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1650 Mission Street, Suite 400 San Francisco, CA 94103 Fax (415) 558-6409 NOTICE OF PUBLIC HEARING Hearing Date: Wednesday, January 23, 2013 Time: 9:30 AM Location: City, 1 Dr. Carlton B. Goodlett Place, 408 Case Type: Variance(Open Space) Hearing Body: Zoning Administrator P ORPERTY INFORMATION APPLICATION INFORMATION Project Address: 615 Union St Case No.: 2012.1244V Cross Street(s): Columbus & Stockton Street Building Permit: 201207023925 Block / Lot No.: 0117/001 Applicant/Agent: Stephen Antonaros Zoning District(s): NO BEACH / 40- Telephone: 415.864.2261 Area Plan: N/A E-Mail: santonaros@sbcglobal.net PROJECT DESCRIPTION The proposal is to convert two shared kitchens into two residential bedrooms in an existing 44 bedroom group housing building. The resulting group housing building would consist of 46 bedrooms. There is no expansion of the building footprint. PER SECTION 135 OF THE PLANNING CODE, the additional two bedrooms within the existing bedroom group housing project require either 60 square feet of open space per bedroom if privately accessed or 160 square feet of open space if commonly accessed. The proposal does not provide any open space; therefore, a variance for open space is required. ADDITIONAL INFORMATION FOR MORE INFORMATION, PLEASE CONTACT PLANNING DEPARTMENT STAFF: Planner: Kate Conner Telephone: 415-575-6914 Mail: kate.conner@sfgov.org ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department s website at: http://sf-planning.org/ftp/files/notice/2012.1244v.pdf
GENERAL INFORMATION ABOUT PROCEDURES VARIANCE HEARING INFORMATION Under Planning Code Section 306.3, you, as a property owner or resident within 300 feet of this proposed project or interested party on record with the Planning Department, are being notified of this Variance Hearing. You are not obligated to take any action. For more information regarding the proposed work, or to express concerns about the project, please contact the Applicant/Agent or Planner listed on this notice as soon as possible. Additionally, you may wish to discuss the project with your neighbors and neighborhood association or improvement club, as they may already be aware of the project. Persons who are unable to attend the public hearing may submit written comments regarding this application to the Zoning Administrator, Planning Department, 1650 Mission Street, Suite 400, San Francisco, CA 94103, by 5:00pm the day prior to the hearing. These comments will be made a part of the official public record, and will be brought to the attention of the person or persons conducting the public meeting or hearing BUILDING PERMIT APPLICATION INFORMATION There is no associated Building Permit Application with this Variance request. BOARD OF APPEALS An appeal of the approval (or denial) of a variance application by the Zoning Administrator may be made to the Board of Appeals within 10 days after the Variance Decision Letter is issued by the Zoning Administrator. An appeal of the approval (or denial) of a building permit application by the Planning Department may be made to the Board of Appeals within 15 days after the building permit is issued (or denied) by the Director of the Department of Building Inspection. Appeals must be submitted in person at the Board's office at 1650 Mission Street, 3rd Floor, 304. For further information about appeals to the Board of Appeals, including current fees, contact the Board of Appeals at (415) 575-6880. ABOUT THIS NOTICE The Planning Department is currently reviewing its processes and procedures for public notification as part of the Universal Planning Notification (N) Project. The format of this Public Hearing notice was developed through the N Project and is currently being utilized in a limited trial-run for notification of Variance Hearings. If you have any comments or questions related to the N Project or the format of this notice, please visit our website at http://upn.sfplanning.org for more information.
SCOPE of WORK: Convert Existing Lounge and Existing Shared s into 2 New Residential s (1@ 2nd Flr & 1@3rd Floor) REVISIONS BY Block 0117 Lot 001 NEW APPROVED HANDICAP ACCESSIBLE LEVER 2'-6" max. 30"-44" Lever Hardware @ NEW DOORS Residential-Group Housing (Residential Hotel) Second and Third Floor rooms 6,000.00 $ 136,060.00 615 Union Street 1 A.1 Lever door hardware to be added to existing door to new residential room Main entry to building and access to area of remodel to remain as is. Existing restrooms (shared) are to remain as is Entry 100 ELEV Exit 101 FIRST FLOOR ENTRY (Partial) Scale: 1/8" = 1'-0" 216 212 214 Laundry 213 615 Union Street 2nd & 3rd Floors 243 239 236 Office 215 245 Residential Hotel Residential Hotel R-2 R-2 Add new ADA bath, upgrade to level floors, Install new Entry door and level landing outside new door ADA