In addition to the Residential Design Guidelines, the EVPA considers the following when reviewing proposed projects within Eureka Valley:
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Eureka Valley Promotion Association
Planning Committee Guidelines - Residential
Table of Contents
SITING
Front yard setbacks
Guideline 1: Match existing buildings
Guideline 2: Avoid obstruction of front setback areas
Guideline 3: Planted space
Rear yards
Guideline 1: Variances
Historic structures
Guideline 1: Demolition of historic structures
Guideline 2: Siting in relation to historic structures
BUILDING BULK AND MASSING
Height
Guideline 1: Building on upsloping lots
Guideline 2: Building on downsloping lots
Guideline 3: Roof appurtenances
Roof design
Guideline 1: Rooflines should correspond to the slope of the street
Guideline 2: Give preference to pitched roof forms
SCALE AND SIZE
Guideline 1: Respect the dimensions of neighboring buildings and lots
Guideline 2: Size of living area (including oversized lots)
VIEW PROTECTION
Guideline 1: Incorporate “good neighbor” gestures
MATERIALS
Guideline 1: Building materials for an addition to an existing building
Guideline 2: Building materials for new or significantly remodeled buildings
Guideline 3: Environmentally-friendly building materials
Guideline 4: Windows
ENTRYWAYS AND GARAGES
Entryways
Guideline 1: Pay particular attention to entryway design
Parking and garages
Guideline 1: Garage design
Guideline 2: Tandem parking
Guideline 3: Size of parking space
Guideline 4: Bicycle parking
Guideline 5: Curb cuts
LANDSCAPING
Guideline 1: Maximize planted space and minimize impervious surfaces
Guideline 2: Street trees
Guideline 3: Open space
The position of a building on its lot is a basic design decision that plays a crucial role in maintaining a balance of built and natural environment. Appropriate siting of houses along the block-face will preserve and create uniform open spaces for planting, view corridors and sunlight.
Front yard setbacks
Guideline 1: Match existing buildings
Front building setbacks should match or average the existing front setbacks of adjacent buildings. If the majority of buildings on the block-face establish a pattern of front setbacks, that pattern should generally be respected. Any existing buildings that fail to conform to an established pattern of front setbacks on the block-face should not be used as a guideline for future development of nearby properties.
Guideline 2: Avoid obstruction of front setback area
A fence enclosing a front setback area should be no more than 4 feet in height above grade. A garage obstruction of a front setback area should be allowed only if it would not exceed the average height and average extension into the front setback area of garages, buildings or retaining walls existing on the adjacent lots. If no such structures exist on adjacent lots, a garage obstruction would not be appropriate.
Guideline 3: Planted space
At least 50% of the front setback area should be landscaped or planted space. The other 50% should be non-continuous paving. Examples include stone, brick (non-cemented) or pavers.
Rear yards
Uniform rear yards assure the continuation of light and air to established interior block open spaces. Generous rear yards are essential to support trees and other landscaping as well as wildlife.
The minimum rear yard depth shall be equal to 45% of the total depth of the lot on which the building is situated, but in no case shall the rear yard be less than 25 feet deep.
Exceptions exist for pre-existing, non-conforming structures, whereby the 45% rear yard can be accommodated elsewhere on the lot (e.g., front yard). For lots where a non-confirming structure exists on the rear of the lot, the minimum 25-foot rear yard requirement shall apply to the front yard of the lot.
Guideline 1: Variances
No variance should permit any part of a building to be built within 25 feet of the rear of the property.
Historic structures
The Castro/Eureka Valley neighborhood is home to many historically significant residential structures. These buildings not only enhance but help define our neighborhood character.
Guideline 1: Demolition of historic structures
Alternatives to demolition of structures that have been designated as historic by the San Francisco Planning Department will be encouraged.
Guideline 1: Siting in relation to historic structures
New construction, or additions to existing structures that are designated as historic or that are adjacent to designated historic structures must be designed in a way that will minimize adverse impact to the historic structure and enable the historic structure to remain visible from public areas (e.g., use of setbacks in the site plan).
