September 26, 2007
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, 2007
Session Begins at 9:30 A.M.
Public Hearing
Lawrence Badiner, Zoning Administrator
Marge Gambelin, 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 are available on the Internet at http://www.ci.sf.ca.us/planning/variance.htm.
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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 26, 2007, City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408 as follows:
9:30 A.M.
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.
(AARON STARR)
1. 2007.0841V: 762 CLAYTON STREET, east side between Waller and Frederick Streets; Lot 094 in Assessor's Block 1254, in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to reconstruct the two-unit building's existing non-conforming 12' by 19' 2nd story deck and rear yard access stairs in-kind and expand the existing 9' tall trellis located above the deck approximately 7' toward the south side property line.
Section 134 of the Planning Code requires the subject property to have a 31.5' rear yard setback. The proposed deck will be located entirely within the required rear yard.
(MARY WOODS)
2. 2007.0451V: 3348 - 50 SCOTT STREET, east side between Alhambra and Chestnut Streets; Lot 044 in Assessor's Block 0488A, in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to add a new third floor balcony/deck (approximately 6 feet deep by 15 feet wide) at the rear of the building.
Section 134 of the Planning Code requires the minimum rear yard depth to be 45 percent of the total depth of the lot or the average depth of the rear walls of adjacent buildings to a minimum of 25 percent of the lot depth or 15 feet, whichever is greater. The required rear yard for the subject property is approximately 25 feet. The proposed balcony/deck would be located entirely within the required rear yard, thereby providing a rear yard that measures approximately 19 feet in depth.
(GLENN CABREROS)
3. 2005.0486V: 2564 SUTTER STREET, north side between Baker and Broderick Streets, Lot 012 in Assessor's Block 1053 in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
PARKING VARIANCE SOUGHT: The proposal is to construct two additional dwelling units at the existing single-family residence without providing the two required parking spaces.
Section 151 of the Planning Code requires one independently-accessible parking space per dwelling unit. Since the existing single-family residence was legally constructed without parking, the proposal to construct two additional units requires two parking spaces.
(CECILIA JAROSLAWSKY)
4. 2007.0572V: 63 – 67 CUMBERLAND STREET, south side between Dolores and Guerrero Streets; Lot 36 in Assessor's Block 3598 in an RH-3 (House, Three-Family) and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct rear decks, 17-feet wide by 8-feet deep, alongside the existing rear pop-out, at the second and third levels of an existing, three-level, and three-family structure.
Section 134 of the Planning Code requires a minimum rear yard of 51 feet, where 40 has been proposed; therefore, the construction of the rear decks would be contrary to Section 134 and would require a Variance.
(CECILIA JAROSLAWSKY)
5. 2007.0727V: 2135 MARKET STREET, south side, between 15th and Church Streets; Lot 003A in Assessor's Block 3543 in the Upper Market Neighborhood Commercial and 80-B Height and Bulk District.
PARKING VARIANCE SOUGHT: The proposal is a change of use from the existing Open Bible church to a Service, Business/Professional use, dba Citiapartments, which is principally permitted in this district, within a 10,000 square foot building. The new use would require 20 off-street parking spaces, where none is proposed.
Section 151 of the Planning Code requires a minimum of one parking space for each 500 square feet of occupied floor area, where the occupied floor area exceeds 5,000 square feet, and would require a Variance.
(RICK CRAWFORD)
REAR YARD VARIANCE: The proposal would demolish and reconstruct the rear stairs in a new configuration and will construct decks at the first and second floors. The new stairs will not extend as far back as the existing stairs; however the proposed decks will project 6 feet to 8 feet back from the rear and will be 17 feet wide.
Section 134 of the Planning Code requires a rear yard of 41 feet where a rear yard of 18 feet is proposed.
Section 188 of the Planning Code prohibits the expansion of a noncomplying structure in a manner that increases the structures degree of noncompliance.
(RICK CRAWFORD)
REAR YARD VARIANCE: The proposal would construct a small addition in the south east corner of the ground floor that will fill in an existing 8 foot by 11 foot notch on the ground floor but will encroach into the required rear yard. This is part of a larger project that would add a third floor to the dwelling.
Section 134 of the Planning Code requires a rear yard of 15 feet where a rear yard of 12 feet is proposed.
Section 188 of the Planning Code prohibits the expansion of a noncomplying structure in a manner that increases the structures degree of noncompliance.
(SOPHIE MIDDLEBROOK)
REAR YARD VARIANCE: The proposal is to remove the existing rear deck, and to rebuild and reconfigure the rear of the existing building and to replace the existing deck with a smaller deck.
Section 134 of the Planning Code requires that the subject property maintain a rear yard that measures approximately 41' in length. The proposed two-story horizontal addition and rear deck will encroach approximately 10' into the required rear yard, leaving a yard that measures approximately 31' in length.
