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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,
July 27, 2011
Session Begins at 9:30 A.M.
Public
Hearing
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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.sfplanning.org.
|
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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 the date, time, and place listed on the first page of this
Calendar.
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.
REAR YARD VARIANCE SOUGHT:
The proposed project is to add a detached one-story garage with a usable roof
deck on the west side of the corner property, accessed from 25th
Street. The proposed new garage would replace the existing concrete parking
slab and retaining wall. A new gate is also proposed along the 25th
Street property line.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to
maintain a rear yard of approximately 45 feet. The existing building encroaches
approximately 15 feet into the required rear yard; the proposed addition of a
detached garage would further encroach into the required rear yard by 6 feet and
result in a rear yard of 6 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/2011.0556V.pdf
(CHRISTINE LAMORENA)
2.
2011.0668V: 2541 CALIFORNIA
STREET,
Lot 031 in Assessor's Block 0655 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
all existing bays at the rear of the four-story over basement eight-unit
building and infill a portion of the existing interior light court located
towards the rear of the building. The project also includes infilling two
lightwells at the ground level, constructing a horizontal addition at the ground
level (approximately 10 feet deep by 35 feet wide), and constructing new
exterior stairs and decks at the rear of the building.
PER SECTION 134
OF THE PLANNING CODE
when reducing the rear yard requirement by averaging in a RH-2 Zoning District,
the last 10 feet of the permitted building depth is limited to a height of 30
feet. The subject property has a required rear yard of 34 feet below a height of
30 feet and a required rear yard of 44 feet for the area above a height of 30
feet. A portion of the proposed exterior stairs and 4th story decks above 30
feet would encroach approximately 2-10 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/2011.0668V.pdf
(ERICA JACKSON)
3.
2011.0466V: 518 ANDERSON STREET,
Lot 004 in Assessor's Block 5723 in a RH-1 (Residential, House, Single-Family)
Zoning District, the Bernal Heights Special Use District, and a 40-X Height and
Bulk District.
REAR YARD VARIANCE SOUGHT:
The proposal is to
demolish and replace the existing rear stairs and legalize an existing 65 square
foot sunroom on the second floor.
PER SECTION
242(e)(2) OF THE PLANNING CODE
the subject property is required to maintain a required rear yard of 35 percent
of lot depth. The subject lot is 70 feet deep and the required rear yard is 24.5
feet. The existing building encroaches approximately 5.5 feet into the required
rear yard, leaving a rear yard of approximately 19 feet. The proposed rear
stairs will encroach approximately 9 feet into the required rear yard, leaving a
rear yard of 15.5 feet. The existing sunroom encroaches approximately 12.5 feet
into the required rear yard, leaving a rear yard of approximately 12 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/2011.0466V.pdf
B. REGULAR CALENDAR
REAR YARD AND
NON-COMPLYING STRUCTURE VARIANCES SOUGHT:
The proposal is to
relocate a two-story exterior staircase that is currently located approximately
10’ from the rear property line on the north side of the rear courtyard
to the rear property line at the south side of the rear courtyard at the
rear of the 5-story, 7-unit residential building. The proposal also
includes a new firewall at the rear property line for the proposed staircase.
This Variance modifies a previous Variance granted on 7/21/2010, Case
#2010.0221V, which is currently under construction.
PER SECTION 134 OF
THE PLANNING CODE,
the subject property is
required to maintain a rear yard that measures approximately 18.5’ in depth.
Currently the existing structure covers almost the entire lot. The proposed
staircase would be located entirely within the required rear yard.
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 elevations of the proposed project are available on the
Planning Department’s website at:
http://sf-planning.org/ftp/files/notice/2011.0483V.pdf
(COREY TEAGUE)
5.
2011.0396V: 701-705 FLORIDA STREET,
Lot 015 in Assessor's Block 4081 in a RH-2 (Residential, House, Two-Family)
Zoning District and a 65-X Height and Bulk District.
