Letter of Determination

Size: px

Start display at page:

Download "Letter of Determination"

Margery Henderson
6 years ago
Views:

1 AI SAN FRANCISCO PLANNING DEPARTMENT May 31, 2012 Stuart Stoller SGPA Architecture & Planning 200 Pine Street No. 500 San Francisco CA Site Address: Assessor s Block/Lot: Zoning District: Staff Contact: Letter of Determination 140 Cashmere Street 4710/001,002, 003 RH-2 (Residential, Two-Family)/40/X Bayview Hunters Point, Area A Tara Sullivan, (415) tara.sullivan@sfgov.org 1650 Mission St. Suite 400 San Francisco, CA Reception: Fax: Planning Information: Dear Mr. Stoller: This letter is in response to your request for a Letter of Determination regarding the property at 104 Cashmere Street. The request is whether an existing non-residential building can be expanded by 300 square feet without a Conditional Use Authorization as required in Planning Code Section 178(c) at the Ridgeview Terrace Apartment Complex in an RH-2 (Residential, Two-Family) Zoning District. The subject property is located on the north side of the street in the northern portion of the Bayview Hunters Point neighborhood. The property was constructed in 1973 by the San Francisco Redevelopment Agency as a large residential development project and consists of approximately thirty-seven townhousestyle buildings that provide low income housing. There are a few non-residential accessory buildings that house functions required for the upkeep and management of the complex. Building 3J1 currently serves as the property management office with space for the residents of the complex to use for community meetings. This building is located along Cashmere Street and consists of approximately 1,352 square feet on two floors. The proposal is to add 300 square feet on the second floor to accommodate an ADA-compliant bathroom and office. Article 2 of the Planning Code contains provisions for Residential Districts (Section ). These sections outline what uses are permitted, not permitted, and require a Conditional Use Authorization. In the RH-2 Zoning District, this building is classified as a Community Facility and requires a Conditional Use Authorization from the Planning Commission for any expansion. I Planning Code Section 209.4(a): Community clubhouse, neighborhood center, community cultural center or other community facility not publicly owned but open for public use, in which the chief activity is not carried on as a

2 Stuart Stoller May 31, 2012 SGPA Architecture & Planning Letter of Determination 200 Pine Street No Cashmere Street San Francisco, CA Section 178(c) of the Planning Code ("Conditional Uses") states that "a permitted Conditional Use Authorization may not be significantly [emphasis added] altered, enlarged, or intensified except upon approval of a new Conditional Use Authorization application pursuant to Article 3 of the Code." Under this provision, a significant expansion of the management office/community facility requires a Conditional Use Authorization. In December 1998, the Zoning Administrator issued a Planning Code Interpretation clarifying what types of projects constitute a significant expansion for the purposes of Section 178(c). The Zoning Administrator stated that the following types of enlargements are not considered to be significant : Expansion up to 25 percent of the floor area, but not exceeding 500 square feet, whichever is less; Expansion of an extraordinarily large development over 500 square feet, but less than 25 percent of the floor area; Expansion of floor area in kitchens shall be considered on a case-by-case basis. Because the expansion proposed at 140 Cashmere Street (Building 3J1) is less than 500 square feet, it is the determination of the Zoning Administrator that a Conditional Use Authorization is not required. Please note that there are two notification processes for expansion of residential structures within the residential zoned neighborhoods: 1) a pre-application notification meeting prior to submittal of a building application; and 2) Section 311 notification which requires 30-day mailed notification to owners and occupants within 150 of the property once the project is ready for approval (with a 30 day poster onsite). APPEAL: If you believe this determination represents an error in interpretation of the Planning Code or abuse in discretion by the Zoning Administrator, an appeal may be filed with the Board of Appeals within 15 days of the date of this letter. For information regarding the appeals process, please contact the Board of Appeals located at 1650 Mission Street, Room 304, San Francisco, or call (415) Sincerely, Scott F. Sanchez Zoning Administrator cc: Tara Sullivan, Planning Department gainful business and whose chief function is the gathering of persons from the immediate neighborhood in a structure for the purposes of recreation, culture, social interaction or education. SAN FRANCISCO PLANNING DEPARTMENT

