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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, June 27, 2012

 

             Session Begins at 9:30 A.M.

     

 

                                           Public Hearing

 

         Daniel A. Sider, Acting 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 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 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/.


 

                                                                             

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.      CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

 

The Zoning Administrator will consider a request for continuance to a later date.  He may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.

 

To be continued until further notice:

 

 (GLENN CABREROS)

1.                                            2011.0391V:   2100 JACKSON STREET, Lot 002 in Assessor's Block 0590 in a RM-2(Residential- Mixed, Moderate Density) Zoning District and a 105-D Height and Bulk District.

 

REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to construct an additional floor to the existing one-story, detached, 10-car garage structure within the rear yard to provide 8 additional parking spaces.  A one-story vertical addition is also proposed south of the garage structure to provide interior access to the proposed parking floor via an existing southern garage door.  An internal connection from the garage structure to the 8-story, 12-unit residential building on the lot is proposed.  (Per Planning Code Section 102.15, the portion of the lot on which the garage structure exists is considered an interior lot.)

PER PLANNING CODE SECTION 134, a 24-foot deep rear yard is required towards the rear of the existing garage structure which faces Laguna Street.  A 31-foot deep rear yard is required for the residential structure that faces Jackson Street.  The project does not provide the required rear yard depth for either structure; therefore a variance is required.

PER PLANNING CODE SECTION 188, a noncomplying structure may be altered if no new discrepancy is created.  Both existing structures on the lot are noncomplying structures as portions of the structures were constructed within the required rear yard area.  The project proposes to enlarge both structures within their respective required rear yard areas; therefore a 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/2011.0391V.pdf.

 

 

B.      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.

 

(CHRISTINE LAMORENA)

2.            2012.0189V:   55-57 GRATTAN STREET, Lot 026 in Assessor's Block 1280 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to replace existing decks and stairs with a new deck at the ground level (approximately 6 feet deep by 19 feet wide and less than 3 feet above grade) and a new deck at the second level (ranging from approximately 6 to 10 feet deep by 12 feet wide and 13 feet above grade) with spiral stairs to grade at the rear of the two-story over garage, two-unit building. 

PER SECTION 134 OF THE PLANNING CODE the subject property requires a rear yard of approximately 26 feet in depth.  The proposed decks and stairs would encroach approximately 14 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, decks, and stairs are considered a noncomplying structure as they were constructed within the required rear yard area.  The proposed project would enlarge the non-complying structure; therefore, a 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/2012.0189V.pdf.

 

(DIEGO SANCHEZ)

3.                                            2011.1433V:   560 PRECITA AVENUE, Lot 033 in Assessor's Block 5515 in a RH-2(Residential- House, Two Family) Zoning District, the Bernal Heights Special Use District and a 40-X Height and Bulk District.

 

REAR YARD, OFF-STREET PARKING, AND EXPANSION OF NONCONFORMING USE/STRUCTURE VARIANCES SOUGHT:  The proposal includes 1) rear extension of approximately 17 feet, 9 inches in depth at the ground floor, 11 feet, 6 inches at the second floor, 16 feet at the third floor; 2) extension of the existing dormers 13 feet to the rear; and 3) a third story deck at the rear of the existing three-story, single-family dwelling.

PLANNING CODE SECTION 242 requires the subject property to maintain a rear yard of 24 feet (at the east portion of the lot) and 35 feet (at the west portion of the lot).  The proposal results in a rear yard of only 10 feet at the east portion of the lot; therefore, a variance is required.

PLANNING CODE SECTION 242 requires three off-street parking spaces for the proposal.  The proposal provides two off-street parking spaces; therefore, a variance is required.

PER PLANNING CODE SECTION 188, a non-complying structure cannot be increased in size. The project would expand an existing non-complying single-family dwelling; therefore, a 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/2011.1433V.pdf.

 

(COREY TEAGUE)

4.                                            2012.0643V:   3318 FOLSOM STREET, Lot 005 in Assessor's Block 5544 in a RH-2(Residential- House, Two Family) Zoning District, the Bernal Heights Special Use District, and a 40-X Height and Bulk District.

 

REAR YARD, PARKING, AND INTENSIFYING A NON-CONFORMING STRUCTURE VARIANCES SOUGHT:  The proposal is to raise the existing noncomplying single-family home by approximately 2 feet to convert the existing crawl space into a new ground floor consisting of a garage and bedroom.

PER SECTION 242(e)(2)(B) OF THE PLANNING CODE the subject property must provide a rear yard of approximately 40 feet. The existing single-family home extends approximately 26 feet into the required rear yard. Therefore, raising the building 2 feet triggers the need for a variance.