LOT WIDTH (LOT SPLIT) VARIANCE SOUGHT:
The existing lot contains two separate residential buildings that front Florida
Street. The proposal is to subdivide Lot 015 into two lots, each containing one
residential building. The resulting lot containing 701 Florida Street would be
24 feet wide and approximately 1,800 square feet. The resulting lot containing
703-705 Florida Street would be 26 feet wide and approximately 1,950 square
feet.
PER SECTION
121(d)(2) OF THE PLANNING CODE
the proposed new lots must have a minimum width of 25 feet. The proposed lot
containing 701 Florida Street will have a width of only 24 feet; therefore, the
project requires a variance from the lot width requirement (Section 121(d)(2))
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/2011.0396V.pdf
(CHRISTINE LAMORENA)
6.
2011.0514V: 2872 PINE STREET,
Lot 016 in Assessor's Block 1029 in a RH-2 (Residential, House, Two-Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD & NONCOMPLYING STRUCTURE: The proposal is to construct a 2nd
story horizontal addition, approximately 24 feet wide by 17 feet deep set back 4
feet from the western property line, above an
existing rear portion of the two-story over garage single-family dwelling. The
project also includes raising an existing rear
deck 20 inches to a height of 4 feet above grade to align with ground floor of
the dwelling. There will be no changes to
the existing building footprint.
PER SECTION 134
OF THE PLANNING CODE
the subject property requires a rear yard area to be equivalent to 45 percent of
the total lot depth. The subject property, with a lot depth of 137.5 feet, has a
required rear yard of approximately 62 feet. The proposed rear addition would
encroach approximately 5 feet into the required rear yard while the deck would
encroach approximately 14 feet into the required rear yard.
PER SECTION 188
OF THE PLANNING CODE
a non-complying structure may be altered provided no new discrepancy is created.
The rear portion of the existing building is a non-complying structure as it was
constructed within the required rear yard area. The proposed horizontal addition
would enlarge the non-complying structure, and thus 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/2011.0514V.pdf
(RICK CRAWFORD)
7.
2010.0084V: 30 EDITH STREET,
Lot 004 in Assessor's Block 0077 in a RH-3 (Residential House, Three-Family
Dwelling) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT:
The project is a one-story vertical addition with a three-story addition to the
rear and sides.
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/2010.0084V.pdf
FRONT SETBACK, REAR YARD, NON-COMPLYING STRUCTURE VARIANCES SOUGHT:
The Project proposes to construct a partial third-story vertical addition
(penthouse), a three-story horizontal rear addition, and horizontal front
additions at the first and second-floor, and to make façade alterations to the
existing two-story-over-garage single-family dwelling. The rear of the existing
building is built at an acute angle (slanting toward the front property line),
resulting in varied building depths at each level, with the deepest portion of
the building (at the first floor) encroaching into the required rear yard. The
proposed horizontal rear additions result in a plumb or “uniform” rear building
wall.
PER SECTIONS 134 & 188 OF THE PLANNING CODE the subject property is required to
maintain a 45% rear yard of approximately 51’-4”, measured parallel to the rear
property line. The existing structure currently encroaches into the required
rear yard by approximately 2’-8” resulting in a rear yard of approximately
48’-8”. The proposed alterations would increase the
existing rear yard encroachment, resulting in a maximum encroachment of 6’-3”,
and in a minimum rear yard of approximately 45’-1”. This intensification of the
existing non-complying structure necessitates variances from the rear yard
(Section 134) and non-complying structure (Section 188) provisions of the Code.
