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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, August 22, 2012

 

             Session Begins at 9:30 A.M.

     

 

                                           Public Hearing

 

               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 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.      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 on the Consent Calendar.

 

 

B.      REGULAR CALENDAR

 

 (BEN FU)

1.                                            2012.0669V:   1069 CAPP STREET, Lot 019 in Assessor's Block 6527 in a RTO-Mission (Residential Transit Oriented- Mission) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD, EXPOSURE, AND OPEN SPACE VARIANCES SOUGHT:  The proposal is to add two additional dwellings at the rear of the through-lot by constructing a new two-story building fronting Cypress Alley.  The project will result in a total of seven dwellings on the property.

Planning Code Section 134 requires a rear yard of approximately 49’ for the subject property.  The existing building encroaches 28’-10” into the required rear yard, leaving a rear yard of 20’-2”.  The project proposes a new structure at the rear property line.

Planning Code Section 135 requires 100 square feet of private usable open space for each unit, or 133 square feet of common open space for each unit.  The project reduces the amount of usable open space on the property and the rear yard does not meet the minimum open space dimensional requirements. 


 


 

 

Planning Code Section 140 requires each dwelling to face directly on an open area of a public street/alley/side yard of at least 25’ in depth, or a rear yard meeting the requirements of the Planning Code. The project reduces exposure for three of the existing units that face onto the non-complying rear yard and does not provide adequate exposure for the proposed units.

Planning Code Section 188 prohibits intensification of a non-complying structure.  The existing building is a non-complying structure in terms of rear yard and exposure and the project would increase this discrepancy.

 

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/2012.0669V.pdf.

 

(BRITTANY BENDIX)

2.                                            2012.0963V:   3549 - 23RD STREET, Lot 021 in Assessor's Block 3646 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.

 

EXPOSURE VARIANCE SOUGHT:  The proposal includes the relocation of an existing dwelling unit from the third floor to the ground floor and a reduction in volume at the rear of the existing two-family building. The total number of units will remain the same.
 
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/alley or side yard at least 25 feet in width or a rear yard meeting the requirements of the Planning Code.  The subject property does not feature a code-complying rear yard; therefore, the proposal requires a variance from the exposure 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/2012.0963V.pdf.

 

(DIEGO SANCHEZ)

3.                                            2012.0670V:   108 ELLSWORTH STREET, Lot 002 in Assessor's Block 5649 in a RH-1 (Residential- House, Single Family) Zoning District, Eastern Neighborhood.

 

REAR YARD AND MASS REDUCTION VARIANCES SOUGHT:  The project proposes a rear addition 3 feet, 6 inches in depth and 17 feet in width at the second story. 

PLANNING CODE SECTION 242 requires a rear yard of 24 feet 6 inches in depth.  The proposed rear yard, mass reduction addition intrudes into the required rear yard by three feet; therefore, a variance is required.

PLANNING CODE SECTION 242 requires a mass reduction of a minimum of 650 square feet of usable floor area, plus a quantity equal to those areas outside of the maximum building envelope.  The proposed project provides a mass reduction of approximately 520 square feet; 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/2012.0670V.pdf.

 

 (DOUG VU)

4.                                            2012.0350V:   1721-1723 CHURCH STREET, Lot 020 in Assessor's Block 6633 in a NC-1(Neighborhood Commercial, Cluster) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD, OPEN SPACE, EXPOSURE AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal includes the conversion of an existing two-story shed at the rear of the property into a new dwelling unit and expansion at the rear of the front building, which contains an existing dwelling unit.

SECTION 134 OF THE PLANNING CODE requires a rear yard of 20 feet for the property.  The proposed addition at the rear of the front building (under an existing extension) will extend 2 feet - 6 inches into the required rear yard and 4 feet 6 inches (laterally) to the north.  This expansion, in addition to the proposal to convert the existing shed to a second dwelling unit, requires a variance.

