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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, May 23, 2012
Session Begins at 9:30 A.M.
Public Hearing
Scott F. Sanchez, Zoning Administrator
Lisa Chau, 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 on 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 June 27, 2012 Variance Hearing:
(CHRISTINE LAMORENA)
1. 2012.0189V: 55 GRATTAN STREET, Lot 026 in Assessor's Block 1280 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to replace existing decks and stairs with a new deck at the ground level (approximately 6 feet deep by 19 feet wide and less than 3 feet above grade) and a new deck at the second level (ranging from approximately 6 to 10 feet deep by 12 feet wide and 13 feet above grade) with spiral stairs to grade at the rear of the two-story over garage, two-unit building.
PER SECTION 134 OF THE PLANNING CODE the subject property requires a rear yard of approximately 26 feet in depth. The proposed decks and stairs would encroach approximately 14 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, decks, and stairs are considered a noncomplying structure as they were constructed within the required rear yard area. The proposed project would enlarge the non-complying structure; 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/2012.0189V.pdf.
B. 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.
(AARON STARR)
2. 2012.0185V: 1636 BUSH STREET, Lot 012 in Assessor's Block 0665 in a RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District.
INTENSIFICATION OF A NON-COMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to convert a three-story office building into a single-family residence.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 25% or 15.5 feet. The proposal seeks to convert the existing building to a residential use. A portion of the existing building is located within the required rear yard; therefore, a variance is required.
PER SECTION 188 OF THE PLANNING CODE the use of noncomplying structures is not permitted to be intensified. The existing building is considered a legal noncomplying structure because portions of the building already encroach into the required rear yard. Changing the use from an office building to a residential building is considered an intensification of the subject building’s use; 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/2012.0185V.pdf.
C. REGULAR CALENDAR
(ADRIAN PUTRA)
3. 2012.0173V: 404 JERSEY STREET (AKA 1352-54 CASTRO STREET), Lot 007 in Assessor's Block 6506 in a 24th-Noe St. NCD (24th-Noe Streets Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The subject property at 404 Jersey Street is a corner lot located at the northwest corner of Jersey and Castro Streets. The property contains two detached buildings, a two-story mixed-use building that faces Castro Street and another two-story residential building that faces Jersey Street. The project is to allow a new 10 foot wide curb cut and create a new off-street parking pad within an open space located between the existing buildings, which qualify as the required rear yard.
PER SECTION 134 OF THE PLANNING CODE where there is a legally existing dwelling at the front and rear of the subject lot the minimum yard depth between the two buildings is 25 percent of the subject lot depth or 15 feet, whichever is greater. The proposed parking pad is located completely within the open space located between the existing buildings and qualifies as the required rear yard; where 20 feet is required, therefore the project requires a variance from the rear yard 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/2012.0173V.pdf.
(BRITTANY BENDIX)
4. 2011.1275V: 1625 ALABAMA STREET, Lot 026 in Assessor's Block 5515 in a RH-2(Residential- House, Two Family) Zoning District, the Bernal Heights Special Use District and a 40-X Height and Bulk District.
PARKING VARIANCE SOUGHT: The proposal includes construction of a vertical and horizontal addition to the existing two-story, single-family dwelling.
PER SECTION 242 OF THE PLANNING CODE, the subject property is required to provide four independently accessible parking spaces due to the building expansion. Currently, the building accommodates three spaces in tandem. The proposal will maintain this arrangement; 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/2011.1275V.pdf.
(COREY TEAGUE)
5. 2012.0202V: 811 CAPP STREET, Lot 062 in Assessor's Block 3642 in a RTO-Mission (Residential Transit Oriented- Mission) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND INTENSIFICATION OF A NONCONFORMING STRUCTURE VARIANCES SOUGHT: The subject property includes two separate residential buildings. The proposal is to legalize work that raised the building at the rear by two feet. The proposal also includes expansion of the living area of the existing residential unit onto the ground floor, which is currently only used for storage.
PER SECTION 134 OF THE PLANNING CODE the subject property must provide a rear yard of approximately 55 feet. The existing building at the rear, which was raised two feet, falls within the required rear yard; therefore, the project requires a variance.
PER SECTION 188 OF THE PLANNING CODE, a variance must be granted to allow a legal nonconforming building to be intensified. The existing building at the rear of the property is a legal nonconforming building that falls within the required rear yard. The proposal is to increase the height and intensify the use of a legal nonconforming building; 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/2012.0202V.pdf.
(ERIKA JACKSON)
6. 2012.0165V: 949 HAMPSHIRE STREET, Lot 030 in Assessor's Block 4142 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 construct an approximately 6 foot addition at the rear corner on all three levels, demolish and rebuild the existing two story addition at the rear of the building, remove the existing rear yard deck, construct a new rear yard deck at each of the three levels with a connecting staircase, and construct two new dormers.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 33 feet. The existing structure and rear decks extend approximately 4 feet into the required rear yard. The proposed rear addition and decks would encroach an additional 3 feet into the required rear yard leaving a rear yard of 26 feet.
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
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/2012.0165V.pdf.
(GLENN CABREROS)
7. 2010.0158V: 2712 BROADWAY, Lot 008 in Assessor's Block 0959 in a RH-1(D) (Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.
SIDE YARD VARIANCE SOUGHT: The project proposes demolition of a three-story, single-family residence and new construction of a three-story, single-family residence.
PLANNING CODE SECTION 133 requires two four-foot side yards for the project. The project proposes one eight-foot side yard along the west side property line. No side yard is proposed at the east side property line; 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/2012.0158V.pdf.
(RICHARD SUCRE)
8. 2009.0726V: 112-114 RUSS STREET, Lot 076 in Assessor's Block 3731 in a RED (South Of Market Residential Enclave) Zoning District and a 65-X Height and Bulk District.
REAR YARD AND OPEN SPACE VARIANCES SOUGHT: The proposal includes construction of a two-story vertical addition on the existing three-story, four-unit building. The proposal will result in a five-story, four-unit building.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 18 feet 9 inches. Currently, the existing two-unit building has full lot coverage and does not possess a rear yard. The new proposal would construct two new floors within the required rear yard; therefore, a variance is required.
PER SECTION 135 OF THE PLANNING CODE, the subject property is required to provide either 60 square feet of private open space per dwelling unit or a total of 319 square feet of common open space for all four dwelling units. The proposal provides open space for one of the four dwelling units; 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/2009.0726V.pdf.
(RICK CRAWFORD)
9. 2012.0491V: 30 CRESTLINE DRIVE, Lot 011 in Assessor's Block 2845 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
FRONT YARD VARIANCE SOUGHT: The proposal is to construct an addition at the second and third floors at the southerly front corner of the existing apartment building. The addition will be 12.5 feet wide and will project 3 feet out from the existing wall of the building.
SECTION 132 OF THE PLANNING CODE requires a front yard of 11 feet for the subject property. The proposed addition will reduce the front yard to 2 feet; therefore, the project requires a variance from the rear yard requirement (Section 132) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE, a non-complying structure cannot be expanded. The subject building is considered a non-complying structure because it is located partially within the required front setback; therefore, the project requires a variance from the non-complying structure requirement (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/2012.0491V.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