Bulk is the apparent size and massiveness of a building in relationship to its surroundings. New construction is almost always larger than historical, and so it requires careful design to achieve an appearance that does not overwhelm nearby building forms. The presence of many older homes and small scale cottages contribute to the neighborhood’s human scale, sense of community with the past, and balance of natural and built spaces. Existing older homes should be conserved whenever possible, and new development should complement the size and texture of the established neighborhood.
Height
No portion of a building shall exceed a height of 40 feet above the existing grade of the lot, with the intent that the building shall be contained within an envelope that slopes upward or downward with the slope of the property. Where the block-face is composed of buildings whose average height is significantly less than 40 feet, the maximum height allowed shall not exceed 35 feet.
Guideline 1: Building on upsloping lots
Where a lot slopes uphill away from the front property line, the building should step up in increments following the slope of the hill. No part of the building in the rearmost 15 feet of the lot’s buildable area should exceed 25 feet in height.
Guideline 2: Building on downsloping lots
Where a lot slopes downhill away from the front property line, the building should step down the hill in increments following the slope of the hill. The building setback increments should be no more than 40 feet (each) in length.
Guideline 3: Roof appurtenances
Mechanical equipment, stair enclosures, antennae and other roof appurtenances should not be exempt from the height limit if they are visible from the street or if they adversely impact neighboring properties. Any roof stair penthouse should be a minimum of 15 feet from the front of the building.
Roof design
Guideline 1: Rooflines should correspond to the slope of the street
On sloping blocks, buildings and rooflines should reflect the topography of the street and the block-face. The roofline on a downhill lot should not appear higher than the rooflines uphill from it.
Guideline 2: Give preference to pitched roof forms
Although there are examples of many different styles of roofs in the Castro/Eureka Valley neighborhood, pitched roofs are preferred for new construction when at least 50% of the block-face has pitched roofs. Pitched roofs tend to reduce the appearance of bulk, better accommodate preservation of light and views to nearby properties, and have a more interesting appearance when viewed from above. The height of the pitch will be included in the overall height of the building.
Guideline 1: Respect the dimensions of neighboring buildings and lots
The volume and mass of a new building or addition to an existing one should be compatible with that of surrounding buildings. Because the planning code uses lot dimensions to establish the allowable dimensions for buildings, any subdivision, adjustment or merging of lots should result in new lots that are: 1) the same depth as the majority of lots on the block, and, 2) of a complementary width to other lots on the block-face.
Guideline 2: Size of living area
RH-2: The floor area of a new or enlarged building on a 25 foot wide lot should not exceed 100% of the area of its lot (one square foot of interior living area for each square foot of lot area).
RH-2 Example: A lot that is 25 feet wide by 115 feet deep is equal to 2,875 square feet of lot area (25 X 115). A new or enlarged building on such lot should not exceed 2,875 square feet of interior living area (25 X 115).
RH-3: The floor area of a new or enlarged building on a 25 foot wide lot should not exceed 125% of the area of its lot (one square foot of interior living area for each square foot of lot area).
RH-3 Example: A lot that is 25 feet wide by 115 feet deep is equal to 2,875 square feet of lot area (25 X 115). A new or enlarged building on such lot should not exceed 3,594 square feet of interior living area (25 X 115 X 1.25).
Oversized lots
RH-2: The floor area of a new or enlarged building on a lot wider than 25 feet should not exceed 100% of the lot area for the first 25 feet in width of the lot, plus 35% of the lot area for the width of the lot that exceeds 25 feet.
RH-2 Example: A lot that is 30 feet wide by 115 feet deep is equal to 3,450 square feet of lot area (30 X 115). A new or enlarged building on such lot should not exceed the 2,875 square feet of interior living area (25 X 115) allowed by the standard lot size, plus 35% of the additional lot size (5 X 115 X .35), for a total of 3,076 square feet (2,875 + 201).
