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, May 26, 2010
Session Begins at 9:30 A.M.
Public Hearing
Lawrence Badiner, Zoning Administrator
Eva Atijera-Taylor, 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, May 26, 2010, 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. 2010.0246V: 31 URANUS TERRACE, Lot 031 in Assessor’s Block 2654 in a RH-2
(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
PARKING VARIANCE SOUGHT: The proposal is to add one dwelling unit to a single-family structure without the required on-site parking space. The proposal would add a kitchen to existing residential space, thus creating a new unit. No physical expansion of the building is proposed.
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/2010.0246V.pdf
(ADRIAN PUTRA)
2. 2010.0289V: 2755 OCEAN AVENUE, Lot 009B in Assessor's Block 7219 in a RH-1(D)
(Residential, House, One-Family, Detached) Zoning District and a 40-X Height and Bulk District.
SIDE YARD, REAR YARD, AND EXPANSION OF NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The subject property is an existing non-complying, two-story single-family dwelling. The project is a one-story, horizontal side addition to extend an existing two-door garage door entry by a maximum of 5.5 feet towards Ocean Avenue.
PER SECTION 133 OF THE PLANNING CODE the subject property is required to maintain a side yard of at least 4 feet. The addition would encroach approximately 2 feet into the required rear yard, resulting in a side yard of 2 feet; therefore, the project requires a variance from the side yard requirement of 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 addition would encroach approximately 8 feet into the required rear yard and result in a rear yard of 17 feet; therefore, the project requires a variance from the rear yard requirement of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE, a non-complying structure can be altered provided that there is no new or increased discrepancy at any level between existing conditions on the lot and the required standards of the Planning Code. The dwelling constitutes a non-complying structure from the side yard requirement with an existing side yard setback of 2 feet, where 4 feet is required. Also, the dwelling constitutes a non-complying structure from the rear yard requirement with an existing rear yard of 17 feet, where 25 feet is required.
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/2010.0289V.pdf
B. REGULAR CALENDAR
(AARON STARR)
3. 2010.0159V: 628 LAKE STREET, Lot 020 in Assessor’s Block 1351 in a RM-2
(Residential, Mixed, Moderate Density) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct an approximately 13’ wide, two-story rear horizontal addition at the east side property line. The ground (first) floor will extend approximately 19’ into the rear yard and the second floor will extend approximately 8.5’ into the rear yard. The proposal also includes a deck above the extended ground floor and spiral staircase to access the rear yard from the deck.
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/2010.0159V.pdf
(ADRIAN PUTRA)
4. 2010/.0089V: 48 NEWTON STREET, Lot 019 in Assessor's Block 0516 in a RH-1
(Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The subject property is a two-story single-family dwelling. The project is to legalize the as-built condition of a two-story rear extension that exceeded the approved scope of work of Building Permit Application (BPA) #2008.09.09.1073. Under BPA #2008.09.09.1073, the two-story rear extension was approved to be setback approximately 25 feet from the rear property line. However, the rear extension was built setback approximately 23.5 from the rear property line.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 25 feet. The rear extension proposed for legalization encroaches approximately 1.5 feet into the required rear yard and results in a rear yard of 23.5 feet; therefore, the project requires a variance from the rear yard requirement of the Planning Code.
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/2010.0089V.pdf
(BEN FU)
5. 2010.0196V: 23 PORTER STREET, Lot 012 in Assessor's Block 5808 in a RH-2
(Residential, House, Two-Family) Zoning District, Bernal Heights Special Use District and a 40-X Height and Bulk District.
REAR YARD AND OFF-STREET PARKING VARIANCE SOUGHT: The proposal is to construct a new one-story vertical addition on top of the existing rear one-story portion of a single-family dwelling.
PLANNING CODE SECTION 242(E)(2) requires a rear yard for a lot located in the RH-2 District. The required minimum rear yard at the subject property is approximately 21’-0” at all levels. The existing building encroaches approximately 10’-0” into the required rear yard, leaving a rear yard of approximately 11’-0”. The proposal adds one floor above the existing one-story rear extension but maintains the existing rear yard depth.
