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, September 28, 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.
(SOPHIE HAYWARD)
1. 2011.0696V: 944 - 948 NOE STREET; Lot 009 in Assessor's Block 3623 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal includes the demolition of the existing non-conforming enclosed rear stair and its reconstruction as an open stair with decks at the second and third levels above grade. There is an existing detached, three-car garage that fronts on Alvarado Street at the rear of the subject lot; however, the proposed project will not impact the existing garage.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 45 feet in length along Alvarado Street (the building fronts on Noe Street). The existing rear stair extends 6’6” into the required rear yard. The proposed rebuilt stair with decks would also extend 6’6” into the required rear yard, and would result in a rear yard that measures approximately 12’ in length between the stairs and the exiting detached garage; 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/2011.0696V.pdf
B. REGULAR CALENDAR
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
(COREY TEAGUE)
3. 2011.0903V: 185-187 PRECITA AVENUE; Lot 023 in Assessor's Block 5501 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 demolish and replace the existing rear deck. The new deck will use a different stair configuration, but will be identical in size and location to the existing rear deck.
PER SECTION 242(e)(2) OF THE PLANNING CODE the property must have a minimum rear yard of 47 feet 6 inches. The proposed rear deck and stairs will fall within the required rear yard, leaving a rear yard of 26 feet 6 inches; therefore, the project requires a variance from the rear yard requirement in Bernal Heights (Section 242(e)(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/2011.0903V.pdf
(DIEGO SANCHEZ)
4. 2011.0717V: 1123 FOLSOM STREET; Lot 101 in Assessor's Block 3755 in a SLR (Service-Light Industrial-Residential) Zoning District, Western SoMa Planning Area Special Use District (SUD) and a 50-X Height and Bulk District.
REAR YARD AND USEABLE OPEN SPACE VARIANCES SOUGHT: The proposal is to convert two existing tourist hotel rooms to one two bedroom dwelling unit and one three bedroom dwelling unit.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 22 feet 6 inches. The project covers the entire lot and does not provide a rear yard; therefore, the project is seeking a variance from the rear yard requirement of Planning Code Section 134.
PER SECTION 135 OF THE PLANNING CODE the subject property is required to provide 36 square feet of private useable open space. The proposal does not provide any useable open space; therefore, the project requires a variance from the open space requirement of Planning Code Section 135.
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/2011.0717V.pdf
(ELIZABETH WATTY)
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
(MICHAEL SMITH)
REAR YARD VARIANCE SOUGHT: The proposal is to legalize replacement of the rear stairs with the “as-built” rear deck with spiral stairs to grade level. The deck measures 8’ in depth, 16’ in width and 15’-4” in height above grade measured to the top of the guardrail.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 27 feet. The proposed rear deck and stair addition would encroach approximately 22 feet, 6 inches into the required rear yard and result in a rear yard of 4 feet, 6 inches; therefore, the project requires a variance from the rear yard requirements of the Planning Code.
PER SECTION 135 OF THE PLANNING CODE the subject property is required to maintain 125 square-feet of private usable open space or 166 square-feet of common usable open space per dwelling, or some combination there of. Space beneath the deck does not count as usable open space. Previously, the requirement was partially met by the open space at grade level. An open space variance is required because the project would relocate the usable open space to the deck for the primary use of one dwelling at the top floor.
PER SECTION 188 OF THE PLANNING CODE a noncomplying structure cannot be replaced once it is voluntarily removed or enlarged in a manner that would increase the degree of noncompliance. The previous rear stair was a legal noncomplying structure because it encroached 21 feet into the required rear yard. Therefore, replacement of this noncomplying feature in a different configuration requires a variance from 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/2011.0782V.pdf
(RICHARD SUCRE)
7. 2011.0122V: 3367 - 21ST STREET; Lot 069 in Assessor's Block 3617 in a RH-3(Residential- House, Three Family) Zoning District, Liberty Hill Historic District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal includes exterior alterations, construction of an infill addition below an existing first-story addition and construction of a new deck on the rear façade at the ground, first and second floor levels. The proposed deck would not extend further into the required rear yard than the existing building.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 22 feet 6 inches, which is based upon the minimum 25% rear yard requirement. Currently, the existing building projects approximately 10 feet into the required rear yard. The proposed decks and first floor infill addition would align to the depth of the existing building and would also project approximately 10 feet into the required rear yard, thus resulting in a rear yard of approximately 12 feet 6 inches. 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/2011.0122V.pdf
(RICK CRAWFORD)
8. 2010.0084V: 30 EDITH STREET; Lot 004 in Assessor's Block 0077 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.
RENOTICE: This case was previously heard on July 27 and August 24, 2011; however, a new public hearing has been scheduled to address a required variance from the exposure requirement (Section 140) of the Planning Code (see below).
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a rear, side, and third floor addition to the existing two-story, one-family dwelling. The proposed rear addition will extend to within three (3) feet of the rear property line and second story bay windows will extend to the rear property line. On July 22, 2010, the Planning Commission conducted a Discretionary Review hearing to consider the project, which proposed a fourth floor addition to the building. The Commission took Discretionary review and ruled that the height of the building shall not exceed 33 feet.
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 encroach approximately 12 feet into the required rear yard and result in a rear yard of 3 feet; therefore, the project requires a variance.
PER SECTION 140 OF THE PLANNING CODE all dwelling units must face on a public street 25 feet in width or a conforming rear yard. The proposal will increase the size of one dwelling unit and create two dwelling units that do not face a public street 25 feet wide or a conforming rear yard; therefore, the project requires a variance.
PER SECTION 188 OF THE PLANNING CODE expansion of a noncomplying structure that increases the structure’s degree of noncompliance is prohibited. The existing building encroaches into the required rear yard; therefore, the project requires a 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/2010.0084V.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