SECTION 135 OF THE PLANNING CODE requires 100 sq. ft. of private open space or 133 sq. ft. of common open space per unit. The project does not provide adequate open space and requires a variance.

SECTION 140 OF THE PLANNING CODE requires each dwelling unit to face directly onto a public street/alley/side yard at least 25 feet in width or a Code-complying rear yard.  The subject property does not feature a code-complying rear yard; therefore, the proposal requires a variance.

SECTION 188 OF THE PLANNING CODE prohibits intensification of non-complying structures; therefore, conversion of the rear shed into a dwelling unit and expansion of the front building 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/2012.0350V.pdf.

 

 


 

(JESSICA LOOK)

5.                                            2012.0825V:    3719 - 16TH STREET, Lot 040 in Assessor's Block 2622 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 construct a new 2nd story balcony with an attached spiral staircase and one-hour rated wall at the rear of the two-story, one-unit building. The proposed 2nd story balcony will extend 6’ from the rear wall of the building and will be approximately 11’ 8” in width. The 6’ diagonal spiral staircase is approximately 16’ in height and the one-hour fire-rated wall has a height of approximately 8’ 4 ½” and is located at the east property line.

SECTION 134 OF THE PLANNING CODE requires a rear yard of 45' for the subject property. The proposed balcony and stairs will extend entirely into the required rear yard to within 22' of the rear property line.

SECTION 188 OF THE PLANNING CODE prohibits the expansion or replacement of a noncomplying structure. Because a portion of the existing building already encroaches into the required rear yard, it is considered a legal noncomplying structure. Therefore, the proposed replacement and 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/2012.0825V.pdf.

 

 (MICHAEL SMITH)

6.                                            2011.1345V:   3946 - 3948 25TH STREET, Lot 016 in Assessor's Block 6536 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD, OPEN SPACE AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to reconstruct the rear most portion of the building including replacement of the rear deck and partial infill of the notch at the southeast corner of the building with stairs to access the second floor.  The reconstructed rear portion of the building would have a flat roof that would be lower than the existing roof at this location and would not extend any deeper than the existing rear wall.   The new second floor deck would extend eight-feet from the rear wall.

SECTION 134 OF THE PLANNING CODE requires a rear yard of 38’-3”.  The proposed rear addition and deck would encroach 26 feet into the required rear yard and result in a rear yard of 12 feet, 6 inches; therefore, the project requires a variance.

SECTION 135 OF THE PLANNING CODE requires 125 square-feet of usable open space for each dwelling on the property.  The second floor dwelling would no longer have access to the usable open space at grade level and would instead be serviced by the proposed rear deck.  However, the deck does not meet the minimum open space dimensions; therefore, the project requires a variance.

SECTION 188 OF THE PLANNING CODE prohibits replacement or expansion of a noncomplying.  The rear portion of the building is legal noncomplying because it encroaches approximately 18-feet into the required rear yard; therefore, replacement of this noncomplying portion in a different configuration and the addition of a second floor deck require 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/2011.1345V.pdf.

 

(RICK CRAWFORD)

7.                                            2012.0854V:   2395 DIAMOND STREET, Lot 107 in Assessor's Block 7551 in a RH-1(Residential- House, One Family) Zoning District and a 40-X Height and Bulk District.

 

FRONT YARD VARIANCE SOUGHT:  The proposal is to demolish the existing garage and construct a new two-story single-family dwelling above a new garage.

PLANNING CODE SECTION 134 requires a front setback of 13.5 feet for the subject property.  The new garage is proposed to be constructed with an average front setback of 1 foot 8 inches; 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/2012.0854V.pdf.

 

 (SHELLEY CALTAGIRONE)

8.                                            2012.0575V:   751 - 25TH AVENUE, Lot 028 in Assessor's Block 1619 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 modify the previously approved project (Case No. 2009.0582V) to expand the existing two-story synagogue building (Congregation Chevra Thilim) by legalizing a deck at the second floor level at the rear of the building. The deck would be located on the roof of the approved one-story addition and would require the construction of two elevated walkways spanning both to the second floor office area (approx. 12' long) and to an existing stair landing at the rear building (approx. 8' long). The glass and metal panel railings at the deck/walkways will be 4' tall above a 2' parapet (total of 6' above the deck).

