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A zoning and planning consultant well-versed in the intricacies of the Planning Code and the San Francisco General Plan can ensure that your project not only solicits Planning staff support, but that the maximum and best use of your asset is achieved. |
Zoning & Planning Issues
As a zoning consultant, Property Specialists assists clients seeking variances, conditional use authorization, discretionary review, change of use, demolition approval, unit mergers, Master Plans, and other Planning Department issues.
The Planning Department administers "the orderly use of land through adoption of General Plan policies and application of these policies and the requirements of the Planning Code and Zoning Regulations to permit approvals." This mission statement is the short story. The reality is diverse and often competing community agendas, an over-abundance of nonconforming properties, a dense city seeking more housing, and a vista-rich city protective of its views and open space.
The Planning Commission's mandate is to "adopt and maintain a comprehensive, long-term general plan for future improvement and development of the City". They examine, by discretionary
review and other
means, the soundness and validity of particular
projects. They have the authority to allow or amend certain projects
through a conditional use resolution. The Zoning Administrator
interprets the Zoning Regulations as they are applied, and may alter or amend these requirements through letters of
determination and the granting of variances.
Working with the Owner, a project architect, or solo, we will research, evaluate, negotiate, and represent your project through the entire process.
Pre-App Meetings
- research DBI and Planning files, historical files, Water Department files, and tax assessor files
- knowledgeably discuss Planning Code application and General Plan requirements for proposed project
- negotiate with Planning Department staff, and present alternative solutions when necessary
- work with project architect and recommend design changes to Owner as required
- solicit Planning staff support for proposed project
Zoning Compliance
- prepare requests for Zoning Administrator's "Letter of Determination"
- prepare applications and 311 / 312 notification packages
- conduct presentations for "Variance" approval, including support speakers
Planning Commission Approval
- prepare applications and neighborhood notification packages
- conduct presentations for "Conditional Use" approval, including support speakers
- prepare "Discretionary Review" requests or responses, including presentations before Planning Commission
Project Appeal
- manage appeals of project conditions to appropriate body
note: appeals are heard by the Board of Supervisors or the
Board of Appeals depending upon the nature of the disapproval
Historical Buildings
- work with project architect to ensure all aspects of the "California
Historical Building Code" are satisfied - prepare applications for "Request for Certificate of Appropriateness"
- present historical compliance issues to the Historic Preservation Commission if required
Institutional Master Plan
- research and prepare "Abbreviated Institutional Master Plan"
- conduct presentation of the completed IMP to Planning Commission
- confirm that copies of the IMP are available to applicable City or State agencies