PLANNING CODE SECTION 242(E)(4) requires two of off-street parking spaces for projects with usable floor area between 1,301 to 2,250 square feet. Each space must be independently accessible and allow maneuvering space. The project proposes a usable floor area of approximately 1,580 square feet; therefore, two spaces are required. Only one off-street parking space exists and no additional spaces are proposed.
PER PLANNING CODE SECTION 188, a non-complying structure is prohibited from intensification or increase in discrepancy at any level. The existing building is a non-complying structure in terms of rear yard. The proposed addition enlarges the existing non-complying building envelope. Therefore, the project requires a Variance from the rear yard and off-street parking requirements.
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/2010.0196V.pdf
(ERIKA JACKSON)
6. 2008.1029V: 687 MOULTRIE STREET, Lot 016 in Assessor’s Block 5723 in a RH-1
(Residential, House, Single-Family) Zoning District, a 40-X Height and Bulk District, and the Bernal Heights Special Use District.
REAR YARD AND MASS REDUCTION VARIANCE SOUGHT: The proposal is to demolish and reconstruct a single car garage located in the front yard of an existing single family residence on a corner lot. The garage will be replaced with a new two car garage with living area on the second floor and a connection to the existing two-story single family residence. The project also includes a horizontal addition on the ground floor with a new second story deck.
PER SECTION 242(e)(2) OF THE PLANNING CODE the subject property is required to maintain a minimum rear yard depth equal to 35 percent of the total depth of the lot for lots that have a depth of 70 feet or less. The existing single family residence and the proposed horizontal addition encroach into the required rear yard of 24 feet 6 inches. An equivalent amount of rear yard is currently provided in the center of the lot. The proposal would further encroach into the rear yard and would reduce the amount of equivalent rear yard space. Therefore, the project requires a variance from the rear yard requirement (Section 242(e)(2)) of the Planning Code.
PER SECTION 242(e)(3) OF THE PLANNING CODE the subject property is required to subtract 650 square feet of usable floor area from the maximum building envelope. The proposed project results in a mass reduction calculation of 260 square feet. Therefore, the project requires a variance from the mass reduction requirement (Section 242(e)(3)) of the Planning Code.
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/2008.1029V.pdf
(GLENN CABREROS)
7. 2010.0242V: 2311 SCOTT STREET, Lot 040 in Assessor's Block 0979 in a RM-1
(Residential Mixed Low-Density) District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to construct a one-story deck and stairs along the rear facade of the existing three-story, four-unit condominium building to provide access from the lower level dwelling unit to the rear yard area.
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/2010.0242V.pdf
(SHELLEY CALTAGIRONE)
8. 2007.1496V: 890 GROVE STREET, Lot 019 in Assessor's Block 0797 in a RH-3
(Residential, House, Three-Family) Zoning District and a 50-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to construct a one-story vertical addition at the roof of the existing two-story-over basement, 21-unit tourist hotel building (d.b.a. “The Grove Inn”). The proposed addition will measure approximately 31’ wide x 42’ deep and rise approximately 9’ above the top of the existing parapet wall. The flat-roofed addition will be set back approximately 15’ from the south façade, 7’ from the west façade, and 5’ from the north façade. An elevator shaft will be installed at the rear (east) wall of the building to serve all floors.
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/2007.1486V.pdf
(ELIZABETH WATTY)
9. 2007.1098V: 285 LOWELL STREET, Lot 013E in Assessor's Block 6489 in an RH-1
(Single Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to legalize the construction of a one-story deck, staircase, and corrugated vinyl roof, located at the rear of the existing single-family dwelling that was built without the benefit of permit.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 19’-6”. The deck encroaches approximately 2’-6”into the required rear yard and results in a rear yard of 17’-0”; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
This project is being re-noticed due to an error in the previous notification.
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/2007.1098V.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
