PLANNING DEPARTMENT
CITY AND COUNTY OF
SAN FRANCISCO
Notice of Hearing on Application
For Zoning Variance
DEPT. OF CITY PLANNING - ROOM 400
1650 Mission Street
Wednesday, August 24, 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.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.
(ERIKA JACKSON)
1. 2011.0572V: 1465 DE HARO STREET, Lot 031 in Assessor's Block 4283B in a RH-1 (Residential, House, Single-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to replace and expand the existing second floor rear deck. The replacement deck will be approximately 8 feet above grade. The proposal will not add square footage to the existing building.
PER SECTION 143 OF THE PLANNING CODE the subject property is required to maintain a required rear yard of 25 percent of lot depth. The subject lot is approximately 74 feet deep and the required rear yard is approximately 18.5 feet. The existing deck encroaches approximately 3.5 feet into the required rear yard. The proposed deck replacement will encroach an additional 2 feet into the required rear yard, leaving a rear yard of approximately 13 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/2011.0572V.pdf.
(RICHARD SUCRE)
2. 2011.0602V: 27-29 LIBERTY STREET, Lot 039 in Assessor’s Block 3608 in a RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to replace the existing non-complying rear stair with a new rear stair for a two-family dwelling. The new rear stair would have a reduced footprint in comparison to the existing rear stair.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 28 feet 9 inches, which is based upon the minimum 25% rear yard requirement. The existing building and stairs currently project into the required rear yard. The proposed rear stair would extend approximately 7 feet past the existing building and result in a rear yard of approximately 2 feet. Therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE, non-complying structures are not permitted to be expanded. The existing building is considered a legal noncomplying structure because portions of the building encroach into the required rear yard. The proposal would intensify the noncomplying structure by constructing a new rear stair, and would be contrary to Section 188. Thus, the project requires a variance from 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/2011.0602V.pdf
B. REGULAR CALENDAR
(AARON STARR)
3. 2011.0483V: 104-114 PRESIDIO AVENUE, Lot 022 in Assessor’s Block 0983 in a RH-2 (Residential, House, Two-Family Dwelling) Zoning District and a 40-X Height and Bulk District.
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
(AARON STARR)
4. 2011.0484V: 226 - 228 HAIGHT STREET, Lot 012 in Assessor's Block 0851 in a RTO (Residential Transit Oriented District) Zoning District and a 40-X Height and Bulk District.
EXPOSURE VARIANCE SOUGHT: The proposal is to add a new residential unit at the rear of the existing three-story, three-unit building and excavate at the rear of the building to provide a 132 sq. ft. patio for the new unit.
PER SECTION 140 OF THE PLANNING CODE each unit in the subject property is required to have exposure onto a street or Code-complying rear yard. The proposed new unit at the rear of the building will not have exposure onto a Code-complying rear yard; therefore a Variance 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/2011.0484V.pdf
(AARON STARR)
5. 2011.0209V: 325 BALBOA STREET, Lot 051 in Assessor's Block 1640 in a NC-2 (Neighborhood Commercial, Small Scale) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to convert the existing two-story building at the rear of the lot from a restaurant to four new residential units; and to expand the rear building by widening it by approximately 7’ so that the building extends to the west side property line.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 25 feet. The proposed rear addition would be located entirely within the required rear yard setback.
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 units will not have any open space.
PER SECTION 140 OF THE PLANNING CODE each unit on the subject property is required to have exposure onto a street or Code-complying rear yard. The proposed new units at the rear of the lot will not have exposure onto a Code-complying rear yard.
PER SECTION 188 OF THE PLANNING CODE noncomplying structures are not permitted to be expanded. The existing building is considered a legal noncomplying 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/2011.0209V.pdf.
(BEN FU)
6. 2011.0519V: 27 LEXINGTON STREET, Lot 040 in Assessor’s Block 3576 in a RTO-Mission (Residential Transit Oriented District) Zoning District and a 45-X Height and Bulk District.
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
(CHRISTINE LAMORENA)
7. 2011.0624V 1520 SHRADER STREET, Lot 019 in Assessor's Block 1290 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to extend an existing rear deck approximately 32 square feet (4 feet deep by 8 feet wide) for a total deck size of approximately 64 square feet (4 feet deep by 16 feet wide). The proposal also includes legalizing an existing exterior staircase from the existing deck to grade.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard that measures 60 feet in depth. The proposed rear deck would be located entirely within the 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 as well as the existing deck and stairs are noncomplying structures as they were constructed within the required rear yard area. The proposed deck expansion 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/2011.0624V.pdf
(DIEGO SANCHEZ)
8. 2011.0527V 3527 - 18TH STREET, Lot 001C in Assessor's Block 3588 in a RTO-Mission (Residential Transit Oriented- Mission) Zoning District and a 55-X Height and Bulk District.
