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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, September 26, 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.      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.

 

(SHARON YOUNG)

1.                                            2012.0629V:   1080 CHESTNUT STREET, Lots 101 - 158 in Assessor's Block 0047C in an RM-3 (Residential- Mixed, Medium Density) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK VARIANCE SOUGHT:  The proposal is to remove the existing pole-mounted canvas canopy that extends across the public sidewalk from the entry doors of the 19-story 58-unit residential building and replaces it with a cantilevered entrance marquee (approximately 19' wide by 8'-6" deep by 10'-6" high) within the property's required front setback. The replacement marquee will not extend beyond the front property line.

SECTION 132 OF THE PLANNING CODE requires that the subject property maintain a front setback of approximately 10 feet.  The proposed marquee will extend approximately 8’-6” into the front setback.

 

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/2012.0629V.pdf.

 

(RICHARD SUCRE)

2.                                            2012.0821V:   230 - 11TH STREET, Lot 005 in Assessor's Block 3516 in a SLR (Soma Service- Light Industrial- Residential) Zoning District and a 50-X Height and Bulk District.

 

REAR YARD, OPEN SPACE, AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal includes construction of a one-story vertical addition on an existing three-story-over-basement fire damaged apartment building. The proposal will increase the number of dwelling units from eleven to fifteen (two new dwelling units in the basement and two new dwelling units in the new one-story vertical addition).

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 22 feet 6 inches.  Currently, the existing apartment building encroaches into the rear yard by 13 feet 9 inches.  The new proposal would construct a one-story vertical addition, at the same depth as the existing building, within a portion of the required rear yard; therefore, a rear yard variance is required.

PER SECTION 135 OF THE PLANNING CODE, the subject property is required to provide approximately 532 square feet of common usable open space for the four new dwelling units.  All common usable open space is required to provide at least 15 feet in every horizontal dimension. This new common usable open space would be provided on the fourth floor via a roof terrace measuring 11 feet by 26 feet. Since the proposal does not provide usable open space that measures 15 feet in every horizontal dimension, an open space 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 construct a vertical addition on a noncomplying 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/2012.0821V.pdf.

 

 

B.      REGULAR CALENDAR

 

(MICHAEL SMITH)

3.                                            2012.0349V:   168-170 ROOSEVELT WAY, Lot 031 in Assessor's Block 2608 in an RH-2 (Residential-House, Two-Family Dwelling) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK VARIANCE SOUGHT:  The proposal is to enlarge the existing third floor level and alter the building’s elevations in a modern vernacular architectural style.
 
SECTION 132 OF THE PLANNING CODE requires that the subject property maintain a front setback of approximately three feet.  The proposed third floor expansion would extend to the front property line, encroaching approximately three feet into the required front setback; therefore, the project requires a variance from the front setback requirements of the Planning Code.

SECTION 188 OF THE PLANNING CODE prohibits the expansion of a noncomplying structure in a manner that would increase the degree of noncompliance.  A portion of the existing building extends to the front property line and encroaches approximately three feet into the required front setback.  Therefore, enlarging the existing third floor level across the whole of the front of the property as proposed 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/2012.0349V.pdf.

 

 (AARON STARR)

4.                                            2012.0758V:   2296 - 2298 VALLEJO STREET, Lot 014 in Assessor's Block 0557 in an 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 an approximately 8-foot high privacy fence within the required front setback of the four-story, four-unit residential building.

SECTION 132 OF THE PLANNING CODE requires the subject property to maintain a front setback equal to approximately 2 feet 6 inches.  Per Section 136 of the Planning Code, fences in the front setback are limited to 3 feet in height if solid, and 6 feet in height if at least 75% open to perpendicular view.  The proposed fence within the required front setback is approximately 8 feet above grade and features an approximately 4-foot tall stucco base topped by an approximately 4-foot tall wood fence that is less than 75% open to perpendicular view.

 

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/2012.0758V.pdf.

 

 (ADRIAN PUTRA)

5.                                            2009.0446V:   60 FOUNTAIN STREET, Lot 010 in Assessor's Block 6501 in a RH-2 (Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT: The subject property contains two detached single-family buildings.  The subject building is an existing non-complying single-family building located at the rear of the property within the required rear yard.  The project is to remove a majority of the exterior elements of the subject building and rebuild it at generally the same location. 

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 56 feet. The rearmost 32 feet of the subject building occupies space within 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 no noncomplying structure that is voluntarily razed may be restored except in full conformity with the requirements of the Code.  The subject building constitutes a non-complying structure and the project involves voluntarily razing and restoring a majority of the existing structure at the same location; therefore the project 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/2009.0446V.pdf.

