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, November 17, 2010
Session Begins at 9:30 A.M.
Public Hearing
Scott F. Sanchez, 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, November 17, 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 HOLLISTER)
DWELLING UNIT EXPOSURE VARIANCE SOUGHT: The proposal is to add a third residential dwelling unit to the existing two-unit building. The new dwelling unit would be added within the existing building envelope at the first floor and would face onto the rear yard area of the subject property. No physical expansion of the structure on the project site is proposed under this application.
PER SECTION 140 OF THE PLANNING CODE the new dwelling unit must have exposure onto a public right-of-way at least 25 feet in width, a Code-compliant rear yard or an inner courtyard meeting Code-required dimensions. The new dwelling unit would have exposure onto a rear-yard area, but the rear yard area is not considered Code-compliant.
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/2010.0780V.pdf
REAR YARD VARIANCE SOUGHT: The proposal is to construct a single story horizontal rear extension that is located within the required rear yard. The existing single-family home is non-complying in that it encroaches approximately 10 feet into the required rear yard, with a deck that projects beyond the rear property-line by approximately 5 feet. The proposed expansion measures approximately 3 feet deep by 12 feet wide, to add approximately 36 square feet of habitable space and would be located under the existing deck. The project also proposes to make interior improvements at the garage level.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 15 feet, where 1 foot will be provided. The proposed ground level expansion would be located entirely within the required rear yard under the existing deck; 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 proposed expansion is located below the existing noncomplying deck, which is located within the rear yard; 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/2010.0678V.pdf
B. REGULAR CALENDAR
(TOM WANG)
REAR YARD VARIANCE SOUGHT: The proposed work at Noe Valley Ministry includes: (1) the construction of a second story addition above the existing one-story wing along the north side lot line; and (2) the addition of a bay window to the rear of the second floor with a gable roof above. The proposed work will not change the existing building footprint.
SECTION 134(C)(4)(C) OF THE PLANNING CODE requires a minimum rear yard depth of 45 feet 10 inches, measured from the rear property line, for the subject lot. The proposed second story addition above the existing one-story wing along the north side lot line would encroach 3 feet 6 inches into the required rear yard to within 42 feet 4 inches of the rear property line. The proposed bay window to the rear of the second floor with a gable roof above would encroach 41 feet 6 inches into the required rear yard to within 4 feet 4 inches of the rear property line.
SECTION 188 OF THE PLANNING CODE prohibits enlargements and alterations to a non-complying structure. Since a portion of the subject building was legally constructed within the currently required rear yard, it is considered a legal non-complying structure. The proposed second story addition and second floor bay window would result in the expansion of a non-complying structure.
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/2010.0792V.pdf
(COREY TEAGUE)
PARKING VARIANCE SOUGHT: The proposal is to revise the previously approved project under Building Permit Application No. 2007.05.21.1784 and Case No. 2007.1211D to provide two parking spaces, instead of three, for a building containing three dwelling units. The proposal will not expand or impact the proposed building envelope of the previously approved project.
PER SECTION 151 OF THE PLANNING CODE, the subject property is required to provide one off-street parking space for each dwelling unit. The previously approved proposal included three parking spaces – through the use of a car stacker – for a building with three dwelling units. The new proposal removes the car stacker and provides only two parking spaces for three dwelling units. Therefore, the project requires a variance from the parking requirements in 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/2010.0786V.pdf
(TOM WANG)
5. 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 YARD 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
(DIEGO SANCHEZ)
6. 2010.0795V: 25 COSO AVENUE, Lot 048 in Assessor's Block 5517 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 legalize an existing 110 square foot deck and stair within the required rear yard that is supported by columns and is approximately 13 feet above grade.
PER SECTION 242 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 38 feet. The proposed rear deck and stair encroach approximately 11 feet into the required rear yard and results in a rear yard of 11 feet. The project requires a variance from the rear yard requirement of the Planning Code because of this encroachment into the 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/2010.0795V.pdf
(ADRIAN PUTRA)
REAR YARD VARIANCE SOUGHT: The project site contains a single-family structure. The project is to enclose and reconfigure existing exterior stairs located at the rear of the dwelling. The project will not increase the height or building footprint of the existing dwelling.
PER SECTION 241 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 47.25 feet. The existing single-family structure encroaches approximately 22.5 feet into the required rear yard; therefore, the project requires a variance from the rear yard requirement (Section 241 – Dolores Heights Special Use District) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE a non-complying structure can 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 approximately 24.75 feet, where approximately 47.25 feet is required.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on theDepartment’s website at: http://sf-planning.org/ftp/files/notice/2010.0712V.pdf
(ADRIAN PUTRA)
REAR YARD VARIANCE SOUGHT: The subject property contains a single-family structure that is setback approximately 56 feet from the front property line. A majority of this structure is located in the required rear yard. The project is to expand an existing basement room to match the depth of the rear walls at the 1st floor level above. The project includes replacing an existing rear deck and stairs. The project will not increase the maximum height or depth of the existing single-family structure.
PER SECTION 241 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 51.5 feet. The existing single-family structure encroaches approximately 40.5 feet into the required rear yard; therefore, the project requires a variance from the rear yard requirement (Section 241 – Dolores Heights Special Use District) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE a non-complying structure can 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 approximately 11 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/2010.0800V.pdf
(GLENN CABREROS)
9. 2010.0588V: 563-565 HAIGHT STREET and 260 LAUSSAT STREET, Lot 031 in Assessor's Block 0860 in an NC-2 (Small-Scale Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District.
MINIMUM LOT AREA, REAR YARD, AND NON-COMPLYING STRUCTUREVARIANCES SOUGHT: The proposal is to split the existing through lot containing two existing buildings into two new lots each containing one building. The existing two-story, single-family residence facing Laussat Street also proposes a one-story vertical addition that would result in a three-story, single family residence. No work is proposed at the existing three-story, three-unit building that faces Haight Street.
PER PLANNING CODE SECTION 121, the required minimum lot area is 2,500 sf. The Haight Street lot proposes an area of 1,800 sf. The Laussat Street lot proposes an area of 1,200 sf.
PER PLANNING CODE SECTION 134, the proposed Haight Street lot is required to maintain a rear yard depth of 18 feet; no rear yard is proposed. The proposed Laussat Street lot is required to maintain a rear yard of 15 feet; the existing 10-foot deep rear yard would be retained. The proposed vertical addition at the Laussat Street building would occur within the existing building footprint which occupies 5 feet of the required rear yard depth.
PER PLANNING CODE SECTION 188, a non-complying structure may be altered provided no new discrepancy would be created. The rear portions of both existing buildings are non-complying structures as they were originally constructed into the required rear yard area. The proposed lot spit would create a new discrepancy on two separate lots. The proposed vertical addition would also enlarge the non-complying building at Laussat Street. The new discrepancies 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/2010.0588V.pdf
(COREY TEAGUE)
10. 2010.0615V: 62 MULLEN AVENUE, Lot 035 in Assessor's Block 5527 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 the demolish the existing the rear deck (approximately 11 feet by 11 feet) due to rotting, and replace it with a new deck in the same exact dimensions and location.
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/2010.0615V.pdf
REAR YARD VARIANCE SOUGHT: The proposals are to construct a one-story vertical addition, a rear horizontal addition, alter the front façade, and add a second dwelling unit to a single-family dwelling. At the garage level the building would extend to the rear property line. The upper floors would be partially set back from the rear property line at the northeast portion of the lot.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 15 feet. The proposed rear addition would extend the building to the rear property line, encroaching 15 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 10 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 elevations of the proposed project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2010.0598V.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
