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, July 28, 2010
Session Begins at 9:30 A.M.
Public Hearing
Scott F. Sanchez, Acting 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, July 28, 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.
(PILAR LAVALLEY)
1. 2010.0404V: 17 - 28th STREET,on the south side of 28th Street, between Dolores and Guerrero Streets; Lot 046 in Assessor’s Block 6616 in an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposed work includes:(1) in-fill of a southwest building notch to allow expansion of the existing second floor kitchen nook; (2) increase of the current ceiling height at the kitchen nook to match the ceiling height at the kitchen; and (3) removal of an existing second floor deck and stairway and construction of a new second floor deck with a spiral stairway connecting to grade.
SECTION 134 (c)(4)(B) OF THE PLANNING CODE requires the subject property to maintain a minimum rear yard depth of 15 feet, measured form the rear property line. The proposed kitchen nook expansion would encroach 15 feet into the required rear yard up to the rear property line. The proposed new second floor deck with a spiral stairway connecting to grade would encroach 10 feet into the required rear yard to within 5 feet of the rear property line.
SECTION 188 OF THE PLANNING CODE prohibits enlargements, alterations and reconstruction of a non-complying structure except in full conformity with its requirements. The existing kitchen nook and the second floor deck and stairway, which already extend into the required rear yard, are considered non-complying structures. Therefore, the proposed expansion of the kitchen nook and increase of its ceiling height would result in the enlargement of a non-complying structure and the proposed replacement of the second floor deck and stairway with a new deck and stairway would result in the reconstruction of non-complying structures.
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/2010.0404V.pdf
(PILAR LAVALLEY)
2. 2010.0443V: 963 HAMPSHIRE STREET, Lot027 in Assessor's Block 4142 in RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to remove an existing enclosed porch that projects into the required rear yard and to construct a horizontal rear addition in same footprint and envelope as the existing porch at the rear of the existing single-family dwelling.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 39.5 feet. The removal and reconstruction of the existing legally non-conforming rear addition would encroach approximately 7.5 feet into the required rear yard and result in a rear yard of 32 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: http://sf-planning.org/ftp/files/notice/2010.0443V.pdf
(GLENN CABREROS)
3. 2010.0460V: 2527-2531 WASHINGTON STREET,Lot 029 in Assessor's Block 0611 in a RH-2 District and a 40-X Height and Bulk District.
REAR YARD, NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to remove and reconstruct portions of the rear of the existing three-story, two-unit building resulting in a reduction of the overall building depth. The scope of the project includes relocation of one of the existing dwelling units into the ground floor behind the garage area.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a 45-percent rear yard depth of approximately 58 feet. The existing rear yard is 19 feet deep. The proposed rear yard would measure 25 feet.
PER SECTION 140 each dwelling unit must face a public street, alley at least 25 feet in width, side yard at least 25 feet in width or Code-complying rear yard. The proposed ground floor unit would face a 25-foot deep rear yard, but not a Code-complying rear yard.
PER SECTION 188 the existing structure is a non-complying structure that may be altered provided no new discrepancy would be created. As approximately the last 39 feet of the structure projects into the required rear yard area, the property is a non-complying structure. The proposal would project 33 feet into the required rear yard and a new discrepancy (although more Code compliant) would be created. The project would be contrary to Section 188.
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/2010.0460V.pdf
B. REGULAR CALENDAR
(MARY WOODS)
4. 2010.022V: 2539 CLAY STREET, APT. 2, Lot061 in Assessor's Block 0630 in a RH-2
(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD & NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to replace the existing second level deck (approximately 5 feet deep by 25 feet wide) with a new deck (approximately 8 feet deep by 25 feet wide) and addition of stairs at the rear of the 3-story, 6-unit building. Upon completion, the new stairs would be approximately 3 feet from the rear property line.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of approximately 32 feet. The existing building already extends approximately 14 feet into the required rear yard; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE, the expansion, intensification or change in use of a non-complying structure is prohibited. Because the existing building already encroaches into the required rear yard, it is considered a legal, non-complying structure. The proposed deck expansion and new stairs from the second level to the ground level would be contrary to Section 188.
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/2010.0225V.pdf
(PILAR LAVALLEY)
5. 2008.0689V: 472-474 CONNECTICUT STREET, Lot008 in Assessor's Block 4068 in an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a horizontal rear addition at the second story in the area of an existing deck and construct a two-story deck with spiral stair at the rear of the two-family dwelling. The addition and deck would be within the required rear yard. The addition would not extend beyond the existing rear wall while the
spiral stair would extend an additional 5.5 feet. The new deck will be setback 3.5 feet from the north side property line.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 43 feet. The building is non-conforming as it extends approximately 9 feet into the required rear yard resulting in a rear yard of 34.5 feet. The new addition, deck and spiral stair would encroach approximately 14 feet into the required rear yard and result in a rear yard of 29 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: http://sf-planning.org/ftp/files/notice/2008.0689V.pdf
(ERIKA JACKSON)
6. 2010.0231V: 2207 – 25th STREET, Lot023 in Assessor’s Block 4282A in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD, EXPOSURE, PARKING, NON-CONFORMING STRUCTURE: The proposal is to legalize an existing structure containing one dwelling unit in the rear yard. No physical construction is proposed as part of the project. The structure is approximately 415 square feet.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a minimum rear yard depth equal to 45 percent of the total depth of the lot or 45 feet. The existing structure is located completely within the required rear yard. However, there is a yard between the 2 buildings measuring 22’-9” by 25’-0”. Therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 140 OF THE PLANNING CODE the subject dwelling unit is required to have at least one room that is at least 120 square feet that faces one of the following open areas: a public street or alley of at least 25 feet in width, a code complying rear yard, or an inner court measuring at least 25 feet in every direction. The proposed second unit does not meet this requirement.
