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, September 22, 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, September 22, 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.
AARON STARR
1. 2010.0516V: 2695 SACRAMENTO STREET, Lot 016A in Assessor’s Block 0634 in a
RM-3 (Residential, Mixed, and Moderate Density) Zoning District and a 40-X Height and Bulk District.
PARKING VARIANCE SOUGHT: The proposal includes converting the existing ground floor commercial space into a residential unit and interior alterations. There are no proposed exterior alterations to the subject building under this proposal.
PER SECTION 151 OF THE PLANNING CODE the subject property is required to provide one off-street parking space per residential unit. The proposed conversion of the commercial space to residential unit does not include a new parking space for the proposed unit.
PER SECTION 135 OF THE PLANNING CODE the subject property is required to provide 100 sq. ft. of private open space per unit. The proposed new residential unit will have approximately 65 sq. ft. of private 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/2010.0516V.pdf
AARON STARR
2. 2010.0164V: 74 MACONDARY STREET (aka 975-979 UNION STREET), Lot 017 in
Assessor’s Block 0120 in a RM-2 (Residential, Mixed, and Moderate Density) Zoning District and a 40-X Height and Bulk District.
LOT SUBDIVISION - LOT SIZE & WIDTH, REAR YARD AND OPEN SPACE VARIANCES SOUGHT: The proposal is to subdivide the subject through lot into two lots with one lot fronting Macondray Lane and one lot fronting Union Street. The Macondray Lane lot would contain a two-unit residential structure, while the Union Street lot would contain two structures, each containing one dwelling unit. No construction or physical expansions of the structures on the project site are proposed under this application.
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/2010.0164V.pdf
B. REGULAR CALENDAR
AARON STARR
3. 2010.0454V: 64 PIERCE STREET, Lot 015 in Assessor’s Block 0865 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 remove the existing rear deck and construct a 12’ deep one-story addition at the rear of the subject property with a deck above and stairs that connect the deck to the rear yard; construct an approximately 9’ wide by 4’ deep bay window at the rear of the first floor; and approximately 20’ back from the front façade, raise the eaves of the pitched roof in order to create habitable space at the attic level. The proposal also includes enlarging a front façade window located in the pediment; widen the garage door from 7’ to 8’, and interior alterations.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 41’. The proposed rear addition including the stairs and bay window would encroach approximately 18’ feet into the required rear yard.
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/2010.0454V.pdf
ERIKA JACKSON
4. 2010.0560V: 4020 FOLSOM STREET, Lot 004 in Assessor’s Block 5726 in a RH- (Residential, House, Two-Family) Zoning District, a 40-X Height and Bulk District, and the Bernal Heights Special Use District.
REAR YARD VARIANCE SOUGHT: The proposal is to legalize the existing rear deck that extends 8 feet into the rear yard, leaving a rear yard of 10 feet. The project also includes the addition of 12 foot tall firewalls along the north and south side property lines the extension of the deck by 3 feet to the south side property line, and the replacement of the existing staircase with a spiral staircase.
PER SECTION 242 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 35 percent of lot depth for lots 70 feet or less in a Bernal Heights RH-1 District. In this case, 35 percent of lot depth would be 24.5 feet. However, this Code Section also establishes that any part of the front setback exceeding 5 feet may be applied to the amount required for satisfying the rear yard requirements provided that no part of any building be constructed within 25 percent or 15 feet (whichever is greater) of the rear property line. The front yard setback is 19.5 feet, allowing 14.5 feet to be applied to the rear yard. Therefore, the required rear yard is approximately 18.5 feet (25 percent of lot depth). The existing building already intrudes into the required rear yard, leaving a rear yard of 18 feet. The rebuilt rear deck and required firewalls extend into the required rear yard by an additional 8 feet, leaving a rear yard of 10 feet. Therefore, this project requires a rear yard variance.
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/2010.0560V.pdf
ADRIAN PUTRA
5. 2010.0586V: 471 – 29TH STREET, Lot 031 in Assessor’s Block 6631 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YEARD & NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The project is to legalize the as-built condition of an existing single-family dwelling located at the rear of the subject property. The project does not involve any alteration or enlargement to this existing rear structure.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 51.5 feet. The existing rear dwelling is located entirely within the required rear yard; therefore it requires a variance from the rear yard requirement of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE, a non-complying structure is to be altered, providing 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 rear dwelling constitutes a non-complying structure from the rear yard requirement with an existing rear yard setback of 0.5 feet, where approximately 51.5 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/2010.0586V.pdf
BEN FU
6. 2010.0444V: 1734 NEWCOMB STREET,Lot 010 in Assessor’s Block 5305 in a RH-2
(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District in the Bayview Hunters Point District.
