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CITY AND COUNTY OF
Notice of Hearing on Application
For Zoning Variance – Revised 3/20/12
CITY HALL - Room 408
1 Dr. Carlton B. Goodlett Place
Wednesday, March 28, 2012
Session Begins at 9:30 A.M.
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 email@example.com.
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/.
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. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Zoning Administrator will consider a request for continuance to a later date. He may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.
To be continued to April 25, 2012 Variance Hearing:
1. 2011.1274V: 1884 GREEN STREET, Lot 041 in Assessor's Block 0543 in a RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to legalize an expansion of the ground floor unit, approximately 45 square feet total, at the side and rear of the three-story over garage, three-unit building.
PER SECTION 134 OF THE PLANNING CODE the subject property requires the rear yard area to be equivalent to 25 percent of the total lot depth. The subject property, with a lot depth of 100 feet, has a required rear yard of 25 feet. The proposal would encroach approximately 7 feet into the required rear yard.
PER SECTION 188 OF THE PLANNING CODE a noncomplying structure may be altered provided no new discrepancy is created. The rear portion of the existing building is a noncomplying structure as it was constructed within the required rear yard area. The proposed horizontal addition would enlarge 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1274V.pdf
B. 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 in the Consent Calendar.
C. REGULAR CALENDAR
1. 2010.1065V: 123 CHERRY STREET, Lot 003 in Assessor's Block 0990 in a RH-1 (Residential-House, One Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The project proposes infill of the existing third floor deck to create habitable space within the footprint of the existing three-story, single-family residence.
PLANNING CODE SECTION 134 requires a rear yard of 15 feet for the subject property. The existing building is constructed 10 feet into the required rear yard and the project proposes to infill the existing third floor deck to create habitable space; therefore, a variance is required.
PLANNING CODE SECTION 188 requires that an existing non-complying structure cannot be enlarged or intensified. The existing building is a non-complying structure as it is located within the rear yard area; therefore, the proposed enlargement 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/2010.1065V.pdf.
2. 2011.1390V: 305 FILBERT STREET, Lot 046 in Assessor's Block 0105 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.
FRONT YARD SETBACK AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to legalize reconstruction of a non-conforming second floor deck in the front yard setback of the existing 3-story single-family dwelling. The deck would be approximately 3 feet 6 inches deep by 21 feet wide and would include a railing meeting the minimum requirements of the Building Code.
PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front yard setback of approximately 1 foot 3 inches. The proposed reconstructed deck would encroach into the required front yard setback and project 1 foot over the front property line; therefore, the project requires a variance from the front yard setback requirement (Section 132) and permitted obstruction (Section 136) requirements 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 original deck on the existing building is a non-complying structure as it was constructed within the required front yard setback. The proposed new deck would reconstruct the non-complying feature, 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/2011.1390V.pdf
3. 2011.1040V: 621 STOCKTON STREET, Lot 003 in Assessor's Block 0256 in a RM-4 (Residential-Mixed, High Density) Zoning District and a 65-A Height and Bulk District.
REAR YARD, DWELLING UNIT EXPOSURE, USABLE OPEN SPACE, AND BICYCLE PARKING VARIANCES SOUGHT: The proposal is to legalize the construction of a one-story, single-family dwelling (for use as a manager's unit) at the rear of the subject property.
PLANNING CODE SECTION 134 requires a rear yard of 37 feet for the subject property. The structure proposed for legalization was built within the required rear yard to within 19 feet of the rear property line; therefore, the project requires a variance.
PLANNING CODE SECTION 135 requires 1,156 square feet of usable open space for the subject property. The common usable open space on the property is 800 square feet; therefore, the project requires a variance.
PLANNING CODE SECTION 140 requires that each dwelling face a public street/alley, side yard, inner court yard (all at least 25 feet in width) or Code-complying rear yard. The project adds a dwelling that does not face any of these features; therefore, the project requires a variance.
PLANNING CODE SECTION 155.5 requires one bicycle parking space for every two dwelling units. The project adds one dwelling unit without providing any bicycle parking; 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/2011.1040V.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))