PER SECTION 151 OF THE PLANNING CODE one off-street parking space is required for each dwelling unit. There is one existing off-street parking space for the existing single-family residence. With the addition of a second dwelling unit, the parking requirement for this project is two off-street parking spaces. No additional parking spaces are proposed by this project. Therefore a parking variance is sought for one parking space.
PER SECTION 188 OF THE PLANNING CODE the intensification of any discrepancy in the requirements of the Planning Code is prohibited. Therefore, the legalization of the existing nonconforming structure requires a variance from Section 188 of the Planning Code as it does not comply with Planning Code Sections 134, 140, and 151.
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/2010.0231V.pdf
(SHARON LAI)
7. 2010.0268V: 4636 19TH STREET, Lot 027 in Assessor’s Block 2700 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a new detached garage with roof deck on a through lot. The new garage will front on Thorp Lane and be located within the required rear yard. Other improvements include the installation of new stairs and retaining walls along the west side property line; and the construction of a single story horizontal rear expansion of the existing dwelling fronting on 19th Street, that is within the allowed buildable envelope.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 41 feet. The proposed detached garage structure and roof deck would be located entirely within the required rear yard, measuring 21 feet deep by 25 feet wide by 13 feet 6 inches tall. A distance of 27 feet would remain between the dwelling unit and the detached garage structure as the rear yard. This 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: http://sf-planning.org/ftp/files/notice/2010.0268V.pdf
(MARY WOODS)
8. 2010.0498V: 2766 GREEN STREET, Lot059 in Assessor's Block 0950 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to add a new first/ground level deck, a new second level balcony and in-fill below a second level bay window at the rear of the 4-story, 3-unit building. The existing exterior rear stairs at the first level will remain.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of approximately 62 feet. The existing building already extends approximately 4 feet into the required rear yard; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE, the expansion, intensification or change in use of a non-complying structure is prohibited. Because the existing building already encroaches into the required rear yard, it is considered a legal, non-complying structure. The proposed new rear additions would be contrary to Section 188.
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/2010.0498V.pdf
(AARON STARR)
9. 2010.0358V: 1974 FILBERT AVENUE,Lot 019 in Assessor's Block 0518 in an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to construct a second floor balcony and exterior staircase at the rear of the four-story, single-family dwelling. The floor of the proposed balcony would be 9’ above grade. The balcony would project 4’ from the rear wall and the stairs would project 12’ from the rear wall.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 42.25 feet. The proposed balcony and stairs would be located entirely within the required rear yard and within 27.5’ of the rear yard line.
PER SECTION 188(a) OF THE PLANNING CODE non-complying structures are not permitted to be expanded. The existing building is considered a legal non-complying structure because portions of the building already encroach into the required rear yard. Therefore, the proposed expansion would be contrary to Section 188 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/2010.0358V.pdf
(AARON STARR)
10. 2008.1273V: 25 BALBOA STREET, Lot 051 in Assessor's Block 1643 in an 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 14.5’ deep rear 4-story addition and an additional 10’ deep rear 3-story addition; a 1-story vertical addition; alter the roof line at the rear of the building; and increase the dwelling unit count from one to two at the existing two-story-over-garage, single-family house.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 38’. The proposed rear addition encroaches approximately 12’ into the rear yard; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code. The proposed addition will be within 25’ of the rear property line.
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/2008.1273V.pdf
(SHELLEY CALTAGIRONE)
11. 2010.0411V: 1621-1623 GOLDEN GATE AVENUE, Lot033 in Assessor's Block 1155 in a RM-1 (Residential, Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE: The proposal is to infill the area beneath the existing second-story sun porch and to replace the existing stair and second-story deck, both located in the rear yard of the two-story, two-family dwelling.
PER SECTION 134 OF THE PLANNING CODE, the subject 110-foot deep property is required to maintain a rear yeard of approximately 49.5 feet. The proposed infill and replacement stair and deck would be located entirely within the required rear yard, resulting in a rear yard of approximately 13 feet.
PER SECTION 188 OF THE PLANNING CODE, expansion of a non-complying structure is prohibited. The existing building is considered a legal non-complying structure because portions of it already encroach into the required rear yard. Therefore, the proposed infill at the first floor level and the construction of a new stair and deck in the rear yard would be contrary to Section 188.
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/2010.0411V.pdf
C. 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
