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, OCTOBER 28, 2009
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 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, October 28, 2009, 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.
(CECILIA JAROSLAWSKY)
1. 2009.0873V: 227 VICENTE STREET, the proposal is to fill in the rear westerly portion of a 2-story, single-family dwelling approximately 10 feet towards the rear property line and 10 feet to the side property line, not to exceed the existing pop-out structure. The project includes a six-foot wide by six-foot deep rear deck along the east side of the non-complying structure.
PER SECTIONS 134 AND 188 OF THE PLANNING CODE a rear yard of approximately 16 feet is required where 8 feet is proposed, therefore, the project requires a variance from the rear yard requirement (Section 134) and enlargement to a non-complying structure (Section 188) of the Planning Code.
PER SECTION 311 OF THE PLANNING CODE a separate 30-day notification will be completed for the building permit application associated with this project to property owners and occupants within 150 feet of the subject property.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department's website at:
www.sfgov.org/site/uploadedfiles/planning/Public_Records/Variances/2009.0873V.pdf
(ADRIAN PUTRA)
2. 2009.0059V 619 NORIEGA STREET, the proposal is to construct a detached rear deck setback approximately 5 feet away from the rear property line and located within the required rear yard area. The proposed rear deck is approximately 11 feet wide, 10.5 feet deep, and has maximum height of 9.5 feet above grade.
PER SECTION 134 OF THE PLANNING CODE the subject property maintains a rear setback of approximately 25 feet. The proposed detached deck structure will encroach completely within the required rear setback area; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 311 OF THE PLANNING CODE the building permit application associated with this project requires notification to property owners and occupants within 150 feet of the subject property. Notification required under Planning Code Section 311 has been conducted under a separate notice.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department's website at:
www.sfgov.org/site/uploadedfiles/planning/Public_Records/Variances/2009.0059V.pdf
(RICK CRAWFORD)
3. 2009.0751V 53 OCTAVIA STREET, The proposal is to construct access stairs to the roof that will partially in-fill a light well. The stairs will be internal to the building and will not be visible above the existing roof parapet and will not increase the height of the building.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 25 feet. The proposed partial in-fill of the light well will place approximately 33 square feet of building area within the required rear yard and, even though the building covers the full lot this in-fill is within the required rear yard; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department's website at:
www.sfgov.org/site/uploadedfiles/planning/Public_Records/Variances/2009.0751V.pdf
(AARON HOLLISTER)
4. 2007.1180V 229 OAK STREET/ 124 LILY STREET, The subject lot is a through lot with frontages on Oak and Lily Streets and contains two buildings. The proposal is to subdivide the subject lot into two lots (with each lot containing one building) and one lot fronting Oak Street and one lot fronting Lily Street. No construction or physical expansion of the existing structures is proposed under this application.
PER SECTION 121(e) OF THE PLANNING CODE the proposed lots are required to have a minimum lot size of 2,500 square feet. The proposed lot fronting Oak Street will be approximately 1,640 square feet while the proposed lot fronting Lily Street will be approximately 1,360 square feet. Therefore, the project requires a variance from the minimum lot size requirement (Section121 (e)) of the Planning Code.
