conformance with the renderings and architectural plans labeled Exhibit A on file in the docket for Case No. 2017-003927COA. APPEAL AND EFFECTIVE DATE OF MOTION: The Commission's decision on a Certificate of Appropriateness shall be final unless appealed within thirty (30) days. Any appeal shall be made to the Board of Appeals, unless the proposed project requires Board of Supervisors approval or is appealed to the Board of Supervisors as a conditional use, in which case any appeal shall be made to the Board of Supervisors (see Charter Section 4.135). Duration of this Certificate of Appropriateness: This Certificate of Appropriateness is issued pursuant to Article 10 of the Planning Code and is valid for a period of three (3) years from the effective date of approval by the Historic Preservation Commission. The authorization and right vested by virtue of this action shall be deemed void and canceled if, within 3 years of the date of this Motion, a site permit or building permit for the Project has not been secured by Project Sponsor. THIS IS NOT A PERMIT TO COMMENCE ANY WORK OR CHANGE OF OCCUPANCY UNLESS NO BUILDING PERMIT IS REQUIRED. PERMITS FROM THE DEPARTMENT OF BUILDING INSPECTION (and any other appropriate agencies) MUST BE SECURED BEFORE WORK IS STARTED OR OCCUPANCY IS CHANGED. I hereby certify that the Historical Preservation Commission ADOPTED the foregoing Motion on August 16, 2017. Jonas P. Ionin Commission Secretary AYES: NAYS: ABSENT: ADOPTED:
Parcel Map
Certificate of Appropriateness Hearing Case Number 2017-003927COA 581 Waller Street
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*The Sanborn Maps in San Francisco have not been updated since 1998, and this map may not accurately reflect existing conditions.
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Owner
Jane Kolb &Mike Curtis
1736 Hayes St.
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A.P.
N.: 0865-022
STORIES: 4
BEDROOMS: 5
OCCUPANCY: R-3
CONST. TYPE: V-B
ZONING: RTO
YR BUILT: 1909
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Arch
itec
t SPRINKLERED: Yes
Eliza Har
tHar
t Wright Arc
hite
cts
2742 17t
h St
reet
San Francisco, CA 94110
v: 415-503-7071
ema
il: el
iza@
hart
wrig
htar
chit
ects
.com
Applicable Codes &Regulations:
California Model Building Code 2016 Edi
tion
California Model Mec
hani
cal Code 2016 Edi
tion
Cal
ifor
nia Model Plumbing Code 2016 Edi
tion
California Model Electric Code 2016 Edi
tion
Cal
ifor
nia Green Building Code (CALGreen) 2016
California Re
side
ntia
l Code 2016 Edi
tion
(CRC)
CA Ene
rgy Ef
fici
ency
Standards Code 2016 Edi
tion
(GEES)
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must
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~
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WALLER STREET
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PG&E
1~I
—
~ --
i ~
~ ~
~
SUBJECT PROPERTY
581 WALLER STREET
587 WALLER STREET
579 WALLER STREET
~ GAS METER
RIDGE LINE
ADJACEN 4 STORY
WOOD FR ME HOUSE
W/ ONE STORY EAR ADDITION
DORMER W/ LOW SLOPE ROOF
—
~
IDGE LINE @ 2 STORY
~PCIRTION OF RESIDENCE
CONTINUOUS
RIDGE LINE
N r
FACE OF DORMER
LOT AREA: 25'
X0'
=
2,250 SF
(E) FOOTPRINT:
997 SF
(E) CONDITIONE
AREA: 2,449 SF
(N) FOOTPRINT:
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7 SF
(~ CONDITIONE
AREA: 2,650 SF
REAR SE
BACK LINE
PROPO
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W/,R
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5-A3.2
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PLANTEDAREA
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a
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A2.1
7
A2.1
(E) FLOOR AREA:
938 SF
(E) FLOOR AREA:
936 SF
ADDED FLOOR AREA:
60 SF
N
TOTAL FLOOR AREA:
998 SF
N
2
E Second Flo
or Pla
n ~
2
N Second Flo
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SCALE~1/8"= 1'-0"
a SCALE: 1l8"= 1'-0"
o r
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e
Existing Plan
New Plan
'~~nen dimensions on
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se drawings sh
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HART W R
I G H T
OCu
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ADDED FLOOR AREA:
TOTAL F OOR AREA:
Flo
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n~
Z
//~~ OD DECK BELOW
i~O
- a 0
5-A3.2
New Plan
--~---
'~~~nen
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HART W R
I G H T
Curtis Residence
on
prec
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nce
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n ~r
enry
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Nmuss ne nour~ea ~mmea~a~eiy of
any ~ad
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m me e~mens~ons
581 Wa I I e r Street
ana co
ndit
ions
mown by these Er
awin
gs.
