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, August 25, 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, August 25, 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.
(SARA VELLVE)
1. 2010.0241V: 55 LAUREL STREET, Lot 002 in Assessor's Block 0971 in a RH-1
(Residential, House, Single-Family) Zoning District and a 40-X Height and Bulk District.
EXPANSION OF NON-COMPLYING BUILDING VARIANCE SOUGHT: The proposal is to construct a four-foot-wide stair leading from grade to a proposed deck on the garage roof. The garage, which is a separate structure at the rear of the lot, would be reinforced and strengthened, but not expanded. The stair would be located on the west side of the existing garage.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 32 feet from the rear property line. The proposed stair would encroach approximately 27 feet into the minimum required rear yard and result in a rear yard of 5 feet; however, would not exceed the garage depth from north to south.
SECTION 188 OF THE PLANNING CODE prohibits the expansion of a non-complying structure or unit. Because the entire garage structure currently encroaches into the required rear yard, it is considered a legal, non-complying structure. Therefore, the proposed stair is contrary to Section 188.
ARCHITECTURAL PLANS: The site plan and elevation of the proposed project are NOT AVAILABLE at this time. Once available, you may access it on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0241V.pdf
(EDGAR OROPEZA)
2. 2010.0421V: 2412 -2420 – 18THSTREET, Lot 014A in Assessor's Block 4013 in a RH-2
(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
MINIMUM LOT AREA VARIANCE SOUGHT: The project proposes a lot subdivision creating two lots out of one lot.
PER SECTION 121 OF THE PLANNING CODE, the minimum lot area for the subject property is 1,750 square feet. The subject project proposes two lots: Lot 1 is proposed to be 25 by 112.50 for a total of 2,812.5 square feet and Lot 2 is proposed to be 25 by 62.50 for a total of 1,562.5 square feet. Therefore, lot two requires a variance from the minimum lot area requirements 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/2010.0421V.pdf
(GLENN CABREROS)
3. 2010.0487V: 130 18TH AVENUE, Lot 001 in Assessor's Block 1377 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 for one-story rear and side horizontal additions at the ground floor level of the three-story, single-family residence and reconstruction of an existing rear deck and stairs within the required rear yard area.
SECTION 134 OF THE PLANNING CODE requires the subject property to maintain a rear yard of approximately 54 feet. Section 136 allows for a two-story structure (“permitted obstruction”) to project 12 feet into the required rear yard area with two 5-foot side setbacks.
The rear and side horizontal additions are proposed within the two-story permitted obstruction allowed under Section 136; however the existing rear deck and stairs proposed to be reconstructed as part of the project would exceed the 12-foot depth permitted to extend into the required rear by 3 feet and only 3-foot side setbacks are proposed on both sides of the deck and stairs where 5-foot side setbacks are required.
ARCHITECTURAL PLANS: The site plan and elevation of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0487V.pdf
B. REGULAR CALENDAR
(MARY WOODS)
4. 2010.0278V: 3335 BUCHANAN STREET, Lot 027 in Assessor's Block 0493 in a RH-3
(Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to make the following changes at the rear of the 3-story, 2-unit building: (1) construct a one-car garage with deck above (approximately 18.6 feet deep by 21 feet wide by 9 feet tall), and (2) construct a new exterior staircase from the third level to the new roof deck. The new garage structure would fully cover the existing rear yard and would be accessed from Magnolia Street.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of approximately 21 feet. The garage addition would extend to the rear property line, leaving no rear yard. The proposed exterior stairs would be on the roof of the garage, and also be within the required rear yard.
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 garage addition and new stairs from the third level to the new roof deck would be contrary to Section 188.
ARCHITECTURAL PLANS: The site plan and elevation of the proposed project are NOT AVAILABLE at this time as they are being revised. Once available, you may access it on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0278V.pdf.
(ERIKA JACKSON)
5. 2007.0389V: 228 RAYMOND AVENUE, Lot 010 in Assessor's Block 6239 in an RH-1
(Residential, House, Single-Family) Zoning District and a 40-X Height and Bulk District.
FRONT SETBACK VARIANCE SOUGHT: The proposal is to construct a two-story horizontal addition in front of the existing dwelling on the lot. The addition will extend to the front property line and will not provide a front setback. The existing building setback is approximately 30.5 feet.
PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback established from the average the two front setbacks on adjacent lots. The subject property requires a front setback of approximately 9.5 feet. No front setback is proposed.
ARCHITECTURAL PLANS: The site plan and elevation of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2007.0389V.pdf
(ELIZABETH WATTY)
6. 2010.0330V: 2621 DIAMOND STREET, Lot 058 in Assessor's Block 6729 in an RH-1 (Residential, House, Single-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a one-story horizontal addition – located below grade – at the rear of the existing single-family dwelling.