3 SGPA ARCHITECTURE AND PLANNING SAN DIEGO SAN FRANCISCO 200 PINE STREET STUDIO 500 SAN FRANCISCO, CA R F /O26/ (SE) :i fa,v,4qj G C O/Of February 29, Mr. Scott Sanchez, Zoning Administrator Office of the Zoning Administrator San Francisco Planning Department 1650 Mission Street, Suite 400 San Francisco, CA RE: Item: Ridgeview Terrace Affordable Apartments Renovation 140 Cashmere Street, Block 4710 Lot P-02 Management Office Expansion Request for a Letter of Determination REc IAR C1 7V & COUNTY Or LANNING DEPARTMENI DAViD REINKER, ALA PRESIDENT RETAIL SENIOR LIVING Dear Mr. Sanchez: This office represents the Owners of the above referenced property. Please accept this letter as a request for written determination pursuant to Planning Code Section 307(a) with respect to the property, as described below. EDUCATION MIXED-USE Background Ridgeview Terrace Apartments is an existing three story affordable rental apartment complex located in the Bayview neighborhood of San Francisco, California. The site has frontage on Cashmere Street, Dedrnan Court, and Hudson Avenue. The complex consists of eight existing multi-story multi-family buildings containing a total of 101 apartment units, a two-story communal use building, and a single-story storage/maintenance building. The project is designated R2, R-3/U, B, and S-2 occupancies. The units are a mixed configuration of varying sizes situated on approximately 4.8 acres. All the units serve low- or very lowincome households. The development of the property was originally financed approximately 40 years ago, by a mortgage insured under HUD s Section 236 program. Ridgeview Terrace Affordable Housing, Inc. is a development own by a California non-profit corporation. Private activity bonds and equity from low income housing tax credits are expected to provide funding for the proposed remodel. The existing two story communal use building contains a meeting room, two offices for property management, a single occupancy toilet room, and a communal laundry room with storage. The Owners would like to expand the upper floor of this building to accommodate an ADA compliant toilet room, and an additional office for property management use. This existing building has a footprint of 676 square feet. Total existing square footage including unconditioned subterranean storage space is 1,352 square feet. The proposed addition would increase the upper floor footprint only, an additional 300 square feet. Total proposed building square footage would be 1,652. There would be no change of use or occupancy. Request for Determination - Conditions of Approval for expansion of management office space. Planning Department staff requested that the Original Conditions of Approval for this project be examined for restrictions on increasing management office space. Both the Project Sponsor and the Planning Department were unable to locate the Original Conditions of Approval. This project was originally developed by the Redevelopment Agency, and later transferred to Planning Department jurisdiction. In the absence of Original Conditions of Approval, the Project Sponsor is requesting that a determination be made that the proposed increase in management office space is in substantial conformance with the original development approval. Included as Exhibit A is an existing Site Plan, showing the size and location of the upper floor of the communal use/management office building. Included as Exhibit B is a proposed Site Plan, showing the proposed addition to the upper floor of the communal use/management office building.

4 Ridegeview Terrace Affordable Apartments Renovation P-02 Page 2of2 Included as Exhibit C is a lower floor plan of the communal use/management office building showing existing conditions. No changes are proposed. Included as Exhibit D is an upper floor plan of the communal use/management office building showing existing and proposed conditions. We also include a check for the $ fee. Do not hesitate to contact me with any questions or concerns. Sincerely, Stuart Stoller Associate Principal Enclosure c: L. Brewer/LBDS J. Rose, FiIe/SGPA F:\2009\20904 RidgeviewTerrace\P02 MgmtOffExp\Corr-Xmt\Gov- Agen\Planning\201 1 _02_29.SStoSSRequestLtrDeterm.docx

5 ua CUUT \ \., 1-4 \ II EXHIBIT A - EXISTING SITE PLAN Ridgeview Terrace Apartments - Building 3J1 Addition 140 CASHMERE STREET SAN FRANCISCO CALIFORNIA NORTH NTS SGPA ARC HITECTURE. PLAN NING SAN DIEGO SAN FRANCISCO

6 AREA OF PROPOSE ADDITION EXSTN APARTMENT EULNS, Th P. KEY PLAN - BUILDING 3J1 EXHIBIT B - PROPOSED SITE PLAN Ridgeview Terrace Apartments - Building 3J1 Addition 140 CASHMERE STREET SAN FRANCISCO CALIFORNIA 0 NIS NORTH SGPA ARCHITECTURE. PLANNING 5T)) SAN DIEGO SAN FRANCISCO 9_ M2

7 EXISTING VOOO FRAMED ViALL5 EXI57146 OONGRETE NALLS 2b -IO EXHIBIT C-I - BUILDING 3J1 - EXISTING FIRST FLOOR PLAN El EXISTING NE,N 0100D FRAMED ralls SOIL SE OND RETAINING NSLL EXHIBIT C FIRST FLOOR PLAN NO CHANGE Ridgeview Terrace Apartments Building 3J1 Addition 140 CASHMERE STREET SAN FRANCISCO CALIFORNIA NORTH I SGPA ARCHITECTURE- PLANNING SAN DIEGO SAN FRANCISCO 7TC

8 25-0 IL.IL IL SPACE F EXISTING / RETAIJ AALL -EXISTING RETAINING I%NL.L - EJ OFFICE 1 OFFICE F bq 5F TOIL 204 -EXISTING OONORETE VAALK AND STAIRS TO ENTRY EXISTING V00D FRAMED in ALLS LEXISTNG LANDSCAPING 7 EXISTING CONCRETE IIALLS NEI,N SOOG FRAMED %ALLE EXHBIT D-2 - BUILDING 3,11 - PROPOSED SECOND FLOOR PLAN 0 EXHIBIT D-1 - BUILDING 3,11 - EXISTING SECOND FLOOR PLAN 18 =ioo EXISTING SOIL BEYOND RETAINING Y(ALL EXHIBIT D - EXISTING AND PROPOSED SECOND FLOOR PLANS Ridgeview Terrace Apartments - Building 3J1 Addition 140 CASHMERE STREET SAN FRANCISCO CALIFORNIA NORTH SGPA ARCHITECTURE. PLANNING SAN DIEGO SAN FRANCISCO I

Letter of Determination

IeA ID coulv~, SAN FRANCISCO PLANNING DEPARTMENT Letter of Determination 1650 Mission St. Suite 400 San Francisco, CA 94103-2479 September 25, 2013 Mr. 95 Brady Street San Francisco, CA 94103 Reception: