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   PLANNING DEPARTMENT

           CITY AND COUNTY OF

                SAN FRANCISCO

 

       Notice of Hearing on Application

                 For Zoning Variance

 

                                CITY HALL - Room 408

              1 Dr. Carlton B. Goodlett Place

 

               Wednesday, March 23, 2011

 

             Session Begins at 9:30 A.M.

     

 

                                           Public Hearing

 

line

               Scott F. Sanchez, Zoning Administrator

Eva Atijera-Taylor, Recording Secretary

 

 

 

 

Notice is hereby given to the general public and to owners of the subject property and other property within 300 feet that an application for variance under the Planning Code as described below has been filed with the Zoning Administrator.

 

Any remaining questions concerning this application review process may be answered by the Planning Information Center at (415) 558-6377.

Variance Calendars are available on the Internet at http://www.sfplanning.org.

 

 


 

Accessible Meeting Policy

 

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408, Fourth Floor, San Francisco, CA.  The closest accessible BART Station is the Civic Center Station located at the intersection of Market, Hyde and Grove Streets.  Accessible curb side parking has been designated at points along McAllister Street. Accessible MUNI Lines serving City Hall are the 42 Downtown Loop, 9 San Bruno and 71 Haight/Noriega and the F Line.  Accessible MUNI Metro Lines are the J, K, L, M, N and T.  For more information regarding MUNI accessible services, call  311 within San Francisco, (415) 701-2311 outside Bay Area, or TTY (415) 701-2323.  American sign language interpreters and/or a sound enhancement system will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 72 hours prior to a hearing.  Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility.  In order to assist the City’s efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical based products.  Please help the City to accommodate these individuals.

 

 

Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings

 

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting.  Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices.

 

Know Your Rights Under the Sunshine Ordinance

 

Government's duty is to serve the public, reaching its decisions in full view of the public.  Commissions, boards, councils and other agencies of the City and County exist to conduct the people's business.  This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review.

 

For more information on your rights under the Sunshine ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact The Administrator by mail at 1 Dr. Carlton B. Goodlett Place, Room 244, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at sotf@sfgov.org.

 

 

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action may be required by the San Francisco Lobbyist Ordinance [SF Admin.. Code 16.520 - 16.534] to register and report lobbying activity.  For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 25 Van Ness Avenue, Suite #220, San Francisco, CA 94102, telephone (415) 554-9510, fax (415) 703-0121 and web site http://www.ci.sf.ca.us/ethics/.


 

                                                                             

ZONING ADMINISTRATOR

                                          NOTICE OF HEARING ON

                               APPLICATION FOR ZONING VARIANCE

 

 

Notice is hereby given to the general public and to owners of the subject property and other property within 300 feet that an application for variance under the Planning Code as

described below has been filed with the Zoning Administrator and will be considered at a PUBLIC HEARING to be held on the date, time, and place listed on the first page of this Calendar:

 

A.      CONSENT CALENDAR

 

All items listed hereunder constitute a Consent Calendar and are considered to be routine by the Zoning Administrator.  There will be no separate discussion of these items unless a member of the public so requests, in which case the matter shall be removed from the Consent Calendar and considered as a separate item at this time or at a future hearing.

 

(GLENN CABREROS)

1.                                 2011.0003V:   2444-2448 WASHINGTON STREET, Lot 015 in Assessor's Block 0605 in an RH-2 (Residential House, Two-Family) Zoning District and 40-X Height and Bulk District.

 

REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The subject property features a one-story studio unit at the rear of the existing two-story-over-garage, two-unit building.   The proposal is to increase the floor area of the studio unit by 65 square feet and the height by two feet from approximately 11 feet to 13 feet.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a 45-percent rear yard depth of approximately 58 feet.  The existing building is constructed to the rear lot line and occupies at least half the width of the lot.  The proposed expansion is located entirely within the rear yard; therefore rear yard variance is requested.

PER SECTION 188 OF THE PLANNING CODE the rear portion of the existing structure is a non-complying structure that may be altered provided no new discrepancy would be created. The project proposes to expand a non-complying structure; therefore a non-complying structure variance is requested.

 

ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0003V.pdf.

 


 

B.      REGULAR CALENDAR

 

 (MICHAEL SMITH)

2.                                 2010.0829V     132 HAMERTON AVENUE, Lot 003 in Assessor's Block 6760 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.