PER SECTIONS 132 &
188 OF THE PLANNING CODE the subject property is required to maintain a 13’-4”
front setback. The existing structure currently encroaches into the front
setback by approximately 7’-7” resulting in a front setback of 7’-5”. The
proposed horizontal front alterations would increase the existing front setback
encroachment, by: (1) creating habitable space within the existing building
volume above the garage; (2) redesigning the front bay window at the main (first
floor) level; (3) enclosing a portion of the raised entrance at the main level;
and (4) constructing a horizontal front addition at the upper (second floor)
level. This intensification of the existing non-complying structure necessitates
variances from the front setback (Section 132) and non-complying structure
(Section 188) provisions 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/2010.1132V.pdf
REAR YARD VARIANCE
SOUGHT: The
subject property contains a single-family dwelling structure at the front of the
property and an accessory structure at the rear of the lot. The project is to
legalize the conversion of the rear accessory structure into a single-family
dwelling structure without meeting dwelling unit exposure requirements. The
project does not involve the enlargement of either structure on the lot.
PER SECTION
134 OF THE PLANNING CODE, the subject property is required to maintain a
rear yard of approximately 32 feet. The rear single-family dwelling proposed
for legalization is located completely within the required rear yard; therefore
legalization of the rear dwelling requires a rear yard variance.
PER SECTION 140 OF THE PLANNING CODE, a dwelling
unit is required to face a code-compliant rear yard or open area which is
unobstructed and is no less than 25 feet in every horizontal dimension. The
rear single-family dwelling structure proposed for legalization does not contain
face a code-complying rear yard or an open area that is no less than 25 feet in
every horizontal dimension; therefore legalization of the rear dwelling
requires an exposure variance.
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 single-family dwelling proposed for
legalization constitutes a non-complying structure that is located entirely
within the required rear yard; therefore legalization of the rear dwelling
requires a non-complying structure 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/2011.0102V.pdf
(BEN FU)
REAR YARD VARIANCE SOUGHT:
The proposal is to create a fifth dwelling unit on the ground floor of an
existing four-unit building. There will be no building expansion.
PLANNING CODE
SECTION 140
requires windows of at
least one room that meet the 120-squarefoot minimum floor area requirement in
each dwelling unit in any use district to face directly on an open area of a
public street, public alley, side yard of at least 25’-0” in depth, or a rear
yard meeting the requirements of the Planning Code.
The project proposes the addition of a fifth dwelling unit in a building that
does not comply with the rear yard requirement of the Planning Code. The minimum
rear yard requirement for the subject property is 20’-0”, where only a 15’-0”
deep rear yard exists. The new unit faces onto a non-complying rear yard;
therefore, a Variance for dwelling unit exposure 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/2011.0519V.pdf
(MELISSA LAVALLEY)
11.
2011.0180V: 964 EDDY STREET,
Lot 007 in Assessor’s Block 0737 in a RM-4 (Mixed Residential, Apartments and
Houses, High Density) Zoning District and a 80-B Height and Bulk District.
PARKING IN FRONT YARD SETBACK VARIANCE SOUGHT:
The proposal is to construct an unenclosed parking space in the front yard
setback of the existing 2-story, single-family residence. The subject property
is designated as City Landmark #112. The Historic Preservation Commission
granted a Certificate of Appropriateness for the proposed project on April 20,
2011.
PER SECTION
132(f) OF THE PLANNING CODE
the subject property is required to maintain a front yard setback of
approximately 5 feet. Section 132(f) provides further that no motor vehicle may
be parked or stored in such setback area. The proposed parking space, which
would be approximately 20 feet deep, would be located within this required front
setback area and would partially replace an existing combined retaining wall and
wrought iron railing that exceeds six feet in height as allowed in Planning Code
Section 136(c)(16).
PER SECTION 142
OF THE PLANNING CODE
off-street parking shall be screened from view and confined by solid building
walls. The proposed parking space would be unenclosed with a partially
transparent gate at the street.
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/2011.0180V.pdf
(KEVIN GUY)
12.
2007.0966V: 1600 - 1612 MARKET
STREET,
Lot 001 in Assessor's Block 0854 in the Neighborhood Commercial Transit-3
District and the 85-X Height and Bulk District
BAY WINDOWS AND REAR YARD MODIFICATION VARIANCES SOUGHT:
The proposal is to
demolish an existing one-story commercial building, and construct a new
six-story building containing 24 below-market rate dwelling units with
approximately 3,770 square feet of ground floor retail space.