by mein
~Th
ese drawings ana me ide
as repreuntee
are ana span
Ce_
San Fra
ncis
co CA 94117 APN: 0865-022
ain th
e property o~ t
ie Mchi~ed and
no part ~~
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hall
usetl(oranyotnarmantnisorojectwimoutMewnuenwnsemo(
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~AS NECESSA Y
5'-11'~~"
' 16-y''
1 3'
I I~
,,~
II
j
~
""
I ~
o
pQ QC
J
5%REAR SETT: ~
- KJ
INE OF RAKE EAVE
'
a
Roof Deck
~ d ~
1---
--- -
- -
-; ---o
~ OOF DE~ BELOW
1
~
I
A2.1(E) FLOOR AREA:
527 SF
ADDED FLOOR AREA:
121 SF
TOTAL F OOR AREA:
648 SF
N Fou h Fl
odr Pl
an
~ ~\
j2
SCALE 1l8"= 1
I z
r
~WgOD DECK BELOW
25%REAR SETBACK
I
4-A32 O
5-A32
~ o
-,
(E) FLOOR AREA:
527 SF
~
E Fourth Flo
or Pla
n2
SCALE 1l8
" = t
_ 0
o z
x
Existing Plan
I
New Plan
W,~„e~
d~me~=
~o~s «~
a,~~~g
s ~a~
HART W R
I G H T
Curtis Residence
o~ sha~
~ P,e
~e~ce
~~ tlimensions. Con
trac
tor
will
vent' an0 be responsible
!ocean
O Na~ma~sro~s a~a co~
an~o
~: or
me crg
ea aoa
me.
nrrn
ne~~
mus
t be
no~ilieA immetlia~ely o(any var
iati
ons I
rom th
e tli
mens
~ons
A1.
3581 Waller Street
a°°~°°
"^°°_°
^°-°°Y
'"e~°'
aw'°9°
~ ~°San Fra
ncis
co CA 94117 APN: 0865-022
rn~ are
wmy:
a~a me aeas reP~e~maa ny mem aye a~a
:na
n'in the
properly of
the Ar
chit
ect an
d no
part t~
ereo
l sha
ll be
i5ed~~
~a~Y~~
her1ha
~,hsP~
o~e<~w
,~^o~~
~hew°^
e°~°°s
e°,°~
_~
,th
e A~~m~e~~
~
A2.0
1
(N
PERABLE SKYLIGHT
~
E) 12
:12 SHINGLE ROOF TO R
I~ ~
~
------
.,_.
.. .. . , ..
_ .-- - - --t
- - _
.__
..._ .
. _...
I .._.