PER SECTION 242(e)(4) OF THE PLANNING CODE the subject property must provide at least 2 independently accessible off-street parking spaces. The proposal provides one independently accessible off-street parking space, and one "tandem" space. Therefore, the project requires a variance.


 


 

 

PER SECTION 188 OF THE PLANNING CODE, a variance must be granted to allow a legal nonconforming building to be intensified. The existing single-family home is a legal nonconforming building that falls within the required rear yard. The proposal is to increase the height and intensify the use of a legal nonconforming building; therefore, the project 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/2012.0643V.pdf.

 

 

C.      REGULAR CALENDAR

 

 (RICHARD SUCRE)

5.                                            2012.0154V:   3415 - 21ST STREET, Lot 066 in Assessor's Block 3618 in a RM-2 (Residential- Mixed, Moderate Density) Zoning District, the Liberty-Hill Historic District, and a 40-X Height and Bulk District.

 

REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal includes removal of an existing rear addition/deck and construction of a new rear addition, deck, and carport. The enclosed portion of the new addition will be 46 square feet larger than the existing addition. The new carport will hold one off-street parking space.

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 18 feet 4 in, which is equivalent to the depth of the rear (south) building wall of the adjacent property.  Currently, the existing single-family residence intrudes into the rear yard by 13 feet 10 in.  The new proposal would replace an existing rear addition in the required rear yard with a larger addition, deck and carport without extending deeper into the lot; therefore, a rear yard variance is required.

PER SECTION 188 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 encroach into the required rear yard. The proposal would intensify the noncomplying structure by constructing a new addition and carport within the required rear yard, which would be contrary to Section 188. Thus, the project requires a noncomplying structure variance from Planning Code 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/2012.0154V.pdf.

 


 

(GLENN CABREROS)

6.                                            2010.0158V:   2712 BROADWAY, Lot 008 in Assessor's Block 0959 in a RH-1(D)(Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.

 

SIDE YARD VARIANCE SOUGHT:  The project proposes demolition of a three-story, single-family residence and new construction of a three-story, single-family residence.

PLANNING CODE SECTION 133 requires two four-foot side yards for the project.  The project proposes one eight-foot side yard along the west side property line.  No side yard is proposed at the east side property line; therefore a 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/2010.0158V.pdf.

 

(CHRISTINE LAMORENA)

7.                                            2012.0233V:    2627 LOMBARD STREET, Lot 036 in Assessor's Block 0939 in an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD & NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to legalize a ground floor horizontal addition (approximately 40 feet deep by 25 feet wide) at the existing commercial unit beneath an existing deck at the rear of a two-story, mixed-use building. 

PER SECTION 134 OF THE PLANNING CODE the subject property with a lot depth of 155 feet requires a rear yard depth of approximately 70 feet.  The proposed addition would encroach approximately 45 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, deck, and stairs are considered a noncomplying structure as they were constructed within the required rear yard area.  The proposed project would enlarge the noncomplying structure, and is therefore 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/2012.0233V.pdf.

 


 

(TOM WANG)

8.                                            2012.0465V:   237 & 239 - 28TH STREET, Lot 039 in Assessor's Block 6614 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 remove an existing two-story stairway and replace it with a new two-story stairway, at the rear of the existing two-story over garage, two-family dwelling. A third floor deck would also be constructed adjacent to the proposed two-story rear stairway.

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a minimum rear yard depth of approximately 44 feet 4 inches, measured from the rear property line.  The proposed two-story stairway would encroach 20 feet 4 inches into the required rear yard to within 24 feet from the rear property line. The proposed third floor deck would encroach 13 feet 6 inches to within 30 feet 10 inches from the rear property line. 
 
PER SECTION 188 OF THE PLANNING CODE, enlargements or reconstruction of a noncomplying structure is prohibited. The existing building and the two-story stairway, which already extend into the required rear yard, are considered a noncomplying structures. The proposed replacement two-story rear stairway would result in the reconstruction of a noncomplying structure. The proposed third floor rear deck would result in the enlargement of a noncomplying 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/2012.0465V.pdf.

 

(RICHARD SUCRE)

9.                                            2011.1351V:   1726 ALABAMA STREET, Lot 038 in Assessor's Block 5542 in a RH-1(Residential- House, One Family) Zoning District, the Bernal Heights Special Use District, and a 40-X Height and Bulk District.

 

NON-COMPLYING STRUCTURE, REAR YARD, MASS REDUCTION AND PARKING VARIANCES SOUGHT:  The proposal includes reconfiguring the rear portion of the roof from a hipped roof to a gable roof and construction of two new gable dormers. The proposal will increase the useable floor area from 2,671 square feet to 3,303 square feet.


