Zoning Variance Hearing
Wednesday, June 22, 2022
The hearing will be held online.
Phone Access: +1 (415) 655-0001 / Access code: 2497 729 8428
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 intends to hold a PUBLIC HEARING on these items and on other matters on Wednesday, June 22, 2022, beginning at 9:30 a.m. or later. Please be advised that due to the COVID-19 emergency, the Zoning Administrator may conduct this hearing remotely using videoconferencing technology or in-person at City Hall. Additional information may be found on the Department’s website.
2021-008196VAR (REBECCA SALGADO) 495 GEARY STREET, Lot 013 in Assessor's Block 0316 in a C-3-G Zoning District and an 80-130-F Height and Bulk District: MARQUEE DIMENSIONS SOUGHT: The project is to construct a new marquee measuring approximately 36 feet in length, approximately 9 feet in width, and approximately 2.5 feet in depth, to project over a sidewalk approximately 15 feet in width. PLANNING CODE SECTION 136.1 requires that a marquee in a C-3-G zoning district projecting less than two-thirds of the distance from the property line to the curb line shall not exceed 25 feet or 50 percent of the length of the building along the direction of the street, whichever is less. The proposed marquee 36 feet 4 inches in length. Therefore, the project requires a variance.
2021-007824VAR (MONICA GIACOMUCCI) 371 PROSPECT AVENUE, Lot 022 in Assessor’s Block 5671 in a RH-2 Zoning District, the Bernal Heights SUD, and a 40-X Height and Bulk District: REAR YARD SOUGHT: The proposal is to construct a one-story vertical addition at an existing one-story garage at the front of the lot, which will be connected to the existing single-family residence by a new breezeway. PLANNING CODE SECTION 242(e)(2)(B) requires the subject property to maintain a rear yard of approximately 31 feet 6 inches. The proposed project would add a breezeway that encroaches into the rear yard to connect the front and rear buildings. Therefore, the project requires a variance.
2020-009351VAR (ALEX WESTHOFF) 2619 MISSION STREET, Lot 029 Block 3637, in a Mission Street Neighborhood Commercial Transit Zoning District, and a 65-B Height and Bulk District: REAR YARD, OPEN SPACE, AND EXPOSURE SOUGHT: The proposal is to add 8 additional dwelling units at rear of the basement and first story of an existing mixed-use building with 32 existing units. The project will excavate the existing rear yard by a depth of approximately 10 feet, but will not expand the existing building. PLANNING CODE SECTION 134 requires the subject property to maintain a minimum rear yard depth equal to 25% of the total lot depth, but no less than 15 feet, which for this property is 30 feet 8 inches. Though no further encroachment into the rear yard is proposed, the rear yard is currently only 8 feet 7 inches. Therefore, the conversion to residential use within the noncomplying building requires a variance. PLANNING CODE SECTION 135 requires 100 square feet of common open space per dwelling unit, which for this project totals 4,000 gross square feet of open space. Currently there is 950 square feet of open space for existing units, and no additional open space proposed. Therefore, the project requires a variance. PLANNING CODE SECTION 140 requires that each dwelling unit has at least one room that faces onto a qualifying open area. The 8 proposed units face the rear yard, which does not meet these dimensional requirements. Therefore, a variance is required.
2021-011747VAR (GRETEL GUNTHER) 3801 JACKSON STREET, Lot 001 in Assessor's Block 0990 in an RH-1 Zoning District and a 40-X Height and Bulk District: REAR YARD SOUGHT: The proposal is to construct an approximately 101 square-foot horizontal addition at the ground floor at the southwest corner of the existing single-family home. PLANNING CODE SECTION 134 requires properties in the RH-1 Zoning District to maintain a rear yard equal to 30% percent of the total lot depth. The subject property, with lot depths ranging from approximately 75 feet to 80 feet from Cherry Street, has a required rear yard ranging from approximately 23 feet to 24 feet due to the varying depth of the lot at the rear lot line. Approximately 42 square feet of the horizontal addition will be within the required rear yard of the lot. Therefore, a variance is required.
2021-003239VAR (GRETEL GUNTHER) 4216 CALIFORNIA STREET, Lot 019 in Assessor's Block 1364 in an NC-1 Zoning District and a 40-X Height and Bulk District: REAR YARD SOUGHT: The proposal is to convert the second and third stories of a three-story commercial building into two dwelling units (one dwelling unit per floor) with a roof deck at the rear of the third floor. The ground floor would contain two bicycle parking spaces for the dwelling units above, but would otherwise remain commercial at the ground floor. No expansion of the building is proposed. PLANNING CODE SECTION 134 requires a rear yard area in an NC-1 Zoning District to be equal to 25 percent of the total lot depth at all stories. The subject property, with lot depths ranging from approximately 86 feet to 89 feet from California Street, has a required rear yard of 20 feet 4 inches. The existing building has full lot coverage at the second floor and encroaches into the required rear yard approximately 2 feet 5 inches at the third floor. A 42-inch tall and 47 inch wide solid firewall is also proposed at the western property line on the proposed third floor roof deck, which is on a noncomplying portion of the building. Therefore, a rear yard variance is required.
2021-008884VAR (RYAN BALBA) 411 EDNA STREET, Lot 006 in Assessor's Block 3121 in an RH-1 Zoning District and a 40-X Height and Bulk District: REAR YARD SOUGHT: The proposal is to construct a horizontal addition at the rear of an existing three-story, single-family building. The project also includes an interior remodel, the expansion of the front dormer, and alterations to the roof and facades. PLANNING CODE SECTION 134 requires the subject lot to maintain a minimum rear yard equal to 30 percent of the total lot depth. The required rear yard for the subject property is 30 feet. The entirety of the horizontal addition will encroach into the required rear yard. Therefore, a variance is required.
2021-012135VAR (RYAN BALBA) 3967 22ND STREET, Lot 034 in Assessor's Block 2771 in an RH-2 Zoning District and a 40-X Height and Bulk District: REAR YARD SOUGHT: The proposal is to construct a vertical and horizontal addition to an existing two-story, single-family building. The project also includes an interior remodel, facade alterations, and new roof balcony. PLANNING CODE SECTION 134 requires the subject lot to maintain a minimum rear yard equal to 45 percent of the total lot depth. The required rear yard for the subject property is 51 feet 4 inches. The proposed vertical and horizontal additions will 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