REAR YARD, EXPOSURE, AND PARKING VARIANCES SOUGHT: The proposal is to construct a rear horizontal addition and to add a second dwelling to the existing single-family dwelling.
PLANNING CODE SECTION 134(a)(2) requires a rear yard for a lot located in the RH-2 District. The subject property has a rear yard requirement of 40’-0” measured from the rear property line. The existing building already encroaches into the required rear yard at the second level by approximately 15’-0”, leaving a rear yard of approximately 30’-0”. The proposed ground floor expansion to match the second floor building depth and new rear stairs at the second level further intensify the discrepancy of a non-complying structure.
PLANNING CODE SECTION 140 requires exposure for each dwelling unit. The project proposes the addition of a second dwelling unit in a non-complying building in terms of rear yard. The minimum rear yard requirement for the subject property is 40’-0”; the proposal results in a 30’-0” deep rear yard. The new unit (1) faces onto a non-complying rear yard, and (2) does not directly face a street.
PLANNING CODE SECTION 151 requires one off-street parking space for each dwelling unit. The project proposes the addition of a second dwelling without the required second parking.
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/2010.0444V.pdf
SHELLEY CALTAGIRONE
7. 2010.0639V: 2204 STEINER STREET, Lot 020 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 VARIANCES SOUGHT: The proposal is to expand the first floor level of the two-story, single-family house within the required rear yard. The work would infill an approximately 3.5-foot deep by 14-foot wide area beneath the second floor overhang at the rear (east) and add an approximately 19-foot deep by 5.5-foot wide area with a rood deck at the south wall. The work would result in an approximately 15-foot deep rear yard and a 5.5-foot wide setback at the north property line.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 23.5 feet. The building currently extends approximately 5 feet into the rear yard and the proposed addition would extend another 3.5 feet into the yard, resulting in a rear yard of approximately 15 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 addition 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/2010.0639V.pdf
GLENN CABREROS
8. 2010.0547V: 3319-3321 OCTAVIA STREET, Lot 022A in Assessor's Block 0471 in an
RH-3 (Residential House Three-Family) District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a 1-story addition along the north side property line including a spiral stair to the level of the rear yard at the rear of the existing 3-story, 2-unit building.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 25 feet based on averaging of the adjacent rear yards. The existing rear yard depth is 21 feet. The project would encroach approximately 9 feet into the required rear yard. The rear wall of the addition is proposed 16 feet from the rear lot line.
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 required rear yard, it is considered a legal non-complying structure. The proposed addition 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/2010.0547V.pdf
MICHAEL SMITH
9. 2010.0559V: 369 CUMBERLAND STREET, Lot 034 in Assessor’s Block 3601 in a RH-1 (Dolores SUD) Zoning District and a 40-X Height and Bulk District.
REAR YARD & NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a front addition that would infill beneath the existing front balcony, demolish and replace the detached front garage, construct a one-story vertical addition, and construct a rear addition that would partially infill the courtyard at the southwest corner of the building aligning with the rear wall of the adjacent building to the west.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 51 feet measured from the rear property line. The proposed rear addition, that in-fills the courtyard, would encroach approximately 4 feet into the required rear yard.
PER SECTION 188 OF THE PLANNING CODE the subject building is legal non-complying because it already encroaches 15’-7” into the required rear yard. Section 188 of the Code prohibits the expansion of non-complying structures in a manner that would increase the degree of noncompliance.
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/2010.0559V.pdf
TOM WANG
10. 2010.0594V: 2012 CASTRO STREET, Lot 063 in Assessor’s Block 6604 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YEARD VARIANCE SOUGHT: The proposal for the two-story over garage, single-family dwelling is to remove an existing second floor rear deck and stairway and legalize a partially construct second floor rear deck with a stairway leading to grade.
SECTION 134(C) (1) OF THE PLANNING CODE requires a minimum rear yard depth of approximately 19 feet, measured from the rear property line, for the subject lot. The proposed second floor deck with a stairway would encroach 8 feet 8 inches into the required rear yard to within 10 feet 4 inches 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/2010.0594V.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
