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 27, 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, October 27, 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.
MICHAEL SMITH
1. 2010.0709V: 915-941 CAYUGA AVENUE, Lot 033 in Assessor’s Block 6954 in a combined RH-1 (Residential, House, Single-Family) and NC-3 (Neighborhood Commercial, Moderate Scale) Zoning District and a 40-X Height and Bulk District.
LOT AREA AND REAR YARD VARIANCES SOUGHT: Subdivide existing lot with two single-family dwellings and one industrial building into three lots - A - single family dwelling, B - singe family dwelling and C - industrial. Variance required for minimum lot width of parcel B (less than 25 feet).
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/2010.0709V.pdf
MICHAEL SMITH
2. 2010.0711V: 751-755 CORBETT AVENUE, Lot 017 in Assessor’s Block 2763 in a
RM-1 (Residential-Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to enlarge the existing first floor deck at the rear of the building. The deck would be extended approximately 11 feet to abut the north side property line. The proposed deck addition would not extend any deeper than the existing deck.
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/2010.0711V.pdf
SHARON LAI
3. 2010.0318V: 988-990 GUERRERO STREET, Lots 071 and 072 in Assessor's Block
3618 in an RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD, OPEN SPACE, & SCREENED PARKING VARIANCES SOUGHT: The proposed project involves adding a dwelling unit at the ground level, enclosing the existing cheek wall at the rear, and the addition of dormers at the roof level. As proposed, the project includes the addition of an above-ground parking stacker within the rear yard in order to accommodate three off-street parking spaces. The proposed project received a Certificate of Appropriateness from the Historic Preservation Commission at a public hearing held on July 21, 2010.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 15’. The proposed driveway and parking stacker are located within the required rear yard.
PER SECTION 135 OF THE PLANNING CODE each unit in the subject building is required to have 100 square feet of private open space available for use, or 399 square feet of shared open space for the three units to share.
PER SECTION 142 OF THE PLANNING CODE all off-street parking spaces are required to be screened from view by solid building walls. The existing parking spaces, and the proposed configuration with the parking stacker, are not screened from view.
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/2010.0318V.pdf
B. REGULAR CALENDAR
AARON STARR
4. 2010.0696V: 6139 CALIFORNIA STREET, Lot 041 in the Assessor’s Block 1410 in a
RH -1 (Residential, House, One Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct an approximately 6’ deep, two-story rear horizontal addition that is set back 5’ from each side property line and to demolish and reconstruct an existing third floor sunroom at the rear of the three-story, single-family house. The proposal also includes additional rear horizontal additions at the sides of the building within the permitted building envelope that do not require a variance.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 33.5 feet. The subject building already encroaches approximately 6’ into the required rear yard. The proposed rear addition would encroach an additional ±6 feet into the required rear yard and result in a rear yard of 21.5 feet.
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 elevation of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0696V.pdf
BEN FU
5. 2010.0612V: 353 MISSISSIPPI STREET, Lot 25 in Assessor’s Block 4039 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 two-story rear addition with stairs to the existing three-story, three-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 1’-0”, leaving a rear yard of approximately 39’-0”. The proposed rear addition with stairs further intensifies the discrepancy of a non-complying structure.
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 elevation of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0612V.pdf
PILAR LAVALLEY
6. 2010.0599V: 863 DE HARO STREET, Lot 102 in Assessor’s Block 4096 in a RH-2
(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND EXPANSION OF NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a one-story vertical addition, infill at rear southeast corner, and install a two-story rear deck with spiral stair, and to alter the façade.
PER SECTION 134 OF THE PLANNING CODE the subject property, with an average lot depth of 100’ from De Haro Street, is required to maintain a rear yard of approximately 45’. The existing building is legal non-complying as it extends approximately 6’ into the required rear yard.
Approximately 6’ of the horizontal rear infill will encroach into the required rear yard. The proposed infill will not encroach further than the existing building. The proposed deck and stair will encroach an additional approximately 14’ into the required rear yard and result in a rear yard of 25’; 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 or replacement of a non-complying structure is prohibited. Because a portion of the existing building already encroaches into the required rear yard, it is considered a legal non-complying structure. Therefore, the proposed expansion would be contrary to Section 188 of the Planning Code and require a variance.
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/2010.0599V.pdf
MICHAEL SMITH
7. 2010.0779V: 35 WILDER STREET, Lot 070 in Assessor’s Block 6745 in a
RH-1 (Residential, House, Single-Family) Zoning District and a 40-X Height and Bulk District.
LOT AREA VARIANCE SOUGHT: The proposal is to subdivide the lot into two lots. Lot “A” would measure 2,310 square-feet and be occupied by the exiting single-family dwelling. Lot “B” would measure 1,480 square-feet with no proposal to develop at this time.
PER SECTION 121 OF THE PLANNING CODE all newly created lots within a RH-2 Zoning District must have a minimum lot area of 2,500 square feet. The proposed lots would measure 2,310 square-feet and 1,480 square-feet respectively, including portions that are less than the minimum 25-feet in width.
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/2010.0779V.pdf
RICK CRAWFORD
8. 2010.0640V: 276 FRANCISCO STREET, Lot 015 in Assessor's Block 0039 in a RH-3
(Residential, House, Three-Family) Zoning District and a 10-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to demolish the shed roof on the rearmost 7 feet of the building and replace it with a roof that slopes up to the east. The new portion of the roof will make the eastern side wall of the building 6.5 feet taller than the existing condition. The addition encroaches into the required rear yard.
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/2010.0640.pdf
BEN FU
9. 2010.0748V: 773 RHODE ISLAND STREET,Lot 015 in Assessor's Block 0039 in a
RH-2 (Residential, House, Two-Family) Zoning District and a 10-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a new third floor vertical addition with rear deck to the existing two-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 45’-0” measured from the rear property line. The existing building already encroaches into the required rear yard by approximately 6’-0”, leaving a rear yard of approximately 39’-0”. The proposed third floor addition with deck further intensifies the discrepancy of a non-complying structure by extending an additional 6’-0”, leaving a proposed rear yard depth of 33’-0”.
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 elevation of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0748V.pdf
MICHAEL SMITH
10. 2010.0629V: 3733 21ST STREET, Lot 079 in Assessor's Block 3621 in a
RH-1 (Residential House, Single-Family) Zoning District, Dolores Heights Special Use District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a two-story rear addition. The additions would partially infill the setback at the west side of the building, increase the height at the rear of the building by 4’-11”, and increase the building depth by 4’-0”.
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 would extend to within 43’-6” of the rear property line encroaching approximately 8 feet into the required rear yard.
PER SECTION 188 OF THE PLANNING CODE the subject building is legal non-complying because it already encroaches approximately four feet 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. The project would increase the degree of noncompliance by extending the building further into the required rear yard contrary to Section 188 of the Code.
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/2010.0629V.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