 


 

 

PER SECTION 188 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 encroach into the required rear yard. The proposal would intensify the noncomplying structure by constructing two new dormers within a portion of the rear yard, which would be contrary to Section 188. Thus, the project requires a noncomplying structure variance from Planning Code Section 188.

PER SECTION 242(e)(2) OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 51 feet 6 in.  Currently, the existing single-family residence building intrudes into the rear yard by 4 ft 6 in.  The new proposal would construct two new dormers within a portion of the required rear yard; therefore, a rear yard variance is required.

PER SECTION 242(e)(3) OF THE PLANNING CODE , the proposal is required to reduce the square footage of the building volume by 400 square feet.  Currently, the proposal only reduces the building volume by approximately 328 square feet; therefore, a mass reduction variance is required.

PER SECTION 242(e)(4) OF THE PLANNING CODE , the subject property is required to provide four off-street parking spaces, since the proposal increases the useable floor area to 3,303 square feet.  The existing building provides only provides two off-street parking spaces; therefore, a parking 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/2011.1351V.pdf.

 

 (DIEGO SANCHEZ)

10.                                          2012.0204V:   166 WINFIELD STREET, Lot 014 in Assessor's Block 5617 in an RH-2 (Residential- House, Two Family) Zoning District, the Bernal Heights SUD and a 40-X Height and Bulk District.

 

USABLE OPEN SPACE VARIANCE SOUGHT:  The proposal is to add one dwelling unit at the ground floor and basement level to a single family house.  The basement level will be partially excavated to accommodate the new dwelling unit and the new dwelling unit will be approximately 860 square feet. There would be no change to the envelope of the building.

PLANNING CODE SECTION 135 requires each dwelling unit to have a minimum of 125 square feet of private useable open space or 166 square feet of useable open space if provided in common.  One dwelling unit is not provided useable open space and 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/2012.0204V.pdf.

 

 (ERIKA JACKSON)

11.                                          2011.0793V:   1201 CORTLAND AVENUE/209 PRENTISS STREET, Lot 022 in Assessor's Block 5654 in an RH-1 (Residential-House, One Family) Zoning District and a 40-X Height and Bulk District.

 

LOT AREA, OPEN SPACE, REAR YARD, MASS REDUCTION, AND PARKING VARIANCES SOUGHT:  The proposal is to adjust an existing lot line and to construct a new single-family dwelling on the resulting vacant lot along Prentiss Street. The existing single-family dwelling along Cortland Street would remain substantially unchanged.

PER SECTION 121 OF THE PLANNING CODE both lots must have a lot area of at least 1,750 square feet.  The existing lot with frontage on Cortland contains 1,526 square feet while the existing lot fronting on Prentiss contains 1,712 square feet.  The modified lots would contain 1,726 square feet and 1,540 square feet, respectively, thus requiring lot area variances.

PER SECTION 135 OF THE PLANNING CODE the single family house on each modified lot must provide at least 300 square feet of usable open space.  The modified lot with frontage on Cortland does not provide adequate qualifying usable open space and therefore requires an open space variance.

PER SECTION 242(e)(2) OF THE PLANNING CODE both lots must provide a rear yard of 15 feet or 35 percent of lot depth, whichever is greater. The modified lot with frontage on Cortland would provide a rear yard of approximately 5 feet, at minimum. The modified lot fronting on Prentiss would provide a rear yard of approximately 4 feet, at minimum.  As such, rear yard variances are required for both modified lots.

PER SECTION 242(e)(3) OF THE PLANNING CODE the buildings on both modified lots are required to include a 'mass reduction' of 650 square feet.  Neither building would meet this requirement under the proposed lot line adjustment; therefore, a mass reduction variance is required of each.

PER SECTION 242(e)(4) OF THE PLANNING CODE the buildings on both modified lots are required to provide 2 off-street parking spaces each.  The lot with frontage on Cortland Avenue would not provide any parking, thus requiring a parking 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/2011.0793V.pdf.

 

 

(AARON STARR)

12.                                          2012.0504V:   101 MAPLE STREET, Lot 026 in Assessor's Block 0989 in a RH-1 (Residential-House, One Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The subject property is a corner lot; for the purposes of this permit review Maple Street is being used as the front of the lot.  The proposal is to excavate the basement level so that it extends to the south and rear property lines in order to create habitable space; extend the south side of the first, second and third floors between 3 and 9 feet to the side property line; extend the rear of the building at the first floor approximately 15.5’ to the rear property line; and remove the pitched roof.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 15.5'.  The proposed rear addition would extend all the way into the required rear yard.

 

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/2012.0504V.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: 6/20/2012 1:22:54 PM