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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, February 22, 2012
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 and Audio Recording of the Hearing 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. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Zoning Administrator will consider a request for continuance to a later date. He may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.
To be continued to March 28, 2012 Variance Hearing:
(CHRISTINE LAMORENA)
1. 2011.1274V: 1884 GREEN STREET, Lot 041 in Assessor's Block 0543 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 legalize an expansion of the ground floor unit, approximately 45 square feet total, at the side and rear of the three-story over garage, three-unit building.
PER SECTION 134 OF THE PLANNING CODE the subject property requires the rear yard area to be equivalent to 25 percent of the total lot depth. The subject property, with a lot depth of 100 feet, has a required rear yard of 25 feet. The proposal would encroach approximately 7 feet into the required rear yard.
PER SECTION 188 OF THE PLANNING CODE a noncomplying structure may be altered provided no new discrepancy is created. The rear portion of the existing building is a noncomplying 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1274V.pdf
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.
(MICHAEL SMITH)
2. 2011.1347V: 630 - 28TH STREET, Lot 004A in Assessor's Block 6605 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.
FRONT SETBACK VARIANCE SOUGHT: The proposal is to add habitable area to the building within the basement crawl space. Approximately 37.5 gross square-feet of habitable area would extend beneath the existing front stairs and porch that are located within the required front setback. The project will not change the overall depth or height of the building
PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback of approximately 15 feet. The proposed habitable space beneath the front porch would extend to within seven-feet, six-inches of the front property line encroaching seven-feet, six-inches into 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 a noncomplying structure cannot be enlarged in a manner that would increase the degree of noncompliance. The front portion of the existing building is legal noncomplying because it encroaches approximately three-feet into the required front setback. Therefore, intensifying the use by creating additional habitable area within the noncomplying portion of the building 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/2011.1347V.pdf
(MICHAEL SMITH)
3. 2011.1436V: 1019 CHURCH STREET, Lot 035 in Assessor's Block 3629 in a RM-1 (Residential, Mixed, Low-Density) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to extend the existing bay windows at the rear of the building down one floor. The project will not change the overall depth or height of the building
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 56 feet, 5 inches. The proposed extension of the existing bay windows would encroach approximately nine-feet into the required rear yard and result in a rear yard of 47 feet, 3 inches; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE a noncomplying structure cannot be enlarged in a manner that would increase the degree of noncompliance. The rear portion of the existing building is legal noncomplying because it encroaches approximately nine-feet into the required rear yard. Therefore, extension of the existing bay windows to the floor below 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/2011.1347V.pdf.
B. REGULAR CALENDAR
(AARON STARR)
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a roof deck with a fire wall that will be set back approximately 47’ from the front façade, and a spiral staircase and fire wall at the rear of the building to access the roof deck from the third floor. The proposal requires a rear yard variance. This project was sent out for Section 311 Neighborhood Notification on 3/17/11 and expired on 4/15/11.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard that measures approximately 34' in depth. Currently the existing structure extends approximately 17.5' into the required rear yard. The proposed staircase and fire wall would be located on the existing building and within the required rear yard.
PER SECTION 188(a) 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 staircase and fire wall 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/2011.1299V.pdf.
(DOUG VU)
5. 2011.1405V: 322 - 28TH STREET, Lot 010 in Assessor's Block 6602 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
EXPOSURE VARIANCE SOUGHT: The proposal includes the addition of one dwelling unit at the ground floor of the existing single-family structure. There will be no expansion of the building envelope.
PER SECTION 140 OF THE PLANNING CODE, the windows of at least one room in each dwelling unit must face directly onto either a public street, public alley at least 25 feet in width, side yard at least 25 feet in width or a rear yard meeting the requirements of the Planning Code. The subject property does not feature a code-complying rear yard; therefore, the proposal requires a variance from the exposure requirement 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/2011.1405V.pdf.pdf
(KEVIN GUY)
6. 2009.0291V: 151 THIRD STREET, Assessor's Block 3722, Lot 078, in the C-3-O (Downtown, Office) District and the 500-I Height and Bulk District; and 670-676 HOWARD ST, Assessor's Block 3722, Lots 027-028, in the C-3-S (Downtown Support) District and the 320-I and 500-I Height and Bulk Districts.
OFF-STREET LOADING CONFIGURATION AND DIMENSIONS VARIANCES SOUGHT: The proposal is to demolish the existing buildings located at 670-676 Howard Street to accommodate an expansion at the rear of the existing San Francisco Museum of Modern Art that measures approximately 230,000 square feet, reaching a height of approximately 200 feet. The project includes two loadings areas, accessed via Natoma and Minna Streets, which do not fully comply with the off-street loading configuration requirements of the Planning Code.
PER SECTION 155(d) OF THE PLANNING CODE a driveway accessing off-street loading may not exceed 30 feet in width. The proposed driveway to the loading dock at Minna Street measures a maximum of approximately 78.5 feet, tapering to a minimum width of approximately 25 feet. The proposed driveway would exceed the maximum 30-foot width; therefore, the project requires a variance from the maximum off-street loading driveway width (Section 155(d)) of the Planning Code.