PER SECTION 134 and 188 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 16’-6”, measured parallel to the rear property line. The existing structure currently encroaches into the required rear yard by 5’-6”. The proposed rear addition would encroach into the required rear yard by 6’-6”, resulting in a minimum rear yard of 3’-6”. The project, therefore, requires variances from the rear yard (Section 134) and non-complying structure (Section 188) provisions 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/2010.0330V.pdf
(SHARON LAI)
7. 2010.0363V: 309 JERSEY STREET, Lot 041 in Assessor's Block 6538 in a RH-2
(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a second floor vertical addition and a 2-story horizontal rear expansion to an existing, 1-story over basement, single family home. The proposed 2-story horizontal rear expansion will be located partially within the required rear yard. The second floor expansion will be located above the existing rear non-complying extension, and is setback 18 feet from the existing rear building wall.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 45%, approximately 51 feet. The proposed rear addition would encroach approximately 6 feet, 6 inches 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 subject property is required to maintain a rear yard of 51 feet, where 27 feet is currently provided. The existing residence extends within the required rear yard by 24 feet for 1-story. The proposal is to construct above the existing non-complying structure; therefore, the project requires a variance from the non-complying structure requirement (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/2010.0363V.pdf
(SHELLEY CALTAGIRONE)
8. 2010.0602V: 2841 DIVISADERO STREET, Lot 004 in Assessor's Block 0951 in a RH-1
(Residential, House, Single-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a deck within the rear yard of the three-story, single-family house. The deck would measure 10 feet deep by 18.5 feet wide with a 48-inch tall glass guardrail and would be cantilevered from the second story approximately 20 feet above grade.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 25 feet. The proposed rear deck would be located entirely within the required rear yard, resulting in a rear yard of approximately 15 feet.
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/2010.0602V.pdf
(EDGAR OROPEZA)
9. 2010.0467V: 161-165 NEWMAN STREET, Lot 028 in Assessor's Block 5708 in a RH-2
(Residential, House, Single-Family) Zoning District and a 40-X Height and Bulk District.
MINIMUM LOT AREA, REAR YARD DEPTH AND USABLE OPEN SPACE VARIANCES SOUGHT: The project proposal is to subdivide Lot 028, in Assessor’s Block 5708 into two individual lots. The resulting lots would already be improved with a single-family dwelling on each of the proposed lots. Additionally, the project proposes the demolition of an existing stairway at 161 Newman Street with reconstruction in a different configuration as shown on the architectural plans.
SECTION 121 OF THE PLANNING CODE requires that all properties in the RH-2 Zoning District contain no less than 1,750 square feet of lot area. In this case the total lot area for 161 Newman Street would be approximately 1,100 square feet and 165 Newman Street would be approximately 1,550 square feet.
SECTION 242 OF THE PLANNING CODE states that the minimum rear yard depth shall be equal to 45 percent of the total depth of the lot on which the building is located. In this case, the rear yard for 161 Newman Street would be approximately 4’-6’’ feet deep and the rear yard for 165 Newman Street would be approximately 5’-0’’ feet deep.
SECTION 135 OF THE PLANNING CODE requires usable open space be provided for each dwelling unit within the RH-2 Districts. The existing courtyard of approximately 96 square feet is shared by both dwelling structures and does not meet the minimum dimensions required to be credited as usable open space.
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/2010.0467V.pdf
(BEN FU)
10. 2010.0329V: 1148 SHOTWELL STREET, Lot 006 in Assessor's Block 6526 in a RH-3
(Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a rear horizontal addition, add a second driveway, and expand the existing garage on the existing two-story with attic, single-family dwelling.
PLANNING CODE SECTION 134(a) (2) requires a rear yard for a lot located in the RH-3 District. The required minimum rear yard at the subject property is approximately 47’-0” at all levels. The existing building partially encroaches approximately 17’-0” into the required rear yard, leaving a rear yard of approximately 30’-0”. The proposed rear deck / stair and rear building extension further encroach approximately 6’-0” into the required rear yard, leaving a rear yard of approximately 24’-0”. Therefore, the project requires a Variance from the rear yard requirement.
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.
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/2010.0329V.pdf
(RICK CRAWFORD)
11. 2010.0608V: 1221 JONES STREET, Lot 036 in Assessor's block 0220 in a RM-4
(Residential Mixed, High Density) Zoning District and a 65-A Height and Bulk District.
CANOPY OBSTRUCTION VARIANCE SOUGHT: Request under Planning Code Section 136 to allow a canopy over an entry door to project 6 feet into the right of way where a projection of 3 feet is permitted.
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/2010.0608V.pdf
(MICHAEL SMITH)
12. 2010.0387V: 76 DIAMOND STREET, Lot 013 in Assessor's Block 2649 in a RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
FRONT SETBACK VARIANCE SOUGHT: The proposal is to reconfigure the front stairs and construct a garage within the front setback. The garage would be placed beneath the front stairs and extend to the front property line.
PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback of approximately seven-feet. The proposed garage addition would extend to the front property line, encroaching seven-feet into the required open 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/2010.0387V.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