 

                                                            FRONT SETBACK VARIANCE SOUGHT:  The proposal is for new construction of a two-story detached structure at the front of the lot. The structure would extend to the front property line, be set back seven-feet from the south side property line, and measure 29-feet in depth. The ground floor of the structure would contain a one-car garage and the second floor would contain 328 square-feet of habitable area, including a half bath that is accessory to the dwelling unit.

 

                                                            PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback of approximately 11’-8”. The proposed structure would extend to the front property line, encroaching approximately 11’-8” feet into the required front setback; therefore, the project requires a variance from the front setback requirement of the Planning Code.          

 

 

                                                            ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0829V.pdf.

 

(ADRIAN PUTRA)

3.                                 2010.0587V:   185 CHILTON AVENUE, Lot 015 in Assessor's Block 6758 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD, EXPOSURE AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The subject property contains a one-story, single-family dwelling that is setback approximately 46.5 feet from the front property line, and a detached garage structure located at the front of the lot. Additionally, the dwelling exists on a grade that is approximately 8 feet lower than street level. The project is to construct a one-story horizontal extension at the front of the dwelling. The project also proposes to demolish and rebuild the detached garage structure at the front of the lot.

 

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 25 feet. The existing single-family dwelling encroaches approximately 19 feet into the required rear yard. Currently, the property provides a court yard of approximately 25 feet in lot depth which satisfies the intent of the rear yard requirement.

The project proposes to construct a one-story horizontal extension within this court yard, and therefore requires a rear yard variance; therefore, the project requires a variance from the rear yard requirement.

 

PER SECTION 140 OF THE PLANNING CODE the subject property is required to have at least one required window of at least one room of at least 120-square-foot that faces directly on an open area that is either a public street at least 25 feet in width or rear yard meeting the requirements of this Code. The proposal builds within a court yard area that currently provides exposure to the existing dwelling unit. Therefore, constructing a horizontal extension within the court yard requires an exposure variance.

 

PER SECTION 188 OF THE PLANNING CODE a non-complying structure can be altered, providing that there is no new or increased discrepancy at any level between existing conditions on the lot and the required standards of the Planning Code.

 

The subject dwelling constitutes a non-complying structure that encroaches approximately 19 feet into the required rear yard, where approximately 25 feet is required. The subject non-complying dwelling is expanding into a court yard which met the intent of the rear yard requirement; therefore the proposal requires a non-complying structure variance.

 

ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0587V.pdf

 

 (DIEGO SANCHEZ)

4.                                 2010.0787V:   1875 MISSION STREET, Lot 032 in Assessors Block 3548 in the Mission Street NCT (Neighborhood Commercial Transit) Zoning District and a 40-x/65-X Height and Bulk District.

REAR YARD AND DWELLING UNIT EXPOSURE VARIANCES SOUGHT:  The project proposes an interior renovation of an existing four story building, adding 38 dwelling unit within the existing building envelope.  The proposal does not provide a code complying rear yard at the lowest level of building containing a dwelling unit and does not provide code complying dwelling unit exposure to nine interior units.  Given these circumstances, the project is seeking a variance from the rear yard and dwelling unit exposure.

 

ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0787V.pdf

 


 

(SHARON LAI)

5.                                 2008.1342V:   197 LAIDLEY STREET, Lot 012 in Assessor's Block 6664 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND FRONT SETBACK VARIANCES SOUGHT:   The proposal is to create a three-story, single-family house on the subject corner lot by raising the overall height of the existing two and a half-story building by approximately 4 feet, 6 inches. Although the building height is increasing, the proposal will also decrease the depth of the third-story from 32 feet deep to 28 feet deep.

 

PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback (along Laidley Street) of 15 feet, where 0 feet is currently provided. The proposed 4 feet, 6 inch height increase will be located partially in the required front setback; therefore the project requires a variance from the front setback requirement of the Planning Code.

 

PER SECTION 188 OF THE PLANNING CODE the existing single family home is required to maintain a front setback of 15 feet, where 0 feet is provided. The proposal increases the height to the portion of the building which does not comply with the front setback requirements; therefore variance is required.

 

ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2008.1342V.pdf.

 

(MICHAEL SMITH)

6.                                 2011.080V:     197-199 CHATTANOOGA STREET, Lot 018 in Assessor's Block 3630 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

REAR YARD VARIANCE SOUGHT:  The proposal is to replace the existing wood egress stairs at the rear of the building with spiral stairs and enlarge the existing decks.  The new spiral stairs would extend to the roof for access to a new roof deck at the northeast corner of the building.  The roof deck railing would extend approximately 20-inches above the existing roof parapet. 

