December 10, 2008
PLANNING DEPARTMENT
CITY AND COUNTY OF
SAN FRANCISCO
Notice of Hearing on Application
For Zoning Variance
CITY HALL - Room 408
1 Dr. Carlton B. Goodlett Place
Wednesday, DECEMBER 10, 2008
Session Begins at 9:30 A.M.
Public Hearing
Lawrence Badiner, Zoning Administrator
Sonya Banks, Recording Secretary
Notice is hereby given to the general public and to owners of the subject property and other property within 300 feet that an application for variance under the Planning Code as described below has been filed with the Zoning Administrator.
Any remaining questions concerning this application review process may be answered by the Planning Information Center at (415) 558-6377.
Variance Calendars are available on the Internet at http://www.ci.sf.ca.us/planning/variance.htm.
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ZONING ADMINISTRATOR
NOTICE OF HEARING ON
APPLICATION FOR ZONING VARIANCE
Notice is hereby given to the general public and to owners of the subject property and other property within 300 feet that an application for variance under the City Planning Code as
described below has been filed with the Zoning Administrator and will be considered at a PUBLIC HEARING to be held on Wednesday, December 10, 2008, City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408 as follows:
9:30 A.M.
A. CONSENT CALENDAR
All items listed hereunder constitute a Consent Calendar and are considered to be routine by the Zoning Administrator. There will be no separate discussion of these items unless a member of the public so requests, in which case the matter shall be removed from the Consent Calendar and considered as a separate item at this time or at a future hearing.
(MICHAEL SMITH)
Rear Yard Variance: The proposal is to construct a two-story horizontal addition at the rear of the building. The addition would measure 3'-6 in depth, 7'-4 in width, and 18'-9 in height.
Section 134 of the Planning Code requires a minimum rear yard depth of approximately 21-feet measured from the rear property line. The proposed addition would extend to within approximately 17-feet of the rear property, encroaching 4-feet into the required rear yard.
Section 188 of the Planning Code prohibits the expansion of a noncomplying structure in a manner that would increase the degree of noncompliance. Because the rear portion of the building already encroaches approximately one-foot into the required rear yard, it is a legal noncomplying structure. Therefore constructing an addition that would further encroach into the required rear yard is contrary to section 188 of the Code.
(SOPHIE MIDDLEBROOK)
Section 121 of the Planning Code requires that the minimum lot area within the RH-2 Zoning Districts be 2,500 square feet. The existing, single lot measures approximately 3,690 square feet. With the proposed lot split, the rear lot would measure approximately 2,430 square feet, and the front lot would measure approximately 1,260 square feet.
Section 134 of the Planning code requires a rear yard that measures 45% of the depth of the lot. In 2007, Variance 2006.0336V granted permission for the expansion of the existing non-conforming structure at the rear of the subject lot, and the construction of a new structure at the front of the lot while maintaining a clear 34' open courtyard between the two structures and a 4' wide side setback from the north property line. With the proposed lot split, the front lot will maintain a rear yard that measures approximately 15' in length, or 28% of the length of the lot.
(TOM WANG)
Rear Yard Variance: The proposal is for the removal of the first and second floor decks and the construction of an in-kind replacement of both decks, at the rear of the existing two-story over garage, two-family dwelling. A stairway would also be proposed to connect the first floor deck to the rear yard.
Section 134 (c)(1) of the Planning Code requires a rear yard of approximately 29 feet, measured from the rear property line, for the subject lot. Both of the replacement decks and the new stairway would encroach 6 feet into the required rear yard to within approximately 23 feet of the rear property line.
Section 188 of the Planning Code prohibits the reconstruction after demolition of a noncomplying structure except in full conformity with its requirements. The existing decks and stairs, which are already within the required rear yard, are considered legal, noncomplying structures. Therefore, the proposed decks would result in the reconstruction of noncomplying structures.
B. REGULAR CALENDAR
(CHRISTINE LAMORENA)
Off-Street Parking Variance: The proposal is to legalize the creation of a second dwelling unit on the ground floor of the three story, single-family dwelling without an off-street parking space.
