September 25, 2002
SAN FRANCISCO PLANNING COMMISSION
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 25, 2002
Session Begins at 9:30 A.M.
Public Hearing
Lawrence B. Badiner, Zoning Administrator
Thomas Wang, Variance Coordinator
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 City 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 are available on the Internet at http://www.ci.sf.ca.us/planning/variance.htm.
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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 Donna Hall, Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at Donna_Hall@ci.sf.ca.us.
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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 City Planning Code as
described below has been filed with the Zoning Administrator and will be considered at a PUBLIC HEARING to be held on Wednesday, September 25, 2002, City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408 as follows:
9:30 A.M.
(JAMILLA VOLLMANN)
1. 2002.0769V: 1562 HAYES STREET, north side between Baker and Lyon Streets, Lot 014 in Assessor's Block 1199 in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
MINIMUM LOT FRONTAGE, MINIMUM LOT AREA, DWELLING UNIT EXPOSURE, AND REAR YARD VARIANCES SOUGHT: The proposal is to subdivide a 3,962.5 square foot lot into two lots. The existing lot contains two buildings, one at the front of the lot and another along the rear property line. The proposed subdivision would divide the existing lot into a front lot and a rear lot with one existing building on each lot. The new rear lot would include an 8 foot wide portion that would connect the rear portion of the lot to the street. The proposal does not include any exterior alterations to the buildings.
Section 121(a) of the Planning Code requires that every lot have a 16-foot minimum frontage on a public street or alley. The proposed rear lot would have a frontage of only 8 feet.
Section 121(e)(2) of the Planning Code requires a minimum lot area of 2,500 square feet. The proposed front lot would be 1633 square feet and the proposed rear lot would be 2330 square feet.
Section 134 of the Planning Code requires that the proposed rear lot have a minimum rear yard of 30 feet. The existing building at the rear of the lot is located on the rear property line and extends to both side lot lines. Therefore the rear lot would not have a rear yard.
Section 140 of the Planning Code requires that each dwelling unit face either a public street, public alley at least 25 feet in width, side yard at least 25 feet in width, a code-complying rear yard, or an open area at least 25 feet in every horizontal dimension. The proposed lot split would divide the existing open between the two lots. The dwelling unit on the rear lot would not meet this requirement.
(DARIO JONES)
2. 2002.0694V: 3344-3346 Taraval, north side of Taraval Street between 45th and 44th Avenues; Lot 024B in Assessor’s Block 2372 in an RM-1 (Residential, Low Density) District.
OFF STREET PARKING VARIANCE SOUGHT: The proposal is to legalize an existing 3rd residential unit without the benefit of off-street parking. The existing building currently contains three-units and two off-street parking spaces.
Section 151 of the Planning Code requires one parking space for each dwelling unit.
(TINA TAM)
3. 2002.0921V: 846 AND 848 DOLORES STREET, west side between 21st and 22nd Streets, Lot 10 in Assessor=s Block 3619 in an RH-3 (Residential, House, Three-Family) District.
REAR YARD VARIANCE SOUGHT: The proposal is to allow demolition and reconstruction of an existing noncomplying extension located in the required rear yard.
Section 132 of the Planning Code requires a minimum rear yard of 44 feet. The proposed rear extension measures 30 feet from the rear property line, encroaching 14 feet into the required rear yard.
Section 136 of the Planning Code allows for a 12-foot permitted obstruction in the required rear yard, but requires a minimum interior side yard of five feet for any permitted obstruction that is more than 10' above grade. The Code also limits the height of the permitted obstruction to the second floor of occupancy excluding ground story. The proposed new extension would extend to two feet of the interior side property line to the north and three feet to the south (encroaching up to three feet into the required side sideback) and would measure to the third floor of occupancy in height.
Section 188 of the Planning Code does not permit the expansion of a noncomplying structure. The subject building is considered a legal noncomplying structure because a portion of the existing building already encroaches into the required rear yard. Therefore, the proposed reconstruction and expansion of the subject noncomplying structure would be contrary to Section 188 and would require a Variance.
(TINA TAM)
4. 2002.0781V: 80 AND 84 CUMBERLAND STREET, north side between Dolores and Guerrero Streets, Lot 55 in Assessor's Block 3598 in an RH-3 (Residential, House, Three-Family) District.
REAR YARD VARIANCE SOUGHT: The proposal is to allow replacement of noncomplying stairs located in the required rear yard. The proposed new deck and stairs measure 20 feet in width, 14 feet in length, and three stories in height, and would extend to within approximately five feet of the interior side property line to the east and zero feet of the interior side property line to the west.