_ --
~ ~
~587 WALLER STREET
'
~
A7E HGT +S'-BiO~—Q
Q
'
N
2
N Roof Pla
n 1~
SCALE 1/8•
._ 1. 0
.. p
T
New Plan
Curtis Residence
~~„e~
d~me~=
~o~, o~
~h~ d
~aw~~9
s,ha~~
~a~ P
,~e~~
scaled dimensions. Con
tran
or wni verity an
a ee
responsi~kHART W R
I G H T
Ofor~all t
lime
nsio
ns and
coMl~ions of t
ie Prg
ed antl ti
e Ar
c~ii
ac~
r
\C1
must
be
noti
/ied
Immetliately o(
any va
riat
ions
from the
tlim
ansi
ons
A1.4
581 Waller Street
a°°°°°
"„°°=°^
°w°'Y'
he~°'a
w'°9'
~ oSanFrancisco, CA 94117 APN: 0865-022
Thes
e drewing6 antl Ike it
leas
rap
rese
ntet
l by them are and
shal
lai
n the
property of
the Architacl an
d no
pah thereof sh
all be
1eAf~~OthGr khan
this prgect wil~oul t
he wrMen consent of
Q--PLATE HGT, M~$„
"
DU7CH GUTTER ~ SIDE
, '
PROPERTY LINES, NP
I ~-(N) 612 SHINGLE ROOF
—r--
..
579 WALLER SrPEET
C'
I ~ ~
(--H----~ I~~
(Nl OPERA~~ SKYLIGHT a
N u
~~,__- __;_
oLI
GIi~
LL
~ i
3W SLOPE ROOF
~ I. I'
- - -
-
', --
-5%REAR SETeAC>:
4
0l
II
INE OF
u3RD LEV L ROOF DECK BELOW
INE OF 4RD LEVEL ROOF DECK BELOW
25% REAR SETBACK
_ _ _ _ _ _ _ _
1r
lI
~/
vO
I
Exi
stin
g Plan
579 WALLER STREET
~ SUBJECT PROPERTY
~ 587 WALLER STREE ~
~581 WALLER STREET
PROPERTY LINE
PROPERTY LINE
(E) CEDAR SHAKE SIDING
TO REMAIN
(E) ALUMINUM WINDOW T BE REPLACED
'~
12
~ /
PAINTED RA
&BARGE
/
~~
BOARD TOR MAIN
~ ~
~ ~
a rn
O
Th rd Level F. F.: 11
~ 3~`
~~
M r r r
0
S c nd
Lev
el F.F
.: `-
0
Gara e Lev
el F.F.:-
-0
(E) Nor
th Elevation
SCALE: 1/4" = 1' - 0"
0
2'
a'
s'
Existin Front Facade Elevation
gI~
written
tl~mans~ons
mesa
a~aw~ngs
nape
!HART W R
I G H T
Curtis Residence
on
span
precedence
~iet
l a~mens~ons co
m~ac
m~ wdi ve
~~ry
aye ee rewo
n:~e
~ej
Oio~ee
o a~mens~oos aoa w~mno~s of
me a~o~ee a~a me nrcm~ea
_.•~
Nmust
be nor
r~ed
~mm
ea~a
teiy
of a
ny varia~mns rmm me a~mens~ons
A2.~
581 Waller Street
a~d~~~
d~,~~~
=show~
bY~hes
ed,aw~
~9=ey mem
~me
:e a~aw~~ys a
~a me ~aeas ~
ea~e~emea
aye a~a sp
an
(O
San Fra
ncis
co CA 94117 APN: 0865-022
ma~~`h
e"o`e~
Yo„heA
~`n~,e
na~a~o
Pan,~e
~ao~sh
a~~be
wed m~ a~
Y ome
„hay
mss
~,or
e~i w
~mo~i the w,~ne~ co~um o~
O1
Ike A
rchi
tect
r
PROFILE OF NEIGHBORING
RESIDENCE, 573 WALLER~
(E) WOOD STAIRWAY
TO BE REMOVED
L /
Jf—
~~~~
j ~_,
~ ~
~_~ ~
WI OW OF
NEIG
GRIN
RE DENCE
~i J
~ ~
WINDOW QANGLED BAV OF
iJE1GHBORING RESIDENCE,
573 WALLER
~El DOOR
_`
Seco
ntlLevel
F.F.
