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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, October 26, 2011

 

             Session Begins at 9:30 A.M.

     

 

                                           Public Hearing

 

line

               Scott F. Sanchez, Zoning Administrator

Lisa Chau, 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 and Audio Recording of the Hearing 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, and N.  For more information regarding MUNI accessible services, call 311 within San Francisco, (415) 701-2311 outside Bay Area, or TYY (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 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.

 

                                                                                                            (SOPHIE HAYWARD)

1.           2011.1052V:   2329 CASTRO STREET, Lot 025 in Assessor’s Block 6630 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD, FRONT SETBACK, AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:   The proposed project is to convert the existing crawl space at the ground level by raising the existing building 4' and reconfiguring the interior. The existing structure is a non-complying structure, and the proposed project will increase the size of the structure.

 

SECTION 134 OF THE PLANNING CODE requires a rear yard that measures 25% of the depth of the lot or not less than 15' in length. The existing building does not have a rear yard. The existing front yard serves as the usable open space, and measures 13'6" in length. The proposed project will not impact the existing open space.

 

SECTION 144 OF THE PLANNING CODE requires that no less than one-third of the width of the ground story along the front lot line shall be devoted to windows, entrances for dwelling units, landscaping, and other architectural features that provide visual relief and interest for the street frontage. The existing solid fence along the front property line does not provide the required features to provide relief.

 

 

 

SECTION 188 OF THE PLANNING CODE allows noncomplying structures to be enlarged only if there is no increase in any discrepancy, at any level of the structure, between existing conditions on the lot and the required standards for new construction.  

 

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/2011.1052V.pdf

 

 

B.      REGULAR CALENDAR

 

(AARON STARR)

2.                                 2011.0578V:   51 GRATTAN STREET, Lot 027 in Assessor's Block 1280 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK VARIANCE SOUGHT:  The proposal is to construct a one-story vertical addition in addition to a 150 sq. ft. (approximate) penthouse/mezzanine area set back approximately 31 feet from the front façade; infill two non-shared light wells and the front entrance; square-off the bay windows at the rear façade (approximately 21 sq.

ft.); excavate and extend the ground floor approximately 10 feet into the rear yard; alter the front façade; and interior alterations.

 

PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback of approximately 3 feet. The proposed vertical addition would encroach approximately 1 foot into the required front setback; therefore, the project requires a variance from the front setback requirement (Section 132) of the Planning Code.

 

PER SECTION 188(a) OF THE PLANNING CODE noncomplying structures are not permitted to be expanded. The existing building is considered a legal noncomplying structure because portions of the building already encroach into the required front setback. Therefore, the proposed expansion would be contrary to 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/2011.0578V.pdf

 


 

                                                                                                                       

(ADRIAN PUTRA)

3.                                   2011.0897V:   217 DOUGLASS STREET; Lot 034 in Assessor’s Block 2692 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

                             

REAR YARD VARIANCE SOUGHT:  The project is to demolish an existing one-story rear deck and construct a new one-story addition with a roof deck above at the rear of a single-family dwelling.  The project also includes constructing a roof dormer on the north side of the building. 

 

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 56.25 feet.  The proposed rear addition would encroach approximately 5 feet into the required rear yard and result in a rear yard of 51.25 feet; therefore, the project requires a variance from the rear yard requirement (Section 134) 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/2011.0897V.pdf

 

 

(CHRISTINE LAMORENA)

4.                                 2011.0944V:   1921 VALLEJO STREET, Lot 021 in Assessor's Block 0567 in a RH-2 (Residential-House, Two-Family) Zoning District and a 105-D Height and Bulk District.

 

REAR YARD & NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to construct a one-story horizontal addition, approximately 9 feet wide by 5 feet deep at the rear of the four-story over garage two-family building. 

PER SECTION 134 OF THE PLANNING CODE the subject property requires a rear yard area to be equivalent to 45 percent of the total lot depth.  The subject property, with a lot depth of approximately 108 feet, has a required rear yard of approximately 49 feet. The proposed rear addition would encroach approximately 8 feet into the required rear yard.