(ERIKA JACKSON)
B. REGULAR CALENDAR
(AARON STARR)
12. 2007.0636V: 850-858 PRESIDIO AVENUE, east side between Sutter and Post Streets; Lot 033 in Assessor's Block 1073, in an RM-1 (Residential, Mixed, Low-Density) District and a 40-X Height and Bulk District.
REAR YARD, OPEN SPACE AND EXPOSURE VARIANCES SOUGHT: The proposal is to legalize the increase in the number of existing dwelling units on the property from 5 to 7 units. There are two buildings on the subject property, both of which front on Presidio Avenue. The number of legal dwelling units at 850 Presidio will increase from 1 to 2 and the number of legal dwelling units at 856-858 Presidio will increase from 4 to 5. The proposal includes placing two of the required parking spaces in the rear yard.
Section 134(b) of the Planning Code prohibits cars from being parked or stored in the required rear yard. The proposal includes placing 2 parking spaces in the required rear yard of 856-858 Presidio Avenue.
Section 135 of the Planning Code requires each dwelling unit to have access to a minimum of 100 sq. ft. of private useable open space or 266 sq. ft. of common useable open space. Neither of the units proposed to be legalized have access to useable open space.
Section 140 of the Planning Code requires that all dwelling units face either a public street or alley 25' or more in width or a Code complying rear yard open space. Both of the new units will face a non-complying rear yard.
(AARON STARR)
13. 2007.0698V: 555-557 20th AVENUE, west side between Anza and Balboa Streets; Lot 009 in Assessor's Block 1563, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: Currently the second floor of this two-unit building extends approximately 8' further into the rear yard than the first floor. The proposal is to expand the first floor approximately 20' into the rear yard and the second floor approximately 12' into the rear yard so that they align, and to expand the third floor approximately 7' into the rear yard so that it is set back approximately 5' from the rear of the expanded first and second floors. The proposal will expand all three floors laterally approximately 6.5' toward the south side property line.
Section 134 of the Planning Code requires the subject property to have a rear yard equal to 45% of the lot depth or 54'. The proposed rear addition will extend approximately 7' into the required rear yard and be set back approximately 4' from each side property line.
(AARON STARR)
14. 2006.1496V: 800 BAY STREET, northwest corner of Bay and Hyde Streets; Lot 006 in Assessor's Block 0026, in an RH- 3 (Residential House 3- Family) District with a 40-X Height and Bulk Designation.
REAR YARD VARIANCE SOUGHT: The proposal is to subdivide the subject lot into two lots. The 3,198 square foot lot is developed with a mixed-use building at the corner of Bay and Hyde Streets and a parking lot fronting on Hyde Street. The subdivision will eliminate the required parking space for the property's single residential unit located on the second floor of the mixed-use building. A variance is required to provide the required parking space for the residential unit in the rear yard of the subject property. The proposed parking pad will be 9' wide x 18' deep and screened from Bay Street by a solid fence and gate. A standard 10' curb cut for the parking space is also proposed.
Section 134(b) of the Planning Code prohibits cars from being parked or stored in the required rear yard. The proposal calls for placing one parking space in the required rear yard of the subject building.
(JONAS IONIN)
15. 2007.0982V: 1874 GREENWICH STREET, north side between Laguna and Octavia Streets, Lot 015, Assessor's Block 0506, located in an RH-2 District (Residential, House, Two-Family) District and in a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to legalize a newly constructed elevator shaft that would extend approximately 9'-6 into the required rear yard.
Planning Code Section 134 requires a rear yard equal to 45 percent of the lot depth in RH-2 Districts, but no less than 25 percent. The subject lot has a 25 foot (or 25 percent) required rear yard. The elevator shaft extends approximately 9'-6 into the required rear yard.
Planning Code Section 188(b) does not allow a noncomplying structure to be enlarged that increases its nonconformity. The elevator shaft extends the nonconformity of the existing deck and stairs in the required rear yard.
(SHELLEY PERDUE)
FRONT SETBACK VARIANCE SOUGHT: The proposal is to construct a two-car garage partially within the required front setback of the subject three-unit building.
Section 132 of the Planning Code requires that any building or addition constructed shall be set back to the average of the two adjacent front setbacks to a maximum of 15 feet. The actual 17'-6 front setback at the subject property exceeds the 15-foot legal setback requirement by 2'-6 feet. The proposed garage will occupy the full depth of the existing 17'-6 front setback and be built to the front property line.
(COREY TEAGUE)
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:
- respond to statements made or questions posed by members of the public; or
- request staff to report back on a matter at a subsequent meeting; or
- direct staff to place the item on a future agenda. (Government Code Section 54954.2(a))
ADJOURNMENT