RH-3: The floor area of a new or enlarged building on a lot wider than 25 feet should not exceed 125% of the area lot area for the first 25 feet in width of the lot, plus 35% of the lot area for the width of the lot that exceeds 25 feet.
RH-3 Example: A lot that is 30 feet wide by 115 feet deep is equal to 3,450 square feet of lot area (30 X 115). A new or enlarged building on such lot should not exceed the 4,313 square feet of interior living area (25 X 115 X 1.25) allowed by the standard lot size, plus 35% of the additional lot size (5 X 115 X .35), for a total of 4,514 square feet (4,313,+ 201).
Guideline 1: Incorporate “good neighbor” gestures
Often a partial setback, partial side yard, appropriate reduction in height, or variation of roof shape would prevent blockage of a neighbor’s view, window, or light. These kinds of “good neighbor” gestures should be incorporated into building design.
The Castro/Eureka Valley neighborhood is composed of building styles from many different periods. Building materials for new construction or additions should be of high quality, environmentally friendly and sympathetic to the existing building materials on the block-face.
Guideline 1: Building materials for an addition to an existing building
Building materials for additions shall remain harmonious with those on the existing structure. All elevations exposed to public view shall have the same level of quality and detail.
Guideline 2: Building materials for new or significantly remodeled buildings
Building materials for new or significantly remodeled buildings shall be sympathetic to those of the majority of buildings on the block-face. All elevations exposed to public view shall have the same level of quality and detail.
Guideline 3: Environmentally friendly building materials
The incorporation of environmentally-friendly building materials and building systems is encouraged.
Guideline 4: Windows
New and/or replacement windows shall contribute to the architectural character of the building and the neighborhood. The use of high quality windows and an appropriate level of articulation in architectural design (e.g., window setbacks) are encouraged.
Entryways
The pedestrian entry to a building, including doorways, porches, stairs, and walkways, is often one of the most distinctive and appreciated elements of a building’s façade. An interesting entryway can help to define style and scale, and convey a sense of welcoming.
Guideline 1: Pay particular attention to entryway design
Entryway design should be compatible with the building and with neighboring buildings. Designers are encouraged to make the entryway something special and to incorporate a transition space between the street and the front door. Pedestrian entryways should be a more prominent design element than automobile entries.
Parking and garages
Circumstances of history and topography led many homes in Eureka Valley to be built without garages of off street parking. This has resulted in sidewalk and street areas with a pedestrian orientation, increased landscaping and recreational or social use and creates a defining element of the neighborhood.
Guideline 1: Garage design
A new garage should be compatible in scale and design with the attached building, surrounding buildings, and the block-face. A new garage should be sited in such a way that it does not disrupt an existing pattern of front yard open space. Garage doors should not exceed 10 feet in width and 8 feet in height. Recessed garage doors tend to de-emphasize the garage opening and are encouraged.
Guideline 2: Tandem parking
Garage designs that incorporate tandem (front to back) parking are encouraged.
Guideline 3: Size of parking space
Compact parking spaces, with a minimum size of 127.5 square feet, are encouraged.
Guideline 4: Bicycle parking
In RH-3 districts, adequate interior accommodation for 1 bicycle per residential unit is required. The minimum size is 25 square feet per bicycle.
Guideline 5: Curb cuts
Not more than 8 feet of curb space should be removed for automobile access to a driveway or garage. Curb cuts shall be arranged so as to preserve a minimum 17 foot curb space fronting each lot or in such other way as would maximize the number and size of on-street parking spaces.
Guideline 1: Maximize planted space and minimize impervious surfaces
Existing trees and planted spaces should be maintained and preserved. New areas of visible greenery should be established whenever possible.
Guideline 2: Street trees
Street trees shall be installed for all new construction. There shall be at a minimum one tree for every 15 feet of lot width (e.g., 30 foot wide lot would require 2 street trees).
Guideline 3: Open space
At least 40% of a lot’s open space requirement must consist of exposed/landscaped earth. This space shall remain should remain primarily unpaved and undecked.