Compliant Entry, Elevator, rooms, s 240 not provided as fully complying; Existing facilites lunchanged under this permit to change use of rooms, add lavs and closets 238 235 242 244 211 ELEV Shower 241 217 ETERIOR ETERIOR 218 246 Storeroom 247 248 2 A.1 210 250 Lounge 249 to Street Janitor 231 252 230 232 221 ETERIOR 229 sink range 207 SECOND FLOOR PLAN (3rd Flr Similar) Scale: 1/8" = 1'-0" Fully upgrading this existing residential hotel would require extensive reconstruction at all existing doors, landings, elevator, shared bathrooms and shared kitchens. ref 254 253 224 225 223 Entry door hardware upgrades 226 206 201 203 204 6,000 1,200 202 1,200 Block: 0117 Lot: 001 Zoning: North Beach SCOPE of WORK Convert Existing Lounges and Existing Shared s into 2 New Residential s (1@ 2nd Flr & 1@3rd Floor) INDE of DRAWINGS: A1: Existing 2nd & 3rd Floors / Site Plan A2: New 2nd Floor A3: New 3rd Floor CONSTRUCTION TYPE : Type 5B Three-Story Bldg Residential / Restaurant OCCANCY CLASSIFICATION : R-2 / A2 APPLICABLE CODES: 2010 California Building Code, 2010 San Francisco Building Code California Historic Building Code 2010 Mechanical Code, 2010 Plumbing Code, 2010 Electrical Code, and Amendments to the 2010 California Building Code Zoning Information: Neighborhood Commercial 722.92 within1/4 mile of: North Beach Special Use District North Beach Financial and Business or Professsinoal Subdistrict Broadway Neighborhood Commercial Existing Use: Two Floors of Residential (R-2 Occupancy) over Ground Floor Restaurant (A-2 Occupancy) Allowable Residential s (under Group Housing Definition) [Generally, 1 bedroom per140 sq. ft. lot area 208 ] Lot Area: 7,906.50 sq ft Allowed # of rooms = 140 sqft/lot area= 7907/140= 56 s Existing Residential s = 44 (20@ 2nd flr + 24 @ 3rd flr) New s Proposed under this Permit = 2 (325 sq ft each) Total s Proposed (under thish permit) = 46 Total Shared s = 4 Total Shared s = 6+ Work under this permit will convert 2 (two) Shared s to new Residential s STEPHEN ANTONAROS A R C H I T E C T INTERIOR ALTERATIONS 6 30 12 615 UNION STREET "Casa Melissa" 2261 Market Street #324 San Francisco, California 94114 (415) 864 2261 santonaros@sbcglobal.net www.antonaros.com for Mr. Zahid Shaikh (415) 225-7377 Block 0117 Lot 001 San Francisco, California $ 6,000 ++ ++ Date Scale Drawn (submittal) 5/08/12 varies SA Job 1200 A.1 Of
REVISIONS BY 1'-9"(17"min) 17" min 2 A.2 34" max 27"min Vanity Detail 5" 9" min 6" max 29" min Existing Conditions ROOMS THIS FLOOR 19 KITCHENS THIS FLOOR 3 LOUNGES THIS FLOOR 1 Conditions After Alterations Under this Permit ROOMS THIS FLOOR 20 KITCHENS THIS FLOOR 2 LOUNGES THIS FLOOR 0 (e)lounge New 325 sq ft (e) 221 Install new closet 2'-6" clear floor space 4'-0" GFI Install new lav in place of existing kitchen sink 1'-6" 212 216 214 Laundry 213 s 237 243 239 236 245 Office 215 240 238 235 242 244 211 Shower 241 217 ETERIOR 1 A.2 ETERIOR SECOND FLOOR PLAN 248 218 Storeroom 247 246 210 250 231 Lounge 249 to Street Janitor Fill-in (e) door opening New 252 230 232 221 Remove counter & appliances ETERIOR 229 207 253 254 224 225 223 226 206 2'-9" 201 203 204 2'-0" 202 201 202 203 204 206 207 210 211 212 214 216 218 New 224 225 246 248 252 253 21 ROOMS TOTAL (2nd Floor) PROPOSED STEPHEN ANTONAROS A R C H I T E C T INTERIOR ALTERATIONS Date Scale Drawn Job 6 30 12 615 UNION STREET "Casa Melissa" 2261 Market Street #324 San Francisco, California 94114 (415) 864 2261 santonaros@sbcglobal.net www.antonaros.com (submittal) 5/08/12 varies SA for Mr. Zahid Shaikh (415) 225-7377 Block 0117 Lot 001 San Francisco, California A.2 Of
REVISIONS BY 1'-9"(17"min) 17" min 2 A.3 34" max 27"min Vanity Detail 5" 9" min 6" max 29" min Existing Conditions ROOMS THIS FLOOR 24 KITCHENS THIS FLOOR 3 LOUNGES THIS FLOOR 1 Conditions After Alterations Under this Permit ROOMS THIS FLOOR 25 KITCHENS THIS FLOOR 2 LOUNGES THIS FLOOR 0 (e)lounge New 325 sq ft (e) Install new closet 2'-6" clear floor space 4'-0" GFI Install new lav in place of existing kitchen sink 1'-6" 314 318 316 315 s 337 343 345 339 336 317 319 338 335 Shower 340 313 342 341 317 1 A.3 10'-3 1/8" ETERIOR ETERIOR THIRD FLOOR PLAN 346 345 332 350 Lounge 349 to 2nd Flr Janitor 331 309 Fill-in (e) door opening New 350 330 332 Remove counter & appliances ETERIOR 21'-10 7/8" 329 14'-0 7/8" 307 351 308 325 354 326 322 323 327 326 306 2'-9" 301 302 303 304 2'-0" 305 301 302 303 304 306 307 308 309 313 314 315 316 317 318 319 New 325 326 327 332 346 345 350 351 25 ROOMS TOTAL (3rd Floor) PROPOSED STEPHEN ANTONAROS A R C H I T E C T INTERIOR ALTERATIONS Date Scale Drawn 6 30 12 615 UNION STREET "Casa Melissa" 2261 Market Street #324 San Francisco, California 94114 (415) 864 2261 santonaros@sbcglobal.net www.antonaros.com (submittal) 5/08/12 varies SA for Mr. Zahid Shaikh (415) 225-7377 Block 0117 Lot 001 San Francisco, California Job A.3 Of