PER SECTION 188 OF THE PLANNING CODE a noncomplying structure may be altered provided no new discrepancy is created.  The rear portion of the existing building is a noncomplying structure as it was constructed within the required rear yard area.  The proposed horizontal addition would enlarge the non-complying structure, and thus would be contrary to Section 188.

 

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/2011.0944V.pdf

 


 

 

(DIEGO SANCHEZ)

5.                                 2011.0495V:   3141 FOLSOM STREET, Lot 015 in Assessor's Block 5503 in a RH-2(Residential, House, Two-Family) Zoning District, Bernal Heights Special Use District (SUD) and a 40-X Height and Bulk District.

 

REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is a rear horizontal addition to an existing three-story, three-unit dwelling.  The depth of the addition is approximately 13 feet from the existing rear building wall and consists of a master bathroom of approximately 87 square feet and a deck of 63 square feet at the 2nd and 3rd stories.  A 3 foot high deck at grade level is also proposed.  This addition will occur at the south property line.

PER SECTION 242 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 45% of lot depth, equal to 45 feet for the subject lot.  The existing building is within the required rear yard and provides a rear yard of 39 feet.  The proposal would leave a rear yard of 26 feet, which is less than the required 45 feet; therefore the project requires a variance from the rear yard requirement (Section 242) of the Planning Code.

PER SECTION 188 OF THE PLANNING CODE, a non-complying structure cannot be expanded.  The subject building is considered a non-complying structure because it is located partially within the required rear yard; therefore, the project requires a variance from the non-complying structure requirement (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/2011.0495V.pdf

 

 

 (DIEGO SANCHEZ)

6.                                 2011.0159V:   995 DE HARO STREET, Lot 033 in Assessor’s Block 4096 in a RH-3 (Residential- House, Three-Family) Zoning District and a 40-X Height and Bulk District.

 

LOT SIZE, REAR YARD, AND OPEN SPACE VARIANCES SOUGHT:  The proposal is to split a Code-conforming standard lot into two lots.  One lot (Lot A) will measure approximately 38 feet 6 inches wide and 25 feet deep; the other lot (Lot B) will measure approximately 25 feet wide and 61 feet 6 inches deep.  The proposal will result in 2 dwelling units on each lot.

PER SECTION 121 OF THE PLANNING CODE each lot must have a minimum area of 1,750 square feet.  The proposal would create one lot of approximately 960 square feet (Lot A) and one of approximately 1,535 square feet (Lot B).  The project requires a variance from the lot size requirement (Section 121) of the Planning Code for each proposed lot.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of no less than 15 feet on each lot.  Lot A will have a rear yard of 13 feet 6 inches and Lot B  will have a rear yard of 12 feet 8 inches.  The project requires a variance from the rear yard requirement (Section 134) of the Planning Code for each proposed lot.

PER SECTION 135 OF THE PLANNING CODE each lot is required to provide 100 square feet of private open space or 133 square feet of common open space for each dwelling unit.  The proposal does not provide the minimum open space requirement for 2 units on Lot A or 2 units on Lot B.  The project requires a variance from the open space requirement (Section 135) of the Planning Code for each proposed lot.

 

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/2011.0159V.pdf

 

 

 (DIEGO SANCHEZ)

7.                                 2011.0604V:   3657 FOLSOM STREET, Lot 022 in Assessor's Block 5652 in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to expand an existing deck at the rear of the lot approximately 3 feet 9 inches into the required rear yard.

PER SECTION 242 OF THE PLANNING CODE the subject property is required to maintain a rear yard equal to 35% of lot depth, or 24 feet 6 inches, in the case of the subject lot. The proposal would result in a rear yard of 17 feet 6 inches.  The project requires a variance from the rear yard requirement (Section 242) of the Planning Code.

