Hearing

Zoning Variance Hearing

Wednesday, December 2, 2020

Time
9:30am
Location
Stream Online (see event details) - Phone Access: +1 (415) 655-0001 / Access Code: 146 017 6146
Neighborhood

The hearing will be online via Cisco WebEx.

Phone Access: +1 (415) 655-0001 / Access code: 146 017 6146


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, December 2, 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.

2019-011869VAR (CHRIS MAY) 817 LYON ST, Lot 003 in Assessor's Block 1150 in an RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.  FRONT SETBACK SOUGHT: The project proposes to add a new dwelling unit and construct 2- and 3-story horizontal rear additions and a 3rd floor vertical addition to the existing 2-story single-family dwelling. PLANNING CODE SECTION 132 requires the subject property to maintain a front setback equal to the average of the two adjacent buildings which, in this case, is approximately 9 feet 11 inches.  The existing building is set back approximately 9 feet 11 inches from the front lot line. However, the existing 2nd floor bay window projects approximately 3 feet 9 inches into the required front setback, and is therefore legal noncompliant. The project proposes to extend this noncompliant bay window upwards on the vertical addition. Therefore, a variance is required.

2017-007117VAR (REBECCA SALGADO) 370 LEXINGTON STREET, Lot 059 in Assessor's Block 3609 in an RTO-M (Residential Transit Oriented-Mission) Zoning District and a 40-X Height & Bulk District.  REAR YARD SOUGHT:  The project proposes to replace an existing one-story addition with a new, larger one-story addition extending to the rear lot line at the rear of the subject property.  PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard equal to a minimum of 25 percent of the lot depth (18.75 feet). The proposed addition is located within the required rear yard. Therefore, a variance is required.

2020-004634VAR (REBECCA SALGADO) 1240 BUSH STREET, Lot 004 in Assessor's Block 0278 in an RC-4 (Residential-Commercial, High Density) Zoning District and an 80-A Height & Bulk District.  EXPOSURE SOUGHT:  The project proposes to add 5 new ADUs at the ground floor of an existing 16-unit building.  PLANNING CODE SECTION 140 requires dwelling units to front onto an open area meeting minimum dimensions. The proposal would result in the three dwelling units facing the side courtyard fronting an area of only 8 feet by 92 feet, which does not meet the minimum dimensional requirements. Therefore, a variance is required.

2019-002900VAR (SAMANTHA UPDEGRAVE) 2 TURK STREET, Lot 004 in Assessor's Block 0340 in a C-3-G Zoning District and a 120-X Height and Bulk District. REAR YARD AND OPEN SPACE ZA EXCEPTION EXPOSURE SOUGHT:  The project proposes to change the use of the existing ten-story, 41,512-square-foot structure from a Tourist Hotel with 117-rooms to a Residential Use with 102 Student Group Housing units with 236 beds. The Student Housing is for The Minerva Schools at KGI, which has an accepted Abbreviated Institutional Master Plan filed at 1145 Market Street. PLANNING CODE SECTION 134 requires the subject property to provide a rear yard for residential uses equal to 25% of the lot depth. The existing building covers the entire lot. Therefore, a rear yard variance is required.  PLANNING CODE SECTION 135 requires 36 square feet of Private Open Space or 48 square feet of Common Open Space per dwelling unit, which is reduced by one-third for group housing per bedroom, or 1,870 square feet for this project. The subject property contains no areas that qualify as Open Space. Therefore, an open space variance is required.

2020-005268VAR (MOSES CORRETTE) 3673 JACKSON STREET, Lot 019 in Assessor's Block 0988 in an RH-1 (Residential-House, One Family) Zoning District and a 40-x Height and Bulk District.  REAR YARD SOUGHT:  The proposal is to enclose the exterior walkway to connect the kitchen with the existing pool house and to convert the pool house to a family room. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard equal to 30% of the lot depth. The proposed connection would occupy space within the required rear yard. Therefore, a variance is required.

2020-006556VAR (MOSES CORRETTE) 135 3RD AVENUE, Lot 009 in Assessor's Block 1363 in an RH-2 (Residential-House, Two Family) Zoning District and a 40-x Height and Bulk District. REAR YARD SOUGHT:  The project proposes to remove a one-story rear yard deck and spiral stairs and replace with a one-story rear yard addition with spiral stairs.  PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard equal to 45% of the lot depth, or the average of adjacent structures, up to 25% of the lot depth. The proposed addition would fall within the required rear yard. Therefore, a variance is required.