Section 136 of the Planning Code requires a minimum interior side yard of 5' for any permitted obstruction that is more than 10' above grade in the buildable rear yard and limits the height of the permitted obstruction to the second floor of occupancy excluding ground story. The proposed new extension would extend to the interior side property line to the west (encroaching 5' into the required side sideback) and would measure to the third floor of occupancy.
Section 188 of the Planning Code does not permit the expansion of a noncomplying structure. The subject building is considered a legal noncomplying structure because a portion of the existing building already encroaches into the required rear yard. Therefore, the proposed reconstruction and expansion of the subject noncomplying structure would be contrary to Section 188 and would require a Variance.
(TOM WANG)
5. 2002.0818V: 775 - 777 SANCHEZ STREET, east side between 21st and Liberty Streets; Lots 023 in Assessor=s Block 3605 in an RH-1 (Residential, House, One-Family) District and Dolores Heights Special Use District, and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal to alter the existing three-story, two-family dwelling includes (1) expansion of the existing third floor towards the front of the subject dwelling; (2) removal of the existing open stairway and replacing it with a new enclosed stairway leading to the entry of each unit; and (3) construction of a one-story addition to the rear of the existing first floor. Only the proposed rear addition described in (3) above requires a variance.
Section 241(a) of the Planning Code requires a minimum rear yard of 47 feet 3 inches, measured from the rear property line, for the subject lot. The proposed one-story addition would extend 16 feet 6 inches off the existing rear building wall to within 33 feet 8 inches of the rear property line, encroaching 13 feet 7 inches into the required rear yard.
Section 188 of the Planning Code prohibits the enlargement or alteration of a noncomplying structure. Since the existing building already encroaches into the required rear yard, it is considered a legal noncomplying structure. Therefore, the proposed first floor rear addition would result in the enlargement of a noncomplying structure.
(SUSAN SNYDER)
6. 2002.0591V: 79 COLRIDGE STREET on the east side of Coleridge Street, between Fair and Esmeralda Avenues; Lot 23 in Assessor's Block 5610A, RH-2 (Residential, House, Two-Family) District, in the Bernal Heights Special Use District.
PARKING VARIANCE SOUGHT: The proposal is to legalize a second dwelling unit on the first floor of the existing two-story building without providing an off-street parking space.
Section 242(e)(4) of the Planning Code requires one parking space per dwelling unit. The existing building does not provide off-street parking for either unit.
(SUSAN SNYDER)
7. 2002.0257V: 184 PARK STREET, on the south side of Park Street, between Holly Park Circle and Leese Street; Lot 56 in Assessor's Block 5720, RH-2 (Residential, House, Two-Family) District, in the Bernal Heights Special Use District.
REAR YARD VARIANCE SOUGHT: The proposal is replace a two-story exterior rear exit stair with a new stair and decks at the 2nd and 3rd floors.
Per Section 242(e)(2)(B) of the Planning Code, the required rear yard is 45’-0" for this dwelling. The existing rear yard is 51’-0". The proposed stair would encroach 6'-0 into the required rear yard at the ground floor and at the intermediate landing between the 2nd and 3rd floors.
Section 188 states that a noncomplying structure may be altered or undergo an intensification of use, provided that there is no increase in nonconformity. The deck would replace a nonconforming stair and reduce the encroachment.
(MAT SNYDER)
8. 2002.0223V: 501 FOLSOM STREET, southwest corner of Folsom Street and First Street; Lot 1 in Assessor's Block 3794; in an M-1 (Light Industrial) District, an 84-X Height and Bulk District, and a Rincon Hill Commercial / Industrial Subdistrict.
PARKING VARIANCE SOUGHT: The proposal is to convert the subject building from a manufacturing / warehouse use to an office use and to add a stair tower at the southeast corner of the building; the project would result in a parking requirement of up to eleven off-street spaces. The existing building does not include off-street parking.
Planning Code Section 150(c)(1) requires that parking be provided when a change of use is considered a major addition under Planning Code Section 150(c)(2). In such cases, off-street parking must be provided in the amount equal to the new use's parking requirement minus the old use's parking requirement; the parking deficiency is allowed to be carried forward. In this case, the new office use would generate a parking requirement of 28 spaces; the deficiency is 17 spaces; therefore, 11 off-street parking spaces must be provided for the proposed change of use. The proposed project would not include any off-street parking spaces.
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: 11/17/2009 10:00:41 PM