: 0'-0"
L
(E) East Elevation
L
SCALE. 7/8
'.= 1' 0'
.o
z'
a'
Existing East Elevation
~
~
Q
~
Q(N) D
MER W/ASPHALT CO
SITI
ON SHINGLE ROOFlN
( N) SKYLIGHT, SEE SCHEDULE
E) SHINGLE ROOF
~ ~-- ----- ---~--- ------ -- —1
(N) ~TAL GUTTER
PROFILE OF NEIGHBORING
RESIDENCE, 579 WALLER~
(E) ASPHALT COMP. SHINGLE ROOFIN
42"HIGH PAINTED METAL GUAR
i i
i~
i i
~~
I t
JL
(N) PROJECTING BAV
BEYOND PER PLAN
, I
~ r
_I_
~
(N) EC~
I~ES
S WINDOW,
SEE SCHEDULE
' '
~ rn
/
~ o
42'
JAGH PAINTED METAL GUARS-----i
L /
SCUPPER 8 OVERFLOW W/
WI OW OF NEIGHBORI G
ROUND DOWN SPOUT
~ DENCE, 578 WALLER
S
W/HATCH
~
I;jl;~
I~' ,',~
~'~~'„'
I ~~I~I~I
;~II;I~i
;'~Il~l
j I
1.
t ! j
__~~--
~DEC SI
E WALL W/ CLADDIN
VE
W/ PAINTED 2X3 B
TO
GUARD &SCREEN
~ /2-BV
I °D
TING
New East Ele
vati
on
New East Elevation
ifgC~
~~ne~ e~m
e~s~
o~s
thes
e drawings
nape
HART W R
I G H T
Curtis Residence
on
snen
Preceaence
d~me
nsw~
s co~ueaa ~n ~e~ry ana
ne respo~s~oie
Of
sca~
eaor an a~m
e~sw
~s a~a commons or me aro
jea a~
a me nrmnea
f/~
Nmu
st oe no
tine
d im
medi
atet
y of
any variations imm the
a~m
ensi
ons
AL~~
~581 Wal
ler St
reet
anti
cont
liti
onsa
~awn
byth
esed
rewm
gs.
oy mem
C°San Francisco CA 94117 APN: 0865-022
rna:a a~
aw~~9 : a~a me ~aea: re
ora~~caa
a~a ao
e :n
onei
n th
e pr
oper
ty of t
he Arc
hite
ct and
no
part Nereol sh
all be
~~°b~a
^Y°~^~
~,a^~
^~=~~°
;e°~w~
~^°°~~
^eW^~^
~°^°°^
~°~o
~he~,~
,~~~
PROPERTY LINE
NDOW TO BE REMOVED
~/
SOLID CORE DO R TO BE REMOVED
12
~
PROPERTY LINE
~~
(E) OOD STAIRWAY
~ ~
TO BE REMOVED
~ ~
~ ~
~ ~
~ ~
~ ~
~ ~
~~
~.
~'
`.
~ ~
ourth Level
F.F.: 21
'-11
'~z"
;~
i i
i i
~ i
~ ~
i i
~ i
~ ~
-
~ i
rni
ii
i o
i i
i i
j
i i
~i
i ;:
i i
i i
~ i
=i ~
~ .—
~ ~
i ~
~ ~
_~
~ —
i ~
i i
i ~
~
i~
~
~ i
~ i
~ ~
~ ~
~ j
i ~
~
~ ~
~ ~
i------------
e
n eve
-~--
LLER STREET
SUBJECT PROPERTY
579 WALLER STREET
581 WALLER STREET
(E) South Elevation
SCALE: 1/4" = 1' - 0"
Existing Rear Facade Elevation
'~QCurtis Residence
`"°"e0
°'m`05
i0°=°°
`°e9e°
`d"'°9
==°'"°
dve"eC
e0B0Ce
caletl
tlimensions
Contractor will venfy an
tl be responsible
lore
all Eimensions anE contlilions of fh
e Prolact an
tl the Architect
HART W R
I G H T
Nmoss ce ~m~rea ~mmea~aiery o~
any ~a~~auo~s rr
om me mme~s~oos
A2.2
~ o
581 Waller Street
San Francisco CA 94117 APN: 0865-022
antl mntlRions shown by ~~
ese
tlra
wing
sr n