Section 151 of the Planning Code requires one full-size parking space for each newly created dwelling unit. No off-street parking space is proposed for the proposed second dwelling unit.
(MICHAEL SMITH)
Rear Yard Variance: The proposal is to construct a one-story vertical addition on a single-family dwelling. The addition would be set back nine-feet from the rear building wall with a roof deck within the setback area. The proposal includes enlarging the existing third floor deck at the rear of the building and adding stairs to connect it to the deck below.
Section 134 of the Planning Code requires a minimum rear yard depth of 15-feet measured from and parallel to the rear property line. The proposed addition would extend to within approximately 12-feet of the rear property, encroaching 3-feet into the required rear yard. The proposed deck expansion would extend to within one-foot of the rear property, encroaching 14-feet into the required rear yard.
Section 188 of the Planning Code prohibits the enlargement of a noncomplying building in a manner that would increase the degree on nonconformance. Because the rear portion of the building and the attached decks already encroach as much as 9-feet and 14-feet respectively into the required rear yard, it is a legal noncomplying structure. Therefore their enlargement in height and depth respectively are contrary to section 188 of the Code.
(ADRIAN PUTRA)
Rear Yard Variance: The proposal is to demolish and rebuild in-kind, an existing one-story storage structure, which is located within the required rear yard area of the subject property. The existing storage structure located within the required rear yard, has a building footprint of approximately 525 square-feet (21 feet by 25 feet), and a maximum height of approximately 11 feet above grade.
Section 134 of the Planning Code requires that the subject property maintains a rear yard of approximately 52 feet in lot depth. The existing storage structure which is to be demolished and rebuilt in-kind is located within this required rear yard.
Section 136(a)(G)(23) of the Planning Code allows structures commonly used in gardening activities, such as greenhouses and sheds for storage of garden tools, if no more than eight feet in height above grade and covering no more than 100 square feet of land.
(ADRIAN PUTRA)
Rear Yard and Dwelling Unit Exposure Variances: The subject property contains a single-family house that fronts on Douglass Street and has an authorized use as a two-unit residential house. The project is to construct a new single-family house at the rear of the subject property to act as a replacement dwelling unit for the dwelling unit that was removed without a permit from the existing building. The proposed single-family dwelling will be located at the rear of the subject property and will be approximately 21 feet deep, 25 feet wide, and will have a height of 15 feet above grade.
Section 134 of the Planning Code requires in the situation where there is a legally existing dwelling at the front and rear of the subject lot that the minimum yard depth between the two buildings is 25 percent of the subject lot depth or 15 feet, whichever is greater. Construction of the proposed single-family house will result in a minimum yard depth of approximately 17.5 feet between dwellings units on the subject property, where 25 feet is required.
Section 140 of the Planning Code requires each dwelling unit to have windows face directly on an unobstructed open area that is no less than 25 feet in every horizontal dimension. The proposed single-family house to be placed at the rear of the subject property faces an open area that is approximately 17.5 feet in depth where 25 feet is required.
(TIM FRYE)
8. 2008.1113V: 1001 CALIFORNIA STREET, southwest corner of California and Mason Streets, Assessor's Block, 0254, Lot 080. The subject property is within an RM-4 (Residential, Mixed) District with a 65-A Height and Bulk District and within the Nob Hill Special Use District.
Public Comment:
At this time, members of the public may address the Zoning Administrator on items of interest to the public that are within the subject matter jurisdiction of the Zoning Administrator except agenda items. With respect to agenda items, your opportunity to address the Zoning Administrator will be afforded when the item is reached in the meeting. Each member of the public may address the Zoning Administrator for up to three minutes.
The Zoning Administrator will not take action on any item not appearing on the posted agenda, including those items raised at public comment. In response to public comment, the Zoning Administrator may:
- respond to statements made or questions posed by members of the public; or
- request staff to report back on a matter at a subsequent meeting; or
- direct staff to place the item on a future agenda. (Government Code Section 54954.2(a))
ADJOURNMENT
