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.      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.

 

            There are no items in the Consent Calendar.

 

 

B.      REGULAR CALENDAR

 

(ADRIAN PUTRA)

1.            2012.1138V:   4426 20TH STREET, Lot 016 in Assessor's Block 2698 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The subject property contains a 3-story over garage level single-family dwelling.  The project is to demolish an existing two-level deck and staircase structure at the rear of the subject building and