PER SECTION 134 OF THE PLANNING CODE the subject 75-foot-wide by 240-foot-deep property is required to maintain a rear yard of approximately 108 feet.  The building with the previously approved addition currently extends approximately 57.5 feet into the required rear yard.  The proposed deck and elevated walkways would be constructed entirely within the required rear yard area.

PER SECTION 188 OF THE PLANNING CODE expansion of a non-complying structure is prohibited. The existing building is considered a legal non-complying structure because portions of it already encroach into the required rear yard, and the construction of the deck and elevated walkways would further expand the 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/2012.0575V.pdf.

 

 (MCHAEL SMITH)

9.                                            2012.0069V:   500 VIENNA STREET (A.K.A 644 PERSIA AVENUE), Lot 001 in Assessor's Block 6090 in a RH-1(Residential- House, One Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to extend the existing roof deck at the rear of the building 9’-7” to the rear property line.  

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 25 feet.  The proposed rear addition would extend to the rear property line, encroaching 25 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 noncomplying structure cannot be enlarged in a manner that would increase the degree of noncompliance.  The rear portion of the building is legal noncomplying because the ground floor already extends to the rear property line, encroaching 25 feet into the required rear yard.  Therefore, the extension of the roof deck to the rear property line 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/2012.0069V.pdf.

 


 

 

(MICHAEL SMITH)

10.                                          2011.0584V:   601 DOLORES STREET, Lot 060 in Assessor's Block 3598 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD, PARKING, AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to add a roof deck to the southern portion of the roof.  The roof deck would consist of a new elevator/stair penthouse, roof deck guardrail and windscreen, mechanical room, and mechanical vents.  The roof deck would be set back from the edges of the roof.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 42 feet.  The proposed roof deck and penthouse addition would extend to within 12’-6” of the rear property line, encroaching 29’-6” into the required rear yard; therefore, the project requires a variance from the rear yard requirement of the Planning Code.

PER SECTION 151 OF THE PLANNING CODE one off-street parking space is required for every six classrooms.  The project would not provide any off-street parking where two spaces are required; therefore, the project requires a variance from the parking requirement of the Planning Code.

PER SECTION 188 OF THE PLANNING CODE a noncomplying structure cannot be enlarged in a manner that would increase the degree of noncompliance.  The rear portion of the building is legal noncomplying because it already extends to within 7’-6” of the rear property line, encroaching 34’-6” into the required rear yard.  Therefore, the addition of a roof deck and penthouse to the noncomplying portion of the building 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/2011.0584V.pdf.

 

(RICHARD SUCRE)

11.                                          2012.0489V:   604 MOULTRIE STREET, Lot 002 in Assessor's Block 5722 in a RH-1(Residential- House, One Family) Zoning District, Bernal Heights Special Use District, and a 40-X Height and Bulk District.

 

NON-COMPLYING STRUCTURE AND REAR YARD VARIANCES SOUGHT:  The proposal includes reconstructing a portion of the existing one-story rear addition and adding a new rear staircase within the required rear yard. The proposal will increase the useable floor area from 1,367 square feet to 1,437 square feet for the single-family dwelling.

PER SECTION 242(e)(2) OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 24 feet 6 inches.  Currently, the existing single-family residence building encroaches into the rear yard by 8 feet 7 inches.  The new proposal would reconstruct a portion of the one-story rear addition and add a stair, within the required rear yard; therefore, a rear yard variance is required.

PER SECTION 188 OF THE PLANNING CODE, noncomplying structures are not permitted to be reconstructed. The existing building is considered a legal noncomplying structure because a portion of the building encroaches into the required rear yard. The proposal would reconstruct a portion of the noncomplying structure and add a stair; 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/2012.0489V.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: 8/15/2012 1:15:49 PM