Hearing

Zoning Variance Hearing

Wednesday, September 27, 2023

Time
9:30am
Location
City Hall, Room 408 - 1 Dr. Carlton B. Goodlett Place
Neighborhood

Remote Public Comment (see Instructions under Related Resources)

PHONE
Phone number: +1 (415) 655-0001
Access Code: 2660 870 2748##
Note: Access Code will change for each hearing.
ONLINE
Link to WebEx
Password: VAR0927
Note: link will change for each hearing.

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, September 27, 2023, beginning at 9:30 a.m. in City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408.

2021-011076VAR (CHRISTY ALEXANDER) 2800 BALBOA STREET, Lot 012C in Assessor's Block 1572, in a RH-2 Zoning District, and a 40-X Height and Bulk District: REAR YARD: The project proposes to construct a new one-story, detached, one-car garage located in the rear yard that would front onto Balboa Street. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 31 feet 8 inches. The proposed garage falls entirely within the required rear yard. Therefore, a variance is required.

2022-010592VAR (XINYU LIANG) 160 10TH STREET, Lot 009 in Assessor's Block 3510, in a RCD Zoning District, Western SoMa SUD, and a 55-X Height and Bulk District: OPEN SPACE AND REAR YARD: The proposal is to legalize an existing single-family residence, which was originally authorized as an industrial building. PLANNING CODE SECTION 134 requires the subject lot to maintain a minimum rear yard equal to 25 percent of the total depth of the lot or 15 feet, whichever is greater. The required rear yard for the subject property is approximately 20 feet. The existing building occupies the entire lot with no rear yard. Therefore, a variance is required. PLANNING CODE SECTION 135 require 80 square feet of useable open space to be provided per dwelling unit, and Planning Code Section 249.39 prohibits roof decks from qualifying as required useable open space. The Project only includes a 450 square feet roof deck. Therefore, a variance is required.

2022-011692VAR (ASHLEY LINDSAY) 4627 17TH STREET, Lot 021 in Assessor's Block 1292, in a RH-2 Zoning District and a 40-X Height and Bulk District: REAR YARD: The project proposes to contrast a one-story vertical addition to the existing single-family building, removal of some interior elements, and lower a portion of the existing basement. PLANNING CODE SECTION 134 requires that the property maintain a rear yard that is 45% of the lot depth or average of adjacent buildings, but in no case less than 25% or 15 feet, whichever is greater. The proposed work encroaches into the required rear yard at the second floor. Therefore, a variance is required.

2023-002636VAR (MICHELLE TAYLOR) 3065-3067 MARKET STREET, Lot 041 in Assessor's Block 2658, in a RH-2 Zoning District, Central Neighborhoods Large Residence SUD, and a 40-X Height and Bulk District: REAR YARD: The project proposes to replace the existing 3-story stairs in the rear in-kind, but also construct a new 3-story firewall along the property line. PLANNING CODE SECTION 134 requires an averaged rear yard of 21 feet 11 inches. The proposed rear stair and firewall will encroach approximately 7 feet 4 inches into the required rear yard. Therefore, the project requires a variance.

2023-002090VAR (MATHEW CHANDLER) 4232 25TH STREET, Lot 009 in Assessor’s Block 6539, in a RH-2 Zoning District, Central Neighborhoods Large Residence SUD, and a 40-X Height and Bulk District: REAR YARD: The proposal is to legalize a two-story expansion at the rear of the building, which is necessary to legalize an unauthorized 3rd dwelling unit and an unauthorized expansion of a separate unit within the building. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard equal to approximately 39 feet. The proposal will legalize an unpermitted portion of the building within the required rear yard. Therefore, a variance is required.

2021-010569VAR (MATHEW CHANDLER) 457 DIAMOND STREET, Lot 023 in Assessor's Block 2769, in a RH-3 Zoning District, Central Neighborhoods Large Residence SUD, and a 40-X Height and Bulk District: REAR YARD: The proposal is to infill a recessed portion of the building with a horizontal expansion towards the side property line. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of 45% of the total lot depth. The proposal will expand a portion of the building that is currently in the required rear yard. Therefore, a variance is required.

