Hearing

Zoning Variance Hearing

Wednesday, July 22, 2020

Time
9:30am
Location
Stream Online or Listen / Public Comment: toll-free 1 (888) 278-0296 / Access Code: 5670133
Neighborhood

On April 3, 2020, the Planning Department was authorized to resume their hearing schedule through May 3, 2020 remotely. Therefore, the Zoning Administrator’s hearings will be held via videoconferencing and allow for remote public comment. The Zoning Administrator strongly encourages interested parties to submit their comments in writing to their assigned Planner in advance of the hearing. 

Remote Hearing Details

LISTEN ONLY / COMMENTS CALL-IN WATCH
Toll-Free: 1 (888) 278-0296

Local/Paid: (214) 765-0479

Access Code: 5670133
Video & Teleconferencing via Microsoft Teams (no account required)

Watch the Variance Hearing – video will NOT accept incoming audio

Comments: for commenting, please call-in

Please follow these best practices to improve your call: 

  • Call from a quiet location
  • If you are speaking, speak slowly and clearly
  • Turn down any computers, televisions or radios around you
  • No electioneering

Please be advised that the notices provided below may not represent a complete list of items scheduled to be considered at a public hearing. For a complete list of items scheduled to be considered at a particular public hearing, please refer to the posted agenda.


Notice is hereby given to the general public that applications involving the properties/and or issues described below have been filed with the Planning Department for review as set forth in the City Planning Code. The Zoning Administrator will hold a PUBLIC HEARING on these items and on other matters on Wednesday, July 22, 2020, beginning at 9:30 a.m. Please be advised that due to the COVID-19 emergency, the Zoning Administrator will conduct this hearing remotely using videoconferencing technology. Additional information may be found on the Department's website.

2018-008405VAR (ALEXANDRA KIRBY) 2666 HYDE STREET, Lot 020 in Assessor's Block 0027 in an RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District. REAR YARD SOUGHT: The project proposes to construct a solid fire-rated 42-inch parapet at the rear deck of the 2-unit building to bring the existing rear deck into compliance with the Building Code. PLANNING CODE SECTION 134 requires the subject property is required to maintain a rear yard of approximately 21 feet 10 inches. The proposed parapet would be located entirely within the required rear yard, 3 feet from the rear (east) property line. Therefore, the project requires a variance.

2019-022543VAR (ASHLEY LINDSAY) 34 BALTIMORE WAY, Lot 007 in Assessor's Block 6438 in an RH-1(D) (Residential-House, One Family, Detached) Zoning District and a 40-X Height and Bulk District. REAR YARD SOUGHT: The proposal is to legalize an existing rear deck and stairs within the required rear yard. The scope of work also includes upgrading the structure of the deck and stairs. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 30 feet. The proposed rear addition would encroach approximately 12 feet into the required rear yard and result in a rear yard of 18 feet. Therefore, the project requires a variance.

2019-022030VAR (CAROLYN FAHEY) 1900 POLK STREET, Lot 021 in Assessor's Block 0596 in NCD Polk Street Neighborhood Commercial Zoning District and a 65-A Height and Bulk District. LOT WIDTH AND SIZE SOUGHT: The proposal is to subdivide the existing lot into two (2) separate lots. The property boundary between the two newly-created lots would be consistent with the existing improvements, with each existing building being located on one of the new lots. PLANNING CODE SECTION 121 requires the subject property to maintain a minimum lot width of 25 feet and a minimum lot area of 1,750 square feet. The proposed subdivision will create a property that is 24 feet wide and 1,170 square feet, and a property that is 1,524 square feet. Therefore, the project requires a variance.      

2019-020535VAR (CAROLYN FAHEY) 1624 SACRAMENTO STREET, Lot 008 in Assessor's Block 0621 in an RM-3 (Residential-Mixed, Medium Density) Zoning District and a 65-A Height and Bulk District. MODIFICATION OF APPROVAL CONDITION SOUGHT:  A prior variance was granted in 1988 to allow the legalization of a dwelling unit on the subject property (Case No. 1987.842V). The variance was for off-street parking, open space, and exposure. The decision letter included a condition of approval that the unit be “permanently restricted to occupancy by the elderly or physically handicapped,” excluding the existing tenant at that time. The proposal is to modify Condition of Approval No. 1 of the 1988 variance to allow the occupancy of the subject dwelling unit by elderly, physically handicapped, or individuals with incomes less than 75% of AMI. Therefore, a variance is required.

2020-003283VAR (JEFFREY SPEIRS) 196 URBANO DRIVE, Lot 012 in Assessor's Block 6914 in an RH-1 (D) (Residential-House, One Family, Detached) Zoning District and a 40-X Height and Bulk District. REAR YARD AND SIDE YARD SOUGHT: The proposal is to construct a rear addition at the basement level under a rebuilt rear deck, and a side addition along the northern side. Additional work includes interior alterations and removal of the chimney. PLANNING CODE SECTION 133 requires the property to maintain two side yards of five feet. The proposed work along the northern side yard falls within the required side yard. Therefore, the project requires a variance. PLANNING CODE SECTION 134 requires the property to maintain a rear yard that is 30% of the lot depth but in no case less than 15 feet, whichever is greater. The proposed work falls within the required rear yard. Therefore, the project requires a variance.          

