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CITY AND COUNTY OF
Notice of Hearing on Application
For Zoning Variance
CITY HALL - Room 408
1 Dr. Carlton B. Goodlett Place
Wednesday, April 25, 2012
Session Begins at 9:30 A.M.
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 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, 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 email@example.com.
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 Administration 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/.
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.
There are no items in the Consent Calendar.
B. REGULAR CALENDAR
1. 2010.1065V: 123 CHERRY STREET, Lot 003 in Assessor's Block 0990 in a RH-1 (Residential-House, One Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The project proposes infill of the existing third floor deck to create habitable space within the footprint of the existing three-story, single-family residence.
PLANNING CODE SECTION 134 requires a rear yard of 15 feet for the subject property. The existing building is constructed 10 feet into the required rear yard and the project proposes to infill the existing third floor deck to create habitable space; therefore, a variance is required.
PLANNING CODE SECTION 188 requires that an existing non-complying structure cannot be enlarged or intensified. The existing building is a non-complying structure as it is located within the rear yard area; therefore, the proposed enlargement requires a 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/2010.1065V.pdf.
2. 2011.1274V: 1884 GREEN STREET, Lot 041 in Assessor's Block 0543 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 is to legalize an expansion of the ground floor unit, approximately 45 square feet total, at the side and rear of the three-story over garage, three-unit building.
PER SECTION 134 OF THE PLANNING CODE the subject property requires the rear yard area to be equivalent to 25 percent of the total lot depth. The subject property, with a lot depth of 100 feet, has a required rear yard of 25 feet. The proposal would encroach approximately 7 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1274V.pdf
3. 2012.0173V: 404 JERSEY STREET (AKA 1352-54 CASTRO STREET), Lot 007 in Assessor's Block 6506 in a 24th-Noe St. NCD (24th-Noe Streets Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The subject property at 404 Jersey Street is a corner lot located at the northwest corner of Jersey and Castro Streets. The property contains two detached buildings, a two-story mixed-use building that faces Castro Street and another two-story residential building that faces Jersey Street. The project is to allow a new 10 foot wide curb cut and create a new off-street parking pad within an open space located between the existing buildings, which qualify as the required rear yard.
PER SECTION 134 OF THE PLANNING CODE where there is a legally existing dwelling at the front and rear of the subject lot the minimum yard depth between the two buildings is 25 percent of the subject lot depth or 15 feet, whichever is greater. The proposed parking pad is located completely within the open space located between the existing buildings and qualifies as the required rear yard; where 20 feet is required, therefore the project requires a variance from the rear yard 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/2012.0173V.pdf.
4. 2011.1435V: 5087- 5089 MISSION STREET, Lot 016 in Assessor's Block 6347 in a NC-3(Neighborhood Commercial, Moderate Scale) Zoning District and a 65-A Height and Bulk District.
REAR YARD, OPEN SPACE AND EXPOSURE VARIANCES SOUGHT: The proposal includes the addition of one dwelling unit to the ground and second stories of the existing two-story building, which includes a commercial space on both stories and a dwelling unit in the front half of the second story. The additional dwelling unit will be located at the rear of the existing structure, necessitating the granting of rear yard, open space and exposure variances.
PER SECTION 134 OF THE PLANNING CODE, the property is required to maintain a rear yard equal to 25% of the lot depth, or 20 feet 11 inches. Therefore, the proposal to add an additional dwelling unit to the existing building without a rear yard requires a variance.
PER SECTION 135 OF THE PLANNING CODE, the required amount of common usable open space is 106 square feet for each dwelling unit for a total of 212 square feet. The project provides a total of 182 square feet of common usable open space; therefore, a variance is required.
PER SECTION 140 OF THE PLANNING CODE, the windows of at least one room in each dwelling unit must face directly onto either a public street, public alley at least 25 feet in width, side yard at least 25 feet in width or a rear yard meeting the requirements of the Planning Code. Therefore, the proposal to add a dwelling unit within the existing building that has a noncomplying rear yard requires a 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/2011.1435V.pdf.
5. 2012.0192V: 561 SANCHEZ STREET, Lot 033 in Assessor's Block 3585 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 is to extend the existing non-complying one-story rear deck by approximately 3 feet horizontally towards the north side property line. The proposed scope of work was previously denied by the Board of Permit Appeals under Appeal No. V03-106.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 45 percent of the lot depth, approximately 49 feet, 6 inches, where 11 feet is currently provided. The existing single-family dwelling extends approximately 20 feet into the required rear yard and the deck and stairs extend an additional 18 feet, 6 inches. The proposed horizontal side deck extension would intensify the rear yard encroachment in width by approximately 3 feet; therefore, the project requires a variance.
PER SECTION 188 OF THE PLANNING CODE the subject building is located partially within the required rear yard and is a non-complying structure. The proposed deck extension is located within the required rear yard, which intensifies the non-conformity of the existing conditions. The proposed alteration requires a 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/2012.0192V.pdf.
6. 2012.0191V: 972 EDDY STREET, Lot 008 in Assessor's Block 0737 in a RM-4(Residential- Mixed, High Density) Zoning District and 80-B Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to install a shed that will store sports equipment for an Institutional Use (Sacred Heart Cathedral Preparatory). The shed will measure approximately 12 feet wide by 30 feet deep by 13 feet in height. Although not subject to the Variance request, the project also proposes to enclose batting cages that are currently found at the project site.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 30 feet. The proposed shed would be located entirely within the required rear yard near the Willow Street frontage of the property; 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/2012.0191V.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))