ese d~aw~~gs a~a me ~aeas reo~esemee ey inem aye ana sneu
~~ me P~oPeny
a~ me nrcmcea an
e no oan cn
ereo
r sha
h ce
5etl~
~~a~Y~
~^e~~^
a°~^~s
p~~,eL~
w~~ho~
~~^aw°
~~e°w°
se°~o~
~neA,~n
,e~,
SUBJECT PROPERTY
579 WALLER STREET
581 WALLER STREET
O
BPROPERTY LINE
31 P INTED PATTERNED SIDING #2
PROFILE OF (N)
~~ OF DORMER
~~ ~;
~
SETBACK FROM (E) RO F RAKE 12'-6°
12~
6~
12
~~
PAINTED SHAPED WOOD
DECORATIVE HEADER
PAINTED ATTERNED
ISIDING #1
~
~ ~/~
587 WALLER STREET
SKYLIGHT BEYOND ~
PROPERTY LINE
PTD. SID NG @ (N) DORMER CHEEK WALLS
~ /
ALL (N) DOUBLE UNG
WINDOWS TO R~ LACE (E),
NO CHANGE IN 5 ZE PROPOSED
STD. FLAT SPANDREL PANEL
~~ ~ ~~~
~
~~
II I'
SMOOTH PTD. T&G
SIDING AT FRIEZE
n
I~OGEE LUGS ON ALL
D.H
. FACADE—
WINDOWS, TYP.
~I
I ~I
5'~Z WIDE PTD.
DECORATIVE
PILASTER O/ SMOOTH
PTD. T&G SIDING
i r
,
n
~~
aoo~~oo~~000~~~
~~ I
l5
'~Z~~ WIDE PTD.
DECORATIVE
PILASTER O/ SMOOTH
PTD. T&G SIDING
-~
SMOOTH PTD. T&G
SIDING
PTD. 2x8 WATERT~~
TRANSITION
PTD. SHIPLAP SIDING
(9'
° EXPOSURE) ~~
(N) PAINTED SECTIONAL
GARAGE DOOR
W/ FROSTED GLAZING
~•
I~~~
"~
II I ~ii~
=.— i i f
i ~~ n
-=
- ~~
STAIR~TO REPLACE (E
'_11
1/2.
.
N) COI~TINUOUS DRIP
.I
FLAR
W/ Pl
PTD. LOWER BANDING
PATTERNED SIDING
Thi
rd Level F.F
.: 11'-134"
~--
PTD. T ~G FRIEZE W/ RESTORED
PTD. M LDING FRAMES
(E) PO T CLAD W/ PTD. WOOD
I
(N) FIX D WINDOW TO REPLACE
~ ~~
~~ ~~
c nd L vel F.
F.: 0'- '
PTD. B ARD &BATTEN PANELS
''SURR UNDING ENTRY DOOR
T D WIOOD
EVIJ
E
(N) PRE-CAST CONCRETE TREADS
& RISERS W/ INTEGRAL COLOR
(N) Nor
th Elevation
SCALE: 1/4" = 1'
- 0"
0
2'
4'
8'
New Front Facade Elevation
'~`"°
"e0 tl'T
eOS'°°
= °° the
°a"'
°9==°'
° °d°e
HART W R
I G H T
Curtis Residence
°feC~°
e°`~
roca
sed a~me~s~o~s com
~a~m
~ wni ~
a~y a~a ee
resPo
~s~o
iecan
nrmneci
O Nmoss
a~meos~ons aoa coo
d~eo
os of
me
Proieci a
ye me
ee ~oe
aea ~mmea~aieiy er any ~anaoo~s r,om me a~me~sw~s
A2.3
581 Waller Street
a°'~°°°'
°°°==^°w
°°y1he~°
'aw'°9°
~San Fra
ncis
co CA 94117 APN: 0865-022
rnes
e a~
aw~~
9s aye
me ~aeas ~
ea~asamae oy
mem are aye :n
auin IM1
e property al the Architect an
tl no pad thereof sha
ll pe
5ed~~
~a°Y~~
^e,~^a
°,~=P
fOjeC~
w1hDo1
1heW°°
e°~OSe
°~°~
_o
,neA,~
~,.e«
SHINGLE ROOFING
(E) LIGHT WELL TO
PROFILE OF NEIGHBORING RESIDENCE
SHOWN DASHED. NOTE THAT PROFILE
CLOSELY MATCHES SUBJECT PROPERTY
AREA OF (E) ROOF TO BE REMOVED
DOWS Q NEIGHBORING RESIDENCE.