 

                                                            PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 15 feet.  The proposed deck and stairs would extend to the rear property line, encroaching approximately 15 feet into the required rear yard; therefore, the project requires a variance from the rear yard requirement of the Planning Code.

 

                                                           


 

                                                            PER SECTION 188 OF THE PLANNING CODE a non-complying structure cannot be replaced once it is voluntarily removed or enlarged in a manner that would increase the degree of noncompliance.  The existing rear portion of the building and existing rear stair to be replaced are legal non-complying because they already extend to the rear property line, encroaching approximately 15 feet into the required rear yard; therefore, the project requires a variance from Section 188 of the Planning Code. 

 

ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0080V.pdf.

 

(TOM WANG)

7.                                            2010.1137V:   226 – 27TH STREET, Lot 047 in Assessor’s Block 6578 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK AND REAR YARD VARIANCES SOUGHT:  The proposal for the existing three-story, ten-family dwelling would (1) demolish the existing front entry stairway, (2) construct a new front entry stairway, (3) remove an existing metal fire escape at the rear of the second and third floors, (4) construct a new two-story rear stairway, and (5) renovate the front façade with the addition of two false bays.

 

SECTION 132(a) OF THE PLANNING CODE requires a front setback of 10 feet 3 inches, measured form the front property line, for the subject lot. The proposed front entry stairway would encroach 8 feet 9 inches into the required front setback to within 1 foot 6 inches of the front property line. The proposed two false bays on the front façade would be at the front property line, encroach entirely into the required front setback.

 

SECTION 134(c)(1) of THE PLANNING CODE requires a minimum rear yard depth of 47 feet 6 inches, measured from the rear property line, for the subject lot. The existing building encroaches 23 feet 6 inches into the required rear yard. The proposed two-story rear stairway would extend an additional 15 feet from the rear wall of the subject building to within 9 feet of the rear property line.

 

SECTION 188 OF THE PLANNING CODE prohibits enlargements or reconstruction of a non-complying structure. Since portions of the subject building were legally constructed within the currently required front setback and rear yard; it is considered a legal non-complying structure. The proposed front entry stairway would result in the reconstruction of a non-complying structure. The proposed two-story rear stairway and two false bays on the front façade would result in the enlargements of a non-complying structure.

 

ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.1137V.pdf.

 

(DIEGO SANCHEZ)

8.                                 2008.0546V:   2324 – 19TH STREET, Lot 015 in Assessor's Block 4027 in an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to add two stories to an existing two-story, single-family dwelling and expand the entire building five feet to the west property line. The existing building extends to the rear property line, providing no rear yard.

 

PER SECTION 134 OF THE PLANNING CODE a rear yard equal to 45% of lot depth is required at grade level and each succeeding story of the building. The project does not provide a rear yard at any story where one of 12 feet 3 inches is required; therefore the project requires a rear yard variance.

 

ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2008.0546V.pdf.

 

 (TOM WANG)

9.                                 2011.0076V:   252 ORIZABA AVENUE, Lot 053 in Assessor's Block 7106 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposed work for the existing two-story, single-family dwelling is to construct a second floor rear deck with a stairway leading to grade.

 

Section 134 (a)(1) of the Planning Code requires a minimum rear yard depth of 15 feet, measured from the rear property line, for the subject lot. The proposed second floor rear deck with a stairway would encroach 11 feet into the required rear yard to within 4 feet of the rear property line. The proposed second floor deck would be approximately 8 feet tall above grade.

 

ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0076V.pdf.

 


 

 

C.      PUBLIC COMMENT:

 

At this time, members of the public may address the Zoning Administrator on items of interest to the public that are within the subject matter jurisdiction of the Zoning Administrator except agenda items.  With respect to agenda items, your opportunity to address the Zoning Administrator will be afforded when the item is reached in the meeting.  Each member of the public may address the Zoning Administrator for up to three minutes.

 

The Zoning Administrator will not take action on any item not appearing on the posted agenda, including those items raised at public comment.  In response to public comment, the Zoning Administrator may:

 

(1)          respond to statements made or questions posed by members of the public;  or

(2)          request staff to report back on a matter at a subsequent meeting; or

(3)          direct staff to place the item on a future agenda.  (Government Code Section 54954.2(a))

 

 

 

ADJOURNMENT

 

 

Last updated: 12/16/2011 1:04:10 PM