2023-001584VAR (TOLU ATOYEBI) 438 VICKSBURG STREET, Lot 036 in Block 6536, in a RH-2 Zoning District, Central Neighborhoods Large Residence SUD, and a 40-X Height and Bulk District: REAR YARD: The project proposes to 1) add a roof deck at the rear 3rd story of the building with a 48-inch solid railing, 2) construct a cantilevered deck at the rear 3rd story, and 3) construct a cantilevered deck at the rear second story. 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 existing noncomplying building has a required rear yard of 22 feet 10 inches. The proposed rear decks and solid railings will encroach approximately 4 feet into the required rear yard at each level. Therefore, a variance is required.

2023-004629VAR (MATTHEW DITO) 267-269 CHATTANOOGA STREET, Lot 039 in Assessor's Block 3649, in a RH-2 Zoning District, Central Neighborhoods Large Residence SUD, and a 40-X Height and Bulk District: LOT WIDTH, LOT AREA, AND REAR YARD: The proposal is to split the existing lot into two lots. PLANNING CODE SECTION 121(d) requires that every newly created lot in an RH-2 Zoning District maintain a lot width of 25 feet for a sufficient dept to enable the minimum lot area to be satisfied. The proposed western lot maintains a lot width of 22 feet 6 inches for the entire depth of the lot. Therefore, a variance is required. PLANNING CODE SECTION 121(e) requires that every newly created lot in an RH-2 Zoning District have a minimum lot area of 2,500 square feet. The proposed western lot has an area of 1,620 square feet with noncomplying width, and the proposed eastern lot has an area of 2,047 square feet. Therefore, a variance is required for both proposed lots. PLANNING CODE SECTION 134 requires that the subject property maintain a rear yard equivalent to 45 percent of the total lot depth, but in no case less than 15 feet, whichever is greater. The proposed eastern lot has a depth of 45 feet 6 inches, resulting in a required rear yard of 15 feet. A rear yard of 13 feet 2 inches is proposed. Therefore, a variance is required.

2019-002742VAR-02 (JIA HONG SITU) 519 CLIPPER STREET, Lot 025A in Assessor's Block 6556, in a RH-2 Zoning District, Central Neighborhoods Large Residence SUD, and a 40-X Height and Bulk District: REAR YARD: The proposal is to legalize an existing detached 200 square feet one-story structure located at the rear of the lot and expand the rear structure to 247 square feet in order to legalize an unauthorized dwelling unit. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 51 feet. The proposed addition is entirely within the required rear yard. Therefore, a variance is required. PLANNING CODE SECTION 140 requires each dwelling unit to have a qualifying window face directly onto a street, compliant rear yard, or an open area that meets minimum dimensional requirements. The proposed dwelling unit does not meet this exposure requirement. Therefore, a variance is required.

2023-002909VAR (ELIZABETH GORDON-JONCKHEER) 238-240 FILLMORE STREET, Lot 024 in Assessor's Block 0859, in an NC-1 Zoning District, and a 40-X Height and Bulk District: REAR YARD AND OPEN SPACE: The proposal is to demolish a multi-story portion and stairs at the rear of the building and reconstruct it with an expanded footprint. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of 25% of the total lot depth. The multi-story portion of the building that will be reconstructed exists in the required rear yard. Therefore, a variance is required. PLANNING CODE SECTION 135 requires each dwelling unit to have access to a minimum amount of private and/or common open space. The project would remove the upper-level unit's access to the rear yard open space. Therefore, an open space variance is required.

2023-004664VAR (EDGAR OROPEZA) 91 COLERIDGE STREET, Lots 063 & 064 in Assessor's Block 5610A, in an RH-2 Zoning District, the Bernal Heights Special Use District, and a 40-X Height and Bulk District: FRONT SETBACK AND REAR YARD: The proposal is to construct a small horizontal addition at the rear of the existing two-unit building, construct a new front porch, and construct a new front stair and firewall that will extend into the public right-of-way. PLANNING CODE SECTION 242 requires the subject property to maintain a rear yard equal to 45% of the lot depth, which is 31 feet 6 inches for the subject lot. The proposed rear addition will encroach approximately 11 feet 3 inches into the required rear yard. Therefore, a variance is required. PLANNING CODE SECTION 136 permits certain obstructions over the property line into the public right-of-way. However, the proposed front stairs and firewall are not a permitted obstruction over the property line. 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.

Please visit the Variance Hearing Calendar to view the related agenda which includes the link to the site plans and elevations of the proposed projects. 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.

09/07/2023