Disclaimer for Review of Plans

TheSanFranciscoPlanningCoderequiresthattheplansofcertainproposedprojectsbeprovided
to members of the public prior to the Citys approval action on the project. Accordingly, any
images of plans featured on this website are provided for the primary purpose of facilitating
public input priortotheCitysaction.TheCityandCountyofSanFranciscodoesnotownthe
copyright to these images. Please be aware that the unauthorized reproduction, distribution, or
alteration of these images may result in a violation of Federal Copyright Law (17 U.S.C.A.
Sections101etseq.)andthatanypartywhoseekstoreproduceoraltertheseimagesdoessoathis
orherownrisk.

Additionally, plans provided on this website are limited to site plans, elevations and/or section
details(floorplansandstructuraldetailsmaynotbeincluded).TheseareDRAFTPLANSbeing
providedforpublicreviewPRIORtotheCitysapprovalactionontheproject.Finalplansmay
differfromthosethatarecurrentlyavailableforreview.

Memo

1 6 5 0 Mi s s i o n S t r e e t , S u i t e 4 0 0 S a n F r a n c i s c o , C A 9 4 1 0 3 F a x ( 4 1 5 ) 5 5 8 - 6 4 0 9

NOTICE OF PUBLIC HEARING

Hearing Date:
Time:
Location:
Case Type:
Hearing Body:

Wednesday, October 28, 2015

9:30 AM
City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408
Variance (Rear Yard, Permitted Obstructions, and Exposure.)
Zoning Administrator

PORPERTY INFORMATION
2293-2299 Powell Street
Project Address:
Bay, Powell
Cross Street(s):
0041/001, 0034
Block / Lot No.:
Zoning District(s): C-2 / 40-X
N/A
Area Plan:

APPLICATION INFORMATION
2013.0341V
Case No.:
2015.08.10.3804
Building Permit:
Applicant/Agent: Mark Loper
415-567-9000
Telephone:
mloper@reubenlaw.com
E-Mail:

PROJECT DESCRIPTION
The project proposes to demolish two, currently-vacant commercial buildings and to construct a four-story,
mixed-use building with 17 dwelling units and approximately 5,000 gsf of ground-floor commercial space atop
of a basement garage.
Section 134(a)(1) of the Planning Code requires a minimum rear yard of 15 feet for the subject property. The
project proposes new construction on the subject property, with a portion of the new building (approximately 27
feet and 6 inches wide) encroaching to the rear property line; therefore, a variance is required.
Section 136(c)(2) of the Planning Code allows permitted obstructions (bay windows) to extend over streets
and alleys by 2 feet for the subject property, provided that such projections meet certain requirements for
dimensions and separation. The project proposes new construction on the subject property, with bay windows
at the second, third, and fourth floors. The bay windows on the second and fourth floors project over the publicright-of-way along the Bay and Powell Street frontages, but do not comply with these requirements; therefore,
a variance is required.
Section 140 of the Planning Code requires that at least one room in each dwelling unit must face directly on
a public street, alley, or side yard at least 25 feet in width, or a rear yard meeting the requirements of the Code.
The project proposes new construction on the subject property, with 14 of the 17 dwelling units meeting the
requirements of Section 140. Three of the proposed units face an inner court that does not meet these
requirements; therefore a variance is required.

ADDITIONAL INFORMATION
FOR MORE INFORMATION, PLEASE CONTACT PLANNING DEPARTMENT STAFF:
Planner: Nicholas Foster
Telephone: 415-575-9167 Mail: Nicholas.Foster@sfgov.org
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the
Planning Departments website at: http://sf-planning.org/ftp/files/notice/2013.0341V.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
Building Permit Application #2015.08.10.3804 is associated 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, Room 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 (UPN) Project. The format of this Public Hearing notice was developed through the UPN
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 UPN Project or the format of this notice, please visit our website at
http://upn.sfplanning.org for more information.

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

LOT 034

LOT 001
STAIR
ROOF HATCH

MERGE LOTS
INTO SINGLE
PARCEL

POWELL STREET

BAY STREET

(N) MIXED-USE BUILDING

4 STORIES OVER BASEMENT

FLAT ROOF - TYP

EXHAUST
SHAFTS TYP
PERIMETER
PARAPET - TYP
ELEVATOR
PENTHOUSE

ADJACENT
BUILDING
49' +/- HEIGHT

BOILER
PENTHOUSE

ADJACENT BUILDING
41' +/- HEIGHT

COURTYARD
25% REQUIRED

VEHICULAR
ACCESS

ADJACENT BUILDING
26' +/- HEIGHT

SITE PLAN & ROOF PLAN

1/16" = 1'-0"

BUS STOP
LOT 034

LOT 001
STAIR
ROOF HATCH

MERGE LOTS
INTO SINGLE
PARCEL

(N) MIXED-USE BUILDING

4 STORIES OVER BASEMENT

FLAT ROOF - TYP

EXHAUST
SHAFTS TYP

SITE
PERIMETER
PARAPET - TYP

ELEVATOR
PENTHOUSE

ADJACENT
BUILDING
49' +/- HEIGHT

BOILER
PENTHOUSE

ADJACENT BUILDING
41' +/- HEIGHT

BLOCK PLAN
1/128" = 1'-0"

