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, January 26, 2011
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, January 26, 2011, 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.
(TOM WANG)
1. 2010.0995V: 218 WAWONA STREET, Lot 003 in Assessor’s Block 2932 in a
RH-1(D) (Residential, House, One-Family, Detached Dwelling) District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposed work for the existing two-story, single-family dwelling is to construct a two-story addition to fill in a northeast building notch. The proposed two-story addition would contain a stairway to provide an interior connection between the ground and second floors.
Section 134 (a) (1) of the Planning Code requires a minimum rear yard depth of 15 feet, measured from the rear property line, for the subject lot. The proposed two-story addition would encroach 7 feet into the required rear yard to within 8 feet 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 two-story addition 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/2010.0995V.pdf
(ERIKA JACKSON)
REAR YARD AND MASS REDUCTION VARIANCES SOUGHT: The proposal is to remove the existing rear staircase and fill in a two story notch in the rear resulting in the addition of 50 square feet to an existing single family dwelling. The proposed project will create a new interior connection between floors.
PER SECTION 242(e)(2) 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. The existing building already intrudes into the required rear yard, leaving a rear yard of 10.5 feet. The addition will be located within the required rear yard; however, the location of the rear building wall will not change. Therefore, this project requires a rear yard variance.
PER SECTION 242(e) (3) OF THE PLANNING CODE the subject property is required to delete 650 square feet of usable floor area from the exterior of the building. The existing building encroaches into the rear yard and does not meet the mass reduction requirement. The proposal will add square footage to the existing building. Therefore, this project requires a mass reduction variance.
PER SECTION 188 OF THE PLANNING CODE the intensification of any discrepancy in the requirements of the Planning Code is prohibited. Therefore, the alteration of the existing nonconforming structure requires a variance from Section 188 of the Planning Code as it does not comply with Planning Code Sections 242(e)(2) and 242(e)(3).
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/2010.0995V.pdf
B. REGULAR CALENDAR
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to add a 1-story, 6’ wide by 21’ long horizontal addition at the rear, west side of the second floor of the single family house where a deck currently exists. There is no change in the building’s footprint under this proposal.
PER SECTION 133 OF THE PLANNING CODE the subject property is required to maintain a side yard of 3’ at each side property line. The proposed addition will encroach approximately 2’ into the west side yard setback.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 19’. The proposed addition would encroach approximately 14’ into the required rear yard and result in a rear yard of 5’.
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 and side yards. 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/2010.0847V.pdf
(MICHAEL SMITH)
REAR YARD VARIANCE SOUGHT: The proposal is to construct a roof deck and extend the existing rear stairs to the roof for deck access. The roof deck will measure 585 square-feet and be set back from the edges of the building with a glass guardrail.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 15 feet measured from the rear property line. The proposed stair addition would add 13’-6” to the height of the stairs, measured to the railing, and encroach approximately 10 feet into the required rear yard.
PER SECTION 188 OF THE PLANNING CODE the existing rear stair 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.
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/2010.0921V.pdf.
(KEVIN GUY)
5. 2010.0813V: 1346 LEAVENWORTH STREET, Lot 012 in Assessor’s Block 0215 in a
RM-3 (Residential, Mixed, Medium Density) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to demolish the existing rear deck and stairs and construct a new upper-story deck with an exterior closet below and a spiral staircase accessing the third floor of an existing three-story building containing two dwelling units.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 22 feet in depth. The proposed deck, closet, and staircase would be built at the northeast portion of the property within the rear yard, resulting in a rear yard of zero 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/2010.0813V.pdf
(BEN FU)
SETBACK, REAR YARD, AND PARKING VARIANCES SOUGHT: The proposal is to construct front and rear horizontal additions to the existing single-family dwelling.
PLANNING CODE SECTION 132 requires a setback to the average of the two adjacent front setbacks. The subject property has a required setback of 7’-0”. The existing building encroaches into the setback by 4’-0”, leaving a setback of 3’-0”. Although no deeper than the existing front building wall, the proposed trellis, carport gate, and proposed parking encroach into the required setback area.
PLANNING CODE SECTION 134(a) (2) requires a rear yard for the subject property. The required minimum rear yard at the subject property is 36’-0” at all levels. The existing rear yard is approximately 38’-0”. The proposed 12’-0” rear building extension encroaches approximately 10’-0” into the required rear yard, leaving a rear yard of approximately 26’-0”.