 

(BRITTANY BENDIX)

6.                                 2012.0820V:   2538 - 03RD STREET, Lot 006 in Assessor's Block 4172 in a NCT-2 (Neighborhood Commercial Transit-2) Zoning District and a 45-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal will convert the existing two-story commercial building into a single-family dwelling.

PER SECTION 134 OF THE PLANNING CODE, the subject property must provide a rear yard of approximately 21.75 feet at the first and subsequent stories if it contains a dwelling unit. The existing building covers the entire lot and does not provide an open rear yard area.

 

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/2012.0820V.pdf.

 

(DOUG VU)

7.                                            2011.1305V:   43-45 NOE STREET, Lot 044 in Assessor's Block 3538 in a RTO (Residential Transit Oriented District) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal includes the addition of one dwelling unit to the attic level of the existing three-story, four-unit structure, and the construction of rear decks and exterior stairs at every level above the ground story. A portion of the additional dwelling unit is located within the required rear yard, and the decks exceed the height and dimensions allowed for obstructions permitted in the rear yard, necessitating the granting of rear yard and noncomplying structure variances.
 
PER SECTION 134 OF THE PLANNING CODE, the property is required to maintain a rear yard equal to 45% of the lot depth, or 67 feet 6 inches. Therefore, the proposal to construct a deck and stairs above the second floor of occupancy and to expand a portion of the building within the required rear yard requires a variance from the rear yard requirements of the Planning Code.  

PER SECTION 188 OF THE PLANNING CODE, a noncomplying structure cannot be altered to result in any new or additional discrepancy between the existing conditions on the lot and the required standards for new construction. Therefore, the proposal to expand, and construct decks and stairs behind, the existing building requires a variance from the noncomplying structures 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/2011.1305V.pdf.

 

 (ERIKA JACKSON)

8.                                            2012.0749V:   85 MANCHESTER STREET, Lot 029 in Assessor's Block 5523 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 two-level rear deck and stairs. The rear deck and stairs would be 12 feet deep and 15 feet wide, leaving a 5 foot side setback on each side.

PER SECTION 242(e)(2) OF THE PLANNING CODE the subject property is required to maintain a rear yard that is 45% of the depth of the lot - in this case approximately 36 feet.  The proposed rear deck and stairs would encroach into the rear yard by approximately 12 feet, leaving a rear yard of 24 feet.

 

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/2012.0749V.pdf.

 

(GLENN CABREROS)

9.                                            2012.0031V:   1000 BAKER STREET, Lot 006 in Assessor's Block 1117 in a RM-1 (Residential- Mixed, Low Density) Zoning District and a 25-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The project proposes new construction of a two-story, single-family residence at the rear of a through lot facing onto Saint Joseph Avenue.

SECTION 134 OF THE PLANNING CODE requires an approximately 42-foot deep rear yard based on the average of the two adjacent rear yards.  The new construction project would occupy approximately the last 20 feet of the lot depth for the full width of the lot.  A 25-foot rear yard would remain between the rear walls of the existing building and the proposed new building.

 

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/2012.0031V.pdf.

 

(PILAR LAVALLEY)

10.                                          2012.0158V:   850 BATTERY STREET, Lot 008 in Assessor's Block 0141 in a C-2 (Community Business) Zoning District and a 65-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is for a one-story vertical addition to the existing two-story commercial building to create two new residential units.  Open space for the new units would be provided by two roof patios (approximately 18.5 feet by 30 feet) facing onto Vallejo Street.  The existing building will be rehabilitated and a new garage opening will be installed at the east end of the north elevation.  A Certificate of Appropriateness for the proposed project was approved by the Historic Preservation Commission at a regularly scheduled public hearing on August 1, 2012 (Case No. 2012.0158A, Motion No. 0167). 

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 24.5 feet.  The proposed vertical addition would be constructed to the rear lot line over three-quarters of the width of the property and result in only a partial 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 may be altered provided no new discrepancy is created. The existing building is built to the lot lines and is a non-complying structure as it was constructed within the required rear yard. The proposed vertical addition would add to 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/2012.0158V.pdf.

 

(TOM WANG)

11.                                          2012.0751V:   100 CEDRO AVENUE, Lot 010 in Assessor's Block 6907 in a RH-1(D) (Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposed work is to legalize an existing independent garage structure, containing one parking space, in the rear of the subject lot. The existing garage, measuring a floor area of approximately 190 square feet and a height of 7 feet 6 inches, is accessory to the subject single-family dwelling.

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain an average rear yard depth of approximately twenty seven feet six inches, measured from the mid-point of the rear/west lot line.  The existing independent garage structure encroaches entirely into the required rear yard to within approximately nine feet of the rear/west lot 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/2012.0751V.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: 9/19/2012 1:36:33 PM