2020-001412VAR (JEFFREY SPEIRS) 230 COLLINGWOOD STREET, Lot 003 in Assessor's Block 2697 in an RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District. REAR YARD SOUGHT: The project proposes to demolish a rear one-story storage shed, and to construct a one-story dwelling unit in the same location. The existing storage shed is at the rear property line with dimensions of 27 feet 6 inches wide, 24 feet 3 inches deep, and 9 feet 2 inches in height. The proposed structure will be at the rear property with dimensions of 27 feet 6 inches wide, 24 feet 3 inches deep, and 10 feet 4 inches in height. PLANNING CODE SECTION 134 requires the property to maintain a rear yard that is 45% of the lot depth or average of adjacent neighbors, but in no case less than 25% or 15 feet, whichever is greater. The proposed work falls completely within the required rear yard. Therefore, the project requires a variance.         

2019-019664VAR (MONICA GIACOMUCCI) 364 RICHLAND AVENUE, Lot 066 in Assessor's Block 5744 in an RH-2 (Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District. REAR YARD SOUGHT: The project is to raise an existing 1,220 square-foot building located at the rear of the property by approximately three feet, resulting in an 18-foot tall building. A new two-story, one-unit building will be constructed at the front of the lot. PLANNING CODE SECTION 134 requires the subject property to maintain a 45-foot rear yard. The existing building is located within the rear yard area. Raising the building will intensify the rear yard’s noncomplying condition. Therefore, a rear yard variance is required.   

2020-003848VAR (MONICA GIACOMUCCI) 898 CAROLINA STREET, Lot 032 in Assessor's Block 4096 in an RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District. REAR YARD AND USABLE OPEN SPACE SOUGHT: The project is to demolish a noncomplying rear deck (approximately 100 square feet) and stairs and reconstruct a new stairway with landings within the footprint of the existing deck and stairs. PLANNING CODE SECTION 134 requires the subject property to maintain a 45-foot rear yard. The building already extends approximately 25 feet into this 45-foot required rear yard area. The proposed stair will extend an additional 15 feet, resulting in a rear yard of approximately 13 feet. Therefore, a rear yard variance is required. PLANNING CODE SECTION 135 requires the subject property to provide 266 square feet of usable open space to be shared by the two existing dwelling units. Additionally, this open area must measure at least 15 feet in every horizontal direction. The usable open space provided is approximately 13 feet by 25 feet. Therefore, a usable open space variance is required.      

2017-009796VAR (MONICA GIACOMUCCI) 1088 HOWARD STREET, Lots 030 & 031 in Assessor's Block 3726 in a MUG (Mixed Use-General) Zoning District and an 85-X Height and Bulk District. REAR YARD SOUGHT: The proposal is to merge lots 030 and 031 and construct a six-story vertical and horizontal addition (approximately 24,000 square feet) above a one-story commercial building. The resulting building will include 24 residential units. The project required a variance for dwelling unit exposure, which was heard by the Zoning Administrator on June 4, 2020 at a joint public hearing with the Planning Commission. However, the project also requires a rear yard variance, which was not heard at the June 4th hearing. Planning Code Section 134 requires the subject property to maintain a rear yard of approximately 23 feet. The proposed rear yard varies in depth and is 10 feet deep at its most shallow. Therefore, a variance is required.    

2019-018120VAR (STEPHANIE CISNEROS) 3426-3432 22ND STREET, Lot 015 in Assessor's Block 3618 in an RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District. REAR YARD SOUGHT: The project is to comply with Planning Enforcement Case No. 2019-018120ENF to legalize or otherwise modify work completed without a permit or beyond the scope of previously approved permits. The scope includes legalization of modifications to non-conforming portions of the building that project into the required rear yard, including the infill of triangular volume between existing shed roofs at first floor and bottom of second floors at the existing enclosed rear porches. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 15 feet 3 inches. The rear of the existing building currently encroaches approximately 6 feet 8 inches into the required rear yard and results in a rear yard of 8 feet 7 inches. Therefore, the project requires a variance to legalize modifications to the noncomplying portions of the building.

It is strongly recommended that persons submit their comments in writing in advance of the hearing. Written comments may be submitted via email directly to the case planner.

To view the official Variance Hearing Agenda which includes the link to the site plans and elevations of the proposed projects, please visit the website: https://sfplanning.org/hearings-zoning-variance. Persons who are unable to attend the scheduled Commission hearing may submit written comments regarding these cases to the individuals listed for each case above via email or at the Planning Department, 1650 Mission Street, 4th Floor, San Francisco, CA 94103.

Corey A. Teague
Zoning Administrator
Planning Department
1650 Mission Street, 4th Floor
San Francisco, CA 94103

07/02/2020