WALLER SHONM W/HATCH
WINDOWS @NEIGHBORING RESIDENCE,
587 WALLER SHOWN W~ NATCH
4 (E) West_Elevation
~
scn~e
,.9.. _
~.
_ o
o z
e
PAINTED SHIPLAP SIDING
ExistingElevation
oQ
o
~(N) WALL OF DORMER SET BAC FROM
QN) SKYLIGHT
SIDE PROPERTY LINE SHOWN W/ HATCH
PROFI~E OF NEIGHBORING RESIDENCE
'~
SHOW~J DASHED. NOTE THAT PROFILE
MATCHES SUBJECT PROPERTY
kCLOSHLY
(NI ONE HOUR RATED WAL
~
ONCRETE CAP PITCHED TO DRAIN
SHOWN WI HATCH FOR DORMER
— —"
ALONG SIDE PROPERN LINE
i
(N) ONE HOUR RATED WALL
~,LONG W/ PROPERTY LINE
SHOWN W/HATCH
~~Fou
rth Le
vel FF. 21'
-17"
''~~.
~E) LIGHT WELL TO REMAI
~ ~rn o
I E) WINDOW TO BE REPLACED IN KIND
~ ~
_~
~
~2
WINDOWS @NEIGHBORING RESIDENCE,
`
~
587 WALLER SHOWN W/ HATCH
I
Third Lev
el F.F
. 11
'-1"
''
(E) PAINTED SH PLAPSIDIN
I
ATUR4l STONE CAP
rDECK SIDE WALL W/ C
E) WINDOW TO BE REP CED IN KIND
MATCH SIDING (r~ SOU
PTD. WOOD HAND
IL.
2X4 TO W/
2X2 PIC ETS
'
Secontl Lev
el F.F
.: 0'-0"
iI\ ;
LINE OF STAIR
"____'_~
L_
ro cren
P D SHIPL4P SIDING (9" EXPOSURE)
.`
~
~'
NEWEL P03~T
S DE WALLS ABOVE GR4DE
I i
~ `~~
~~
i ~
~ Z'
(N) Garage Lev
el F.F
. -8'*8"
$ (N) West Elevation
SCALE: 1/8"= 1'-0"
~
~~
4~
A
New Ele
vati
on
oCurtis Residence
"""'e°
°'me05
iO°= °°
,°e5e t
ldW'°9
5 =~a°e
'°e °`e
CedeOC
~ro
ca~e
a a~meos~o~s Com
raao
r wi
n ~e
r~ry
a~a
oe resv
o~s~
o~e
~ean d~me
~s~o
~s aye co~e~oo~: or
me aro
I a
ntl ~~
e A¢hitect
HART W R
I G H T
A2.4
N ~ o
5s1 Waller Street
San Fra
ncis
co CA 94117 APN: 0865-022
~
must
ee
no~i
t~eo
~mmea~a~ery ora
ny ~ar
~aeo
ns from me a~me~sions
a"°`°"
""°"__
"°""°y
1he~"a
"'"95
These dra
wing
s antl Ine
rtl
eas represenlatl by th
em are
antl shall
m the pro
pery
of the Ar
chll
ed and no pad t~
ereo
/sha
ll be
5edf~
~a~Y~~
he~~^a
~~^~=P
~~;eC~
w~,~~~
1hpw0f
le0000
5e°~°~
one A,
~~ ~e~
~
(E) BRICK ENTRY STAIR
TO BE REPLACED
SWING SASH DOOR W/TRANSOM,
SEE WINDOW SCHEDULE
PROPERTY LINE
T P CAP OF LOW
S OPE DORMER
5'-11
va~~
BEY
D
12
6~
~ ~ ~I~
~, J~
//
~, ii
~
.~ .~
im
ii
zi~
g
,C ~~
~ ~~PTD. STL. GUARD
III I\ II ~ ~~
II
~ ~
—
t~~---
_
~~
UAR
O
OPAINTED WOOD RAKE FASCIA
\
(N) SKYLIGHT BEYON
/
\~
~ PROP
~ \ ~
PTD. HOR
. T&G SIDII
~ ,
3~
-j
:~~,"iiii~~~l
lii'Ili"Ilii"Ili
i'Ili"Ilii' Ili
i' Ili"Illi"Ilii
' Ili" Iii' Ilii'
III ~~
~~ii.... Il....~i ...