PER SECTION 188 OF THE PLANNING CODE a non-complying structure cannot be increased in size.  The project would expand an existing non-complying deck; therefore, the project requires a variance from the non-complying structure requirement (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/2011.0604V.pdf

 


 

 

(ELIZABETH WATTY)

8.                                 2011.0860V:   235 LAUSSAT STREET, Lot 046 in Assessor's Block 0860 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal includes the demolition of the existing noncomplying three-story deck and staircase and the construction of new decks at the rear of the first, second, and third floors of the four-story two-unit building; a new spiral staircase at the rear of the first and second floors; and a new horizontal rear addition (glass enclosure) at the basement and first floor. Although the new horizontal rear addition and decks will not extend beyond the existing deck and staircase, they will be located within the required rear yard, necessitating the granting of rear yard and noncomplying structure variances.

PER SECTIONS 134 AND 188 OF THE PLANNING CODE the Subject Property is required to maintain a rear yard of 15'-0", measured parallel to the rear property line.  The existing development on the lot (building, rear decks and staircase) encroaches into the required rear yard by approximately 11'-6", extending to within approximately 3’-6” of the rear property line. The proposed addition and decks encroach into the required rear yard by approximately 9'-0", extending to within approximately 6'-0" of the rear property line; the proposed spiral staircase is located to the rear of the proposed addition and decks, encroaching an additional 5'-0" into the required rear yard and extending to within 1'-0" of the rear property line. These rear yard encroachments necessitate rear yard and noncomplying structure variances, pursuant to Planning Code Sections 134 and 188, respectively.

 

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/2011.0860V.pdf

 

 

GLENN CABREROS

9.                                 2011.0943V:   2808 LAGUNA STREET, Lot 021 in Assessor's Block 0543 in a RH-2 (Residential- House, Two-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The project proposes to construct a deck on the roof of the two-story-over-basement single-family house and to construct two open spiral staircases at the rear of the building.  One spiral staircase would connect the rear yard to the one-story roof deck above.  The other spiral staircase would connect the proposed roof deck to the one-story roof deck below.


 


 

 

PER SECTION 134 OF THE PLANNING CODE, the required rear yard for the subject property, based on averaging the adjacent lot to the north, is approximately 39 feet.  The proposed stairs connecting the new roof deck to the one-story roof deck below would project 4 feet into the required rear yard.

PER SECTION 136 OF THE PLANNING CODE, a 12-foot deep, one-story rear extension is allowed as a permitted obstruction into the required rear yard.  The proposed stairs connecting the rear yard to the one-story roof deck above would extend 4 feet beyond the rear wall of the existing one-story permitted obstruction.

 

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/2011.0943V.pdf

 

 

                                                                                                                        (SHARON LAI)

10.                                 2011.0665V:   680 DOUGLASS STREET, Lot 006 in Assessor’s Block 2802 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 construct a new three-story over garage single-family home in front of an existing cottage on the vacant portion of the lot. The new building will be located less than 25 feet from the existing rear cottage.

PER SECTION 140 OF THE PLANNING CODE all dwelling units shall face an open area no less than 25 feet in every horizontal dimension, a Code compliant rear yard or a public street.  The proposed new single family home at the front of the lot will be located 22 feet from the existing rear dwelling unit; therefore, the rear dwelling unit requires a variance from the exposure requirement of the Planning Code.

The proposed front entry stairs will be less than 3 feet above the existing grade at all points and will not require a variance from the front setback requirement.

 

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/2011.0665V.pdf

 


 

 

                                                                                                                        (TOM WANG)

11.                                 2011.0842V:   50 CLIFFORD TERRACE, Lot 020 in Assessor’s Block 2618A in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

             

REAR YARD VARIANCE SOUGHT:   The proposed work is to construct a second floor deck, at the rear of the existing two-story over garage, single-family dwelling. The proposed second floor rear deck will be connected with an existing rear spiral stairway that leads to grade.

 

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard depth of approximately 20 feet 9 inches. The proposed second floor rear deck would encroach 11 feet 4 inches into the required rear yard to within 9 feet 5 inches of the rear property line.

 

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/2011.0842V.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

 

 

NOTE:      The next Variance Hearing is on Wednesday, December 7, 2011, at 9:30 a.m.,

                  at City Hall.

Last updated: 12/16/2011 2:50:21 PM