2020-006525VAR (MOSES CORRETTE) 1990 LOMBARD STREET, Lot 015 in Assessor's Block 0493 in an NC-3 Zoning District and 40-X Height and Bulk District. REAR YARD MODIFICATION SOUGHT:  The proposal is to convert the two upper floors of an existing office and commercial building to 6 dwelling units, and to construct a new roof deck and stair penthouse.  PLANNING CODE SECTION 134 requires the subject property to provide a rear yard equal to 25 % of the lot depth at the lowest story containing a dwelling unit and above. Converting the upper floors to residential use triggers this requirement, but the existing building covers the entire lot. Therefore, the project requires a rear yard modification pursuant to Planning Code Section 134(h). 

2016-006742VAR (CATHLEEN CAMPBELL) 871 SANCHEZ ST, Lot 021 in Assessor's Block 3620 in an RH-1 (Residential-House, One Family) Zoning District, Dolores Heights Special Use District, and a 40-X Height & Bulk District.   REAR YARD SOUGHT: The project proposes to “fill-in” at the lower level of a legal nonconforming building extension on posts to add additional living space to an existing single-family, three-story home. The proposal is to also construct an expansion within the buildable area, a rear roof deck, pergola, and extensive interior renovations. PLANNING CODE SECTION 241 requires the subject property to maintain a rear yard of 45% of lot depth. The project proposes to fill in at the lower level of a legal nonconforming building extension that is located within the required rear yard. Therefore, a variance is required.

2020-004517VAR (CATHLEEN CAMPBELL) 4030 19TH ST, Lot 019 in Assessor's Block 3583 in an RH-3 (Residential-House, Three Family) Zoning District and a 40-x Height and Bulk District. EXPOSURE SOUGHT:  The proposed project is to add two Accessory Dwelling Units (ADU) at the ground floor and basement level of an existing four-story over basement, 15-unit building.  PLANNING CODE SECTION 140 requires each new dwelling unit to front a qualifying open area. Section 307(l) allows the Zoning Administrator to grant a partial waiver of the exposure requirement for an ADU, such that the exposure requirement may be satisfied through windows facing a generally unobstructed open area that is at least 225 square feet in area and is 9 feet in every horizontal direction. The proposed ADUs do not face an open area meeting the minimum requirements of Section 140 or have qualifying windows face an open area that is at least 225 square feet and 9 feet in every horizontal direction. Therefore, a variance is required. 
   
2019-000969VAR (GABRIELA PANTOJA) 4822 19TH STREET, Lot 031 in Assessor's Block 2689 in an RH-1 Zoning District and a 40-X Height and Bulk District.  REAR YARD SOUGHT:  The proposal is to construct a new two-story over basement, single-family residence on the existing vacant lot. The proposed building will be approximately 2,310 square feet in area, measure approximately 22 feet 1 inch in depth, and 55 feet 9 inches in width at maximum.  PLANNING CODE SECTION 134 requires the subject lot to maintain a minimum rear yard equal to 30 percent of the total lot depth or 15 feet, whichever is greater. The required rear yard for the subject property is 15 feet. The proposed building will encroach 5 feet into the required rear yard. Therefore, a variance is required.  

2020-006225VAR (KIMBERLY DURANDET) 1374-1376 ALABAMA STREET, Lots 047 & 048 in Assessor's Block 4271, in an RH-2 Zoning District, the Calle 24 Special Use District, and 40-X Height and Bulk Districts.  REAR YARD SOUGHT: The proposal is to remove the rear stairs and replace with a new deck at the 2nd floor, a property line firewall, and stairs down to the rear yard. PLANNING CODE SECTION 134 requires the subject lot to maintain a minimum rear yard equal to 45 percent of the total lot depth, or down to 25% of the lot depth when using the average of adjacent buildings. The required rear yard for the subject property is 25 feet. The proposed stairs and firewall will encroach 3 feet 6 inches into the required rear yard. Therefore, a variance is required.  

2020-009544VAR (GABRIELA PANTOJA) 200 RANDOLPH STREET, Lot 049 in Assessor's Block 7089, in an RH-2 Zoning District and 40-X Height and Bulk District.  REAR YARD SOUGHT:  The proposal is to construct a one-story, horizontal addition to an existing one-story, detached community room structure located within the rear yard of the subject property. The subject property is also occupied by two additional residential buildings that contain 26 dwelling units. The proposed one-story horizontal addition will be approximately 13 feet 7 inches in width and 20 feet in depth.  PLANNING CODE SECTION 134 requires the subject lot to maintain a minimum rear yard equal to 45 percent of the total lot depth. The subject property is required to maintain a rear yard equal to 45 feet. The proposed horizontal addition will expand the existing legal non-conforming structure and further encroach into the required rear yard. Therefore, a variance is required.

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 hearing may submit written comments regarding these cases to the individuals listed for each case above via email or at the Planning Department, 49 South Van Ness Avenue, Suite 1400, San Francisco, CA 94103.

Corey A. Teague
Zoning Administrator

11/12/2020