PLANNING CODE SECTION 242(e) (4) set forth the parking requirements. Two off-street parking spaces are required for construction with usable floor area between 1,301 to 2,250 square feet. The total usable floor area proposed with the addition would be approximately 1,320 square feet. No spaces currently exist and one is proposed.
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/2010.1173V.pdf
(ADRIAN PUTRA)
REAR YARD VARIANCE SOUGHT: The project is for interior alterations to create a second dwelling unit at the first floor level without providing a new off-street parking space. The project does not involve any enlargement to the existing building.
PER SECTION 151 OF THE PLANNING CODE the subject property is required to maintain one off-street parking space for each dwelling unit. The subject building currently contains one dwelling unit with no off-street parking spaces. The proposal is to add another dwelling unit at the first floor level of the subject building, while not providing an off-street parking space for the new dwelling unit, thereby resulting in a two-unit building with no off-street parking spaces.
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/2010.0832V.pdf.
(SHELLEY CALTAGIRONE)
8. 2010.1036V: 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.
FRONT SETBACK VARIANCE SOUGHT: The proposal is to increase the height of the projecting bay at the front façade of the three-story-over-basement, single-family house by approximately 4.5 feet. The bay would retain the width of 17.5 feet and window openings would be added to the currently blank projecting wall.
PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback area of 3 feet in depth. Planning Code Section 136(c)(2) permits bay windows of certain dimensions within this required setback area. The existing projecting bay exceeds the allowed area for a bay window by approximately 16 square feet. Therefore, extending the bay vertically in its current non-complying configuration requires a variance from Planning Code Section 132.
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 front setback area. Therefore, the proposed expansion of the projecting bay at the third floor level would be contrary to Planning Code 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/2010.1036V.pdf
(AARON STARR)
9. 2010.0804V: 2949-B PACIFIC AVENUE, Lot 024 in Assessor's Block 0976 in a RM-2 (Residential, Mixed, Moderate Density) Zoning District and a 40-X Height and Bulk District.
PARKING VARIANCE SOUGHT: The proposal is to legalize an existing studio unit added without permit at the rear of the ground floor of the 3-story-over-basement, 3-unit residential building.
PER SECTION 140 OF THE PLANNING CODE each unit in the subject building is required to have a window with exposure onto a street or alleyway, or a Code-complying rear yard. The proposed unit would have exposure onto a non-complying rear yard.
PER SECTION 151 OF THE PLANNING CODE the subject property is required to provide one off-street parking space per residential unit. The proposal does not include a new parking space for the unit proposed to be legalized. The existing building has 3 existing parking spaces.
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/2010.0804V.pdf
(MICHAEL SMITH)
REAR YARD VARIANCE SOUGHT: The proposal is legalize the conversion of the detached garage at the rear of the property to a single-family dwelling unit without proper open space and without off-street parking. The proposed dwelling would measure approximately 644 square-feet and have one bedroom and one bath.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 45 feet measured from the rear property line. The proposed dwelling unit would be located within the existing detached garage structure that extends to the rear property line, encroaching approximately 45 feet into the required rear yard.
PER SECTION 135 OF THE PLANNING CODE requires a minimum of 100 square-feet of usable open space for dwelling units within a RM-1 District. Furthermore, the Code has exposure requirements for open space. The project would provide the requisite open space located within the courtyard between the buildings but it would not meet the exposure requirements.
PER SECTION 151 OF THE PLANNING CODE each new dwelling unit within the RM-1 District is required to have one off-street parking space. The proposed dwelling would not provide off-street parking.
PER SECTION 188 OF THE PLANNING CODE the existing detached garage structure is legal non-complying because it already encroaches into the required rear yard. Section 188 of the Code prohibits the alteration of non-complying structures in a manner that would intensify their use.
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/2010.0287V.pdf
(KEVIN GUY)
11. 2007.1156V: 350 LINDEN STREET, Lot 069 in Assessor's Block 0817 in a Hayes-Gough Neighborhood Commercial Transit Zoning District and a 40-X Height and Bulk District.
REAR YARD MODIFICATION VARIANCE SOUGHT: The proposal is to construct a new four-story over basement building containing six dwelling units, three off-street parking spaces, and approximately 1,300 square feet of ground-floor retail uses.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 30 feet in depth at the second story and above. The proposed building would be built out to the front and rear property lines, with an interior courtyard constructed in the center of the property; therefore, the project requires a modification of rear yard requirements for a property within an NC District, pursuant to Section 134(e) 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/2007.1156V.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