~~i ...iii ....i~ ..
.~i~ ....~i ....~i .
..~~i ..,.iii ....i~
...~i~ ..,~i ....~i .
l ~
~I~I
. . ,:
~e ~
IIii
i.~
---
Ili? ~
~ ~
-
_~
~
_~, _
i ~
~~
—
~~
-~
—
~~~
SUBJECT PROPERTY
581 WALLER STREET
(N) South Elevation
SCALE: 1/4" = 1'
- 0"
0
2'
a~
s'
New Rear Facade Ele
vati
on
COMBINATION WINDOW,
SEE WINDOW SCHEDULE
our
th Lev
el F.F
.: 21'-11'
2"
AVERAGE ROOF HGT.
OF 2 STORY WING
(N) SLIDING DOOR
& CASEMENT WINDOW
uM
1
r
hird Level F.F.:
DEC
AR
N W/ PAINT
CLADDIG
O MATCH
HOU
EING
PTD.
xOD SLATS
MOU
TDO DECK SU
ORTS,
PRO
ID"GAP BETW
NMEM
ES
(f~ Garage Lev
el F.F.: -8'-8"
579 WALLER STREET
C_
Curtis Residence
W, «a~
a ma~s
~o~s o~
rhe=a d
,aw~~9
s sha~~
ha~e P
,e~eae
~~s~a~e
d d~me~=~o
~s ~o~„a~
~o, w,~~ ~e,
~~ a~d be
,e=Po~=,b~
eHART W R
I G H T
Oro
an a~mens~o~s ana <o
na~e
o~s of
me amiea a~a me n~cnnea
Nm„
s~ ce ~m
~rea
~mmea~areiy or
aoy ~ar~ano~s tram me a~ma~s~o~s
-
A2.5
~581 Waller Street
a~a~omnoo::nowoe
Yme
~a~a
.~~q
:
~°San Francisco CA 94117 APN: 0865-022
Tnese a~
aw~n
gs ana me seas ~e
Presemed oy mem
are a
~a sna
na~
n ine
proceM of me nrcnnec ana no oan mereo~ s
pan oe
sedforanyotherl~anlhrsprole~~~'~~houtfhewnVenwnsenlot
O1
me Ar
cM1nect
OO O
O
O
O O
Existing &New Sections
OPERABLE CIURB MOUNTED
12
~
O O
:) ROOF PROFILE TO REMAIN
O
O
O O
I~
Curt
is Residence
w~~neo a~me~:~o~: o
~ maw a~a
w~~y
s:na
n n,
~e ore~ee~ce
o~e«~~d,
me~s~o~s
~o~„aao
,w~,~~
HART W R
I G H T
oe~
a~oeRs~~=
,b~er oe au a~meoso~s aoa
w~a
a~on
s of
me vro
~
e me mm~~~ea
~N
m~s~
ee poor a ~mr~ea~arey of
any
~a~aeons rmm me aa~eos~o~s
A 3.
0~
581 wa I I e r S t re et
antl wnO
iUon
s shown Dy
Mese
tlraw
~igs
IEea
s by
These tlrawing5 an
d Ik
e repr
esen
teC
Ihem
are
antl 5
ha11
be
-
~°San Francisco CA 94117 APN: 0865-022
ain ti
e pr
opeh
y of
tie
Arch
itec
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