PER SECTION 134
OF THE PLANNING CODE
the subject property is required to maintain a rear yard equal to 25 percent of
the depth of the lot. The project proposes a "V"-shaped building with a
courtyard at the second level situated toward the interior of the lot. The
configuration of this courtyard does not meet the requirements for a rear yard
pursuant to the Code; therefore the project requires a modification of the rear
yard requirements per Section 134(e) of the Planning Code.
PER SECTION
136(c)(2) OF THE PLANNING CODE
buildings may
include bay windows which project over the public right-of-way, provided that
such windows meet certain requirements for dimensions and separation. The
project proposes several planes which project over the public-right-of way along
the Market, Franklin, and Page Street frontages, but do not comply with these
requirements; therefore, the project requires a variance from the bay window
requirements of Section 136(c) 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/2007.0966V.pdf
(BEN FU)
13.
2011.0304V: 147 ANDOVER STREET,
Lot 024 in Assessor’s Block 5647 in a RH-1 (Residential, House, Two-Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT:
The proposal is to (1)
remodel the interior, (2) raise the roof at the rear by 3’-0” in height, and (3)
construct a new rear deck and stair on the existing single-family dwelling.
Planning Code
Section 242(e)(2)
requires all lots
of 70 feet or less in depth in RH-1 districts to have a minimum rear yard depth
equal to 35 percent of the total depth of the lot in which the building is
located. The project proposes a new rear building wall and rear stair and deck
that intrude into the required rear yard without providing the required offset
within the otherwise permitted coverage in the rear yard. The required rear yard
is 24’-6”; the existing rear yard is 22’-8”. The proposed rear stair and deck
encroach an additional 7’-6” into the rear yard, leaving a proposed rear yard of
15’-2. Therefore, a Variance for rear yard is required.
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/2011.0304V.pdf
(ELIZABETH
WATTY)
14.
2011.0630V: 3074 PACIFIC
AVENUE, Lot 008G in Assessor’s Block 0964 in a RH-1(D) [Residential,
House, One-Family (Detached)] Zoning District and a 40-X Height and Bulk
District.
REAR YARD, NON-COMPLYING STRUCTURE, AND SIDE YARD VARIANCES SOUGHT: The
proposal includes the construction of a one-story addition above the one-story
rear portion of the single-family dwelling (the front of the house is two
stories, the rear is one-story). Although the addition will not increase the
existing height of the building or the overall building depth, it will be
located within the required side and rear yard, necessitating the granting of
side yard, rear yard, and non-complying structure variances.
PER SECTION 133 OF THE PLANNING CODE the Subject Property is required to
maintain two side yards, each of 3’-0”. The existing single-family dwelling
spans the full width of the lot, encroaching into both side yards. The proposed
addition will be located above the one-story portion of the single-family
dwelling, spanning the full width of the lot, and will also encroach into both
side yards. This 3’-0” encroachment into both required side yards necessitates a
side yard variance, pursuant to Planning Code Section 133.
PER SECTIONS 134 AND 188 OF THE PLANNING CODE the Subject Property is required
to maintain a rear yard of approximately 26’-0”, measured parallel to the rear
property line. The existing single-family dwelling encroaches into the required
rear yard, extending to within approximately 15’-0” of the rear property line
(an 11’-0” encroachment into the rear yard). The proposed addition will be
located above the existing one-story portion of the dwelling, resulting in a
two-story tall structure for all portions of the dwelling. This addition will
result in the same encroachment into the rear yard as the existing structure
(11’-0”), but intensifies this rear yard encroachment by being one-story taller
than the existing one-story encroachment. This volumetric expansion of the
existing 11’-0” encroachment into the required rear yard necessitates rear yard
and non-complying structure variances, pursuant to Planning Code Sections 134
and 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/2011.0630V.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