PER SECTION 134 OF THE PLANNING CODE the proposed lots are required to maintain a rear yard of 25% of lot depth at the lowest story containing a dwelling unit and at each succeeding level of the building. The proposed lot fronting Oak Street requires a rear yard of approximately 16 feet, while the proposed lot fronting Lily Street requires a rear yard of approximately 15 feet. Each proposed lot would have a rear yard of approximately 9 feet, 6 inches. Therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department's website at:
www.sfgov.org/site/uploadedfiles/planning/Public_Records/Variances/2007.1180V.pdf
B. REGULAR CALENDAR
(SHELLEY CALTAGIRONE)
5. 2009.0480V 27 RICO WAY. The proposal is to construct a two-story horizontal addition at the rear of the subject building, expanding into the open space along the sides and beneath the existing second floor level sun room, a portion of which will be removed. The proposal also includes construction of a third floor addition that does not require a variance from the Planning Code.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 25 feet. The building currently extends approximately 4 feet, 6 inches into the required rear yard. The proposed addition would also extend approximately 4 feet, 6 inches into the required rear yard to match the depth of the existing rear wall, leaving a rear yard depth of approximately 20 feet, 6 inches. Therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department's website at:
www.sfgov.org/site/uploadedfiles/planning/Public_Records/Variances/2009.0480V.pdf
(ADRIAN PUTRA)
6. 2009.0805V 4341 – 4345 19TH STREET, the proposal is to legalize and reconfigure to building code standards an existing rear deck and staircase structure setback approximately 15 feet away from the rear property line.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 21.5 feet. The proposed rear deck and staircase structure would encroach approximately 6.5 feet into the required rear yard and result in a rear yard of 15 feet; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department's website at:
www.sfgov.org/site/uploadedfiles/planning/Public_Records/Variances/2009.0805V.pdf
(MICHAEL SMITH)
7. 2009.0492V: 4347-4349 17TH STREET, the proposal is to construct a 3-story vertical addition over the detached garage located at the property's Corbett Avenue frontage. The project would relocate one dwelling unit from the building on 17th Street to the subject building. A 25-foot yard would be located between the buildings.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 47 feet measured from the Corbett Ave. frontage. The proposed rear addition would extend to the rear property line, encroaching approximately 47 feet into the required rear yard; therefore, the project requires a variance from the rear yard requirements of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE a noncomplying structure cannot be enlarged in a manner that increases the degree of noncompliance. The project proposes to enlarge the existing garage located in the required rear yard thus the expansion is contrary to section 188 of the Code.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department's website at:
www.sfgov.org/site/uploadedfiles/planning/Public_Records/Variances/2009.0492V.pdf
(TOM WANG)
8. 2009.0842V: 967 14TH STREET, the subject proposal includes (1) the replacement of an existing second floor rear deck with a new deck and spiral stairway to grade, (2) the addition of a first floor rear deck in a building notch along the west side lot line and (3) the replacement in kind of an existing first floor rear stairway along the east side lot line.
SECTION 134(a)(2) OF THE PLANNING CODE requires a rear yard depth of 51 feet 9 inches, measured from the rear property line, for the subject lot. The proposed second floor deck and spiral stairway would encroach 20 feet into the required rear yard to within approximately 32 feet of the rear property line. The proposed first floor deck would encroach 5 feet into the required rear yard to within approximately 47 of the rear property line. The proposed first floor stairway would encroach 8 feet into the required rear yard to within approximately 44 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 second floor deck and first floor stairway, which already extend into the required rear yard, are considered noncomplying structures. Therefore, the proposed second floor deck with a spiral stairway and the first floor stairway would both result in the reconstruction of noncomplying structures.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department's website at:
www.sfgov.org/site/uploadedfiles/planning/Public_Records/Variances/2009.0842V.pdf
(COREY TEAGUE)
9. 2008.0311V: 340 SOUTH VAN NESS AVENUE, the proposal is to legalize a rear addition to the building, legalize a 3rd dwelling unit in the building, add a rooftop deck, and update the font façade.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 20 feet. The rear addition to be legalized encroaches upon the entire required rear yard and results in no rear yard for half of the property width; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 140 OF THE PLANNING CODE each dwelling unit must face a public street, public alley at least 25 feet in width, side yard at least 25 feet in width, or code complying rear yard. The proposed ground floor dwelling unit fronts a noncomplying rear yard; therefore, the project requires a variance from the exposure requirement (Section 140) of the Planning Code.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department's website at:
www.sfgov.org/site/uploadedfiles/planning/Public_Records/Variances/2008.0311V.pdf
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:
(1) respond to statements made or questions posed by members of the public; or
(2) request staff to report back on a matter at a subsequent meeting; or
(3) direct staff to place the item on a future agenda. (Government Code Section 54954.2(a))
ADJOURNMENT