COURTYARD
25% REQUIRED

ADJACENT BUILDING
26' +/- HEIGHT

VEHICULAR
ACCESS

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

4
ACCESS
VAN
3

10

11
COMPACT

ELEV
LOBBY

12(15)
COMPACT

RESIDENTIAL GARAGE
14 PARKING SPACES
INCLUDING 1 ADA VAN

ELEV

REST.
TRASH

VALVES
RESIDENTIAL
TRASH

14 + 4 = 18 RESI.BIKES.
18 CLASS 1 BIKES

ACCESS
AISLE
3

STACKER OPTION
AT SPACES 12, 13 & 14

UP
STAIR 1

13(16)
COMPACT

14(17)
COMPACT

UP
STAIR 3

AUTO RAMP
STORAGE

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

7 CLASS 2
BIKE PARKING
RESTAURANT
AND
1 CLASS 2
BIKE PARKING
RESIDENTIAL
ENTRY

SIGNAGE

DN

ENTRY
FF: 0'-0"

DN
DN

DN
UP
STAIR 1

ACCESSIBLE ENTRY BY TENANT CONFIGURATIONS SHOWN DASHED

FOR REFERENCE ONLY

1 CLASS 1
BIKE PARKING
RESTAURANT

RESIDENTIAL
LOBBY

RESTAURANT
(OCCUPANCY A2)
4861 occupied sq. ft.
ELEV

DN

UP
STAIR 2

FF: -1'-6"
OCCUPIED FLOOR AREA
PER SFPC 102.10
GAS
STAIR 3
DN

AUTO RAMP

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

BEDROOM

LIVING / DINING

BEDROOM

LIVING / DINING

BEDROOM

LIVING / DINING

BEDROOM

LIVING / DINING

UP

1B - A2

1B - A1

1B - A1

1B - A1

DN
STAIR 1

594 nsf

573 nsf

573 nsf

607 nsf

KITCHEN

KITCHEN

KITCHEN

KITCHEN

UP
STAIR 2
DN

CORRIDOR

ELEV

INNER COURT
M. BEDROOM

OPEN SPACE
1730 SF
MIN. REQ.= 25% of 6874.9
= 1718.73 sf

KITCHEN

1B - B
742 nsf

BEDROOM
DINING

LIVING

KITCHEN

2B - A
BEDROOM

869 nsf
LIVING / DINING

DECK
P.U.O.S.

GARDEN

DECK
P.U.O.S.

OUTER COURT

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

BEDROOM

LIVING / DINING

UP
DN
STAIR 1

BEDROOM

LIVING / DINING

BEDROOM

LIVING / DINING

BEDROOM

LIVING / DINING

1B - A2

1B - A1

1B - A1

1B - A1

590 nsf

569 nsf

569 nsf

596 nsf

KITCHEN

KITCHEN

KITCHEN

KITCHEN

UP
STAIR 2
DN

CORRIDOR

ELEV
M. BEDROOM
KITCHEN

1B - B
750 nsf

BEDROOM
DINING

LIVING

2B - A
BEDROOM

BALC

KITCHEN

880 nsf
LIVING / DINING

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

BEDROOM

LIVING / DINING

M. BEDROOM

M. BEDROOM

LIVING / DINING

BEDROOM

BEDROOM

LIVING / DINING

UP DN

2B - B - REV

2B - B

1B - A1

STAIR 1

892nsf

872 nsf

607 nsf

KITCHEN

KITCHEN

KITCHEN

CORRIDOR

UP
DN
STAIR 2

ELEV.
M. BEDROOM
KITCHEN

1B - B
748 nsf

BEDROOM
DINING

LIVING

2B - A
881 nsf
BEDROOM

BALC

KITCHEN

LIVING / DINING

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

PROPERTY LINE

PROPERTY LINE

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

PROPERTY LINE

PROPERTY LINE

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

PROPERTY LINE

PROPERTY LINE

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ADJACENT BUILDING

ADJACENT BUILDING

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ROOF HATCH
SHIPS LADDER

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

PROPERTY LINE

PROPERTY LINE

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

PERMITTED
PROJECTION

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

ian birchall and associates

251 south van ness ave, suite 300
san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

SOUTHWEST CORNER - SUBJECT PROPERTY

NORTHWEST CORNER

ian birchall and associates

SOUTHEAST CORNER

NORTHEAST CORNER

251 south van ness ave, suite 300

san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall

Yalenn Company/
Trust for Children of Henry Wong
Real Estate Investments
PO Box 391656
Mountain View, CA 94039
415.812.7233
hyhwong@gmail.com

BAY STREET - SUBJECT PROPERTY

BAY STREET - ADJACENT PROPERTY

ian birchall and associates

POWELL STREET - ADJACENT PROPERTY

POWELL STREET - SUBJECT PROPERTY

251 south van ness ave, suite 300

san francisco, ca 94103
t: 415.512.9660 f: 415.512.9663
www.ibadesign.com

project contact: Ian Birchall