OPEN SPACE VARIANCE SOUGHT: The proposal is to add two dwelling units to an existing 8 dwelling unit multi-family building.
PER SECTION 135 OF THE PLANNING CODE the subject property is required to provide a minimum of 100 square feet of private usable open space for each of the two proposed dwelling units. The existing building does not provide any Code-complying usable open space; therefore, the project requires a variance from the open space requirement (Section 135) 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/2011.0527V.pdf.
(ELIZABETH WATTY)
9. 2010.1132V: 359 CUMBERLAND STREET, Lot 036 in Assessor’s Block 3601 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.
FRONT SETBACK, REAR YARD AND 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
(GLENN CABREROS)
10. 2011.0475V: 2101-2103 SCOTT STREET, Lot 056, in Assessor’s Block 1003 in a RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is for a two-story side horizontal addition to the north side of the existing two-story, mixed use building. The project would expand the residential use of the building at the second floor and provide an enclosed ground floor parking space.
PER PLANNING CODE SECTION 134, a 15-foot deep rear yard is required for the subject property. A partial, 13-foot deep (by 28-foot wide) rear yard is provided for a portion of the lot. For the remainder of the lot width (25 feet), the existing building is constructed entirely within the rear yard area and to the rear property line.
PER PLANNING CODE SECTION 188, a noncomplying structure may be altered if no new discrepancy is created. The existing building is a noncomplying structure as portions of the structure were constructed within the required rear yard area. The portion of the project that that is proposed within the rear yard area is also within the existing building footprint; however the proposed alterations would create new discrepancies that 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/2011.0475V.pdf
(GLENN CABREROS)
11. 2011.0580V: 1650 CHESTNUT STREET, Lot 014, in Assessor’s Block 0482 in a RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD, NON-COMPLYING STRUCTURE, EXPOSURE VARIANCES SOUGHT: The proposal is to enlarge the two-story, single-family residence at the rear of the lot into a three-story, single-family residence and to construct a new four-story, two-unit building at the front of the lot.
PER PLANNING CODE SECTION 134, approximately 62 feet (45% of the lot depth) is required for the subject property. The existing building is entirely within the required rear yard, and the proposed alterations require a variance from the rear yard requirement (Section 134) of the Planning Code.
PER PLANNING CODE SECTION 140, dwelling units must face a public street. The proposed building at the front of the lot would eliminate the existing building’s exposure to the street, and therefore requires a variance from the dwelling unit exposure requirement (Section 140) of the Planning Code.
PER PLANNING CODE SECTION 188, a noncomplying structure may be altered if no new discrepancy is created. The existing building is a noncomplying structure as it was constructed within the required rear yard area. The proposed alterations would create new discrepancies that would be contrary to Section 188.
PER PLANNING CODE SECTION 135, 100 square feet of private open space is required for the existing unit at the rear of the lot. Private open space is proposed on a roof deck of the rear building; however as the open space does not provide at least 15 feet in every horizontal dimension as required, an open space (Section 135) variance for the rear unit 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/2011.0580V.pdf
(SHARON LAI)
12. 2008.1342D: 197 LAIDLEY STREET, Lot 012 in Assessor’s Block 6664 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING VARIANCE SOUGHT: The proposal is to create a three-story, single-family house on the subject corner lot by raising the overall height of the existing two and a half-story building by approximately 4 feet, 6 inches. Although the building height is increasing, the proposal will also decrease the depth of the third-story from 32 feet deep to 28 feet deep. This item has been continued from the March 23, 2011, Variance hearing and was subject to a Discretionary Review heard by the Planning Commission on July 21, 2011.
PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback (along Laidley Street) of 15 feet, where 0 feet is currently provided. The proposed 4 feet, 6 inch height increase will be located partially in the required front setback; therefore, the project requires a variance from the front setback requirement of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE the existing single family home is required to maintain a front setback of 15 feet, where 0 feet is provided. The proposal increases the height to the portion of the building which does not comply with the front setback requirements; therefore, a variance 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/2008.1342V.pdf
(RICK CRAWFORD)
13. 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/2010.0084.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