PER SECTION 155(d) OF THE PLANNING CODE off-street loading spaces must be fully enclosed within a building. The proposed loading zone at Natoma Street is open along the Natoma Street frontage, as well as the interior property line to the adjoining property. The proposed loading zone would not be fully enclosed within a building; therefore, the project requires a variance from the loading enclosure requirement (Section 155(d)) of the Planning Code.
PER SECTION 155(s)(5)(A) OF THE PLANNING CODE the openings to access off-street loading may not exceed 15 feet in width. The opening to the loading dock at Minna Street measures approximately 25 feet in width and the opening to the loading zone at Natoma Street measures approximately 34 feet in width. Both openings exceed the maximum 15-foot width; therefore, the project requires a variance from the maximum off-street loading opening width (Section 155(s)(5)(A)) 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/2009.0291V.pdf.
(RICK CRAWFORD)
7. 2011.1302V: 807 COLUMBUS AVENUE, Lot 047 in Assessor's Block 0074 in a NO BEACH(North Beach Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to expand an existing second floor dwelling unit by converting the rear of an existing ground floor commercial space to residential use. The proposal will not increase the number of dwelling units on the property or change the envelope of the building.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard equal to 25% of the depth of the lot on the first level with a residential use. The ground floor of the building has been constructed to the rear property line with no rear yard; therefore, conversion of the existing commercial space to a residential use requires a variance from the rear yard requirement.
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/2011.1302V.pdf.
(RICK CRAWFORD)
8. 2011.1231V: 543-547 GROVE STREET (AKA 444 IVY STREET), Lot 022 in Assessor's Block 0807 in a RTO (Residential Transit-Oriented Neighborhood) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The subject lot is a through lot (between Grove and Ivy Streets). The proposal is to construct a new four-story, single-family dwelling at the rear of the lot (Ivy Street). A four-story, three-family dwelling is currently under construction on the front of the lot (Grove Street) under a separate permit. The project will have a rear yard of 14 feet measured between the rear wall of the proposed Ivy Street building and the rear deck on the Grove Street building (22.6 feet measured between the rear walls of the buildings).
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard equal to 45% of the depth of the lot, equal to 54 feet for the subject lot. The rear yard proposed between the Grove Street building on the lot and the proposed Ivy Street building is approximately 14 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/2011.1231V.pdf.
(RICK CRAWFORD)
9. 2007.0432V: 537 GROVE STREET, Lot 023in Assessor's Block 0807in a RTO (Residential Transit-Oriented Neighborhood) Zoning District and a 40-X Height and Bulk District.
LOT AREA AND REAR YARD VARIANCES SOUGHT: The proposal is to subdivide the lot into two lots, one fronting on Grove Street (Grove lot) and one fronting on Ivy Street (Ivy lot). The lot division would reduce the rear yard for the existing building on the property (which is currently undergoing repairs) to 12 feet. The lot area of the Grove lot would be 1,837.5 square feet. The lot area of the Ivy lot would be 1,312.5 square feet.
PER SECTION 121(e)(2) OF THE PLANNING CODE, the minimum lot area for the subject property is 2,500 square feet. The lot area of the Grove lot would be 1,837.5 square feet and the lot area of the Ivy lot would be 1,312.5 square feet; therefore, both lots require variances from the lot area requirement (121(e)(2)) of the Planning Code.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard equal to 45% of the depth of the lot, equal to 54 feet for the subject lot. The proposed lot division would reduce the rear yard for the existing building to 12 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/2007.0432V.pdf
(TARA SULLIVAN)
REAR YARD, OPEN SPACE AND EXPOSURE VARIANCES SOUGHT: The proposal is to 1) replace the non-conforming enclosed porch and exterior stair structures at the first through third floors at the rear of the building; and 2) create a new dwelling unit at the rear of the first floor.
PER SECTION 134, the required rear yard is 25% of the depth of the lot, or 20’. The existing rear yard is 5’. The enclosed porch at the third floor will be removed, the first and second floor porch structures will be rebuilt, and be 5’9” deep by 12’ wide. The new stair will be 3’ from the eastern property line and be 6’-8” wide by 11’-6” deep. There will be no change in the height of the stairs. Both structures extend 15’ into the required rear yard, thus resulting in a 5’ rear yard. Therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 135, the required open space for each dwelling unit must be 15’ in every direction or a minimum of 300 s/f. The rear yard has 428 s/f of unobstructed open space but is 12’ deep from the new dwelling unit. Therefore, the project requires a variance from the open space requirement (Section 135) of the Planning Code.
PER SECTION 140, the required exposure for each dwelling unit must be 25’ in every horizontal direction. The western window opening at the new dwelling unit is 12’ from the property line. Therefore, the project requires a variance from the dwelling unit exposure requirement (Section 140) of the Planning Code.
ARCHITECTURAL PLANS: The site plan and elevations of the project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0927V.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
