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 23, 2010
Session Begins at 9:30 A.M.
Public Hearing
Scott Sanchez, 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 are available on the Internet at http://www.ci.sf.ca.us/planning/variance.htm.
|
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, and N. For more information regarding MUNI accessible services, call (415) 923-6142. 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 Adele Destro, Interim 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 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 Admin.. Code 16.520 - 16.534] to register and report lobbying activity. For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 1390 Market Street #701, 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 Wednesday, June 23, 2010, 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.
(MARY WOODS)
1. 2010.0254V: 2218 LYON STREET, Lot 013B in Assessor's Block 0975 in a RH-3
(Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to expand an existing rear second level deck (approximately 5 feet deep by 7 feet wide) with a new 10-foot deep by 10-feet wide addition. Upon completion, the deck would be approximately 10 feet deep by 17 feet wide.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of approximately 13 feet. The existing building already extends to the rear property line; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE, it prohibits the expansion, intensification or change in use of a non-complying structure. Because the existing building already encroaches into the required rear yard setback, it is considered a legal, non-complying structure. The proposed deck expansion would require 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/2010.0254V.pdf
(DIEGO SANCHEZ)
2. 2010.0333V: 390 BAYSHORE, Lot 013 in Assessor's Block 5596 in an M-1 District (Light Industrial) Zoning District and a 40-X Height and Bulk District.
OFF-STREET PARKING VARIANCE SOUTH: Change of use from retail to personal service use within M-1 District.
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/2010.0333V.pdf
(GLENN CABREROS)
3. 2009.0759V: 1269 3RD AVENUE, Lot 005 in Assessor's Block 1752 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 9-foot 6-inch horizontal addition at the rear of the existing partial fourth floor of the four-story, two-unit building.
PER SECTION 134 OF THE PLANNING CODE, when the depths of the adjacent buildings are used to determine the average rear yard line for a project, the last ten feet of the permitted building envelope as measured from the average rear yard line shall be limited to 30 feet in height.
The project proposes a solarium structure to be constructed at the rear of the existing partial fourth floor. As the project is proposed at a height of 38.5 feet (to align with the roof of existing fourth floor) and encroaches approximately 3 feet into the area that is limited to 30 feet in height, the project requires a variance from Section 134 of the Planning Code (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/2009.0759V.pdf
(ERIKA JACKSON)
4. 2010.0209V: 217 ARKANSAS STREET, Lot 028 in Assessor’s Block 4004 in a RH-3
(Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a second floor deck in the required rear yard above an existing parking area in a four unit building.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a minimum rear yard depth equal to 45 percent of the total depth of the lot or 45 feet. The deck will be located above a legal non-conforming parking area within the rear yard and will match the existing grade at the rear property line. The proposal would create a rear yard and open space area for one of the existing units where there previously was none. The existing multi family residence extends 7 feet into the required rear yard. The proposed deck will extend approximately an additional 28 feet into the required rear yard to within 9 feet of the rear property line. Therefore, the project requires a variance from the rear yard requirement (Section 134) 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/2010.0209V.pdf
B. REGULAR CALENDAR
(AARON STARR)
5. 2010.0221V: 104-114 PRESIDIO AVENUE, Lot 022 in Assessor’s Block 0983 in a
RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YEARD VARIANCE SOUGHT: The proposal is to demolish the top two floors of the existing central wing located at the rear of the four-story-over garage, seven-unit building and then expand the lower two floors of the central wing, the top of which will serve as an open courtyard for the subject building. The proposal also includes adding dormers to the north side elevation and an elevator penthouse at the rear of the north side elevation. The proposal will result in a 271 sq. ft. net decrease in floor 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/2010.0221V.pdf
(ADRIAN PUTRA)
6. 2010.0144V: 216 SADOWA STREET, Lot 002A in Assessor’s Block 7114 in a RH-1
(Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.
The project site is a landlocked parcel that is accessed from 216 Sadowa Street, which is an adjacent parcel to the south. The project is to legalize the conversion of a one-story carport into a one-story storage structure on the landlocked parcel. The one-story storage structure is approximately 18 feet deep, 25 feet wide, and has a maximum height of 8.75 feet above grade.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 15 feet. The storage structure proposed for legalization encroaches into the required rear yard; therefore requires a variance from the rear yard 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/2010.0144V.pdf
(SHARON LAI)
7. 2010.0189V: 111 HOFFMAN AVENUE, Lot 029 in Assessor’s Block 2802 in a RH-2
(Residential, 2-Units per Lot) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The project proposes to replace the rear stair structure with a new deck and stair structure that is located within the required rear yard for the existing 2-story over basement, single-family home.
PER SECTION 134 OF THE PLANNING CODE the proposed lot is required to maintain a rear yard of approximately 34 feet, where 22 feet, 6 inches will be provided. Hence the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE an intensification of a non-complying structure is not permitted. The existing residence is a non-complying structure because it encroaches into the required rear yard setback. The proposed expansions will intensify the encroachment and is 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/2010.0189V.pdf
(ADRIAN PUTRA)
8. 2010.0331V: 877 ALVARADO STREET, Lot 035 in Assessory's Block 2802 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The project is to legalize the reconstruction of a deck and staircase structure located at the rear of an existing three-story, single-family dwelling. The rear deck and staircase structure is approximately 10 feet above grade with 3.5 feet high open railings above. The deck and staircase will be setback 3 feet from the side property lines.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 53 feet. The rear deck structure proposed for legalization encroaches approximately 15 feet into the required rear yard and results in a rear yard of 36 feet; 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 can be altered, providing that there is no new or increased discrepancy at any level between existing conditions on the lot and the required standards of the Planning Code. The proposal to legalize the deck and staircase requires a variance because this reconstructed structure is larger than what previously existed.
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/2010.0331V.pdf
(ADRIAN PUTRA)
9. 2010.0230V: 307 CHENERY STREET, Lot 034 in Assessor’s Block 6694 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 is a three-story, single-family dwelling. The project is to legalize the construction of a rear deck structure. The rear deck structure has a height of approximately 13 feet above grade and is setback approximately 4 feet and 4.75 feet from the west and east side property lines, respectively. The project involves no changes to the façade of the building.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 45 feet. The rear deck structure proposed for legalization encroaches approximately 6 feet into the required rear yard and results in a rear yard of 39 feet; therefore, the project requires a variance from the rear yard 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/2010.0230V.pdf
(DIEGO SANCHEZ)
10. 2008.0505V: 1321 DE HARO STREET, Lot 036 in Assessor’s Block 4218
in a RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
The project seeks to encroach 100% into the front set back to establish an off street parking garage for 3 spaces.
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/2008.0505V.pdf
(MICHAEL SMITH)
11. 2010.0247V: 143 DUNCAN STREET, Lot028 in Assessor’s Block 6599 in a RH-2
(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: PER SECTION 134 OF THE PLANNING CODE, the subject property wants to replace the (e) rear yard stair structure and construct a rear horizontal addition at all levels.
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/2010.0224V.pdf
(SHARON LAI)
12. 2010.0246V: 31 URANUS TERRACE, Lot031 in Assessor’s Block 2654 in a RH-2
(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
PARKING VARIANCE SOUGHT: The proposal is to add one dwelling unit to a single-family structure without the required on-site parking space. The proposal would add a kitchen to existing residential space, thus creating a new unit. No physical expansion of the building is proposed.
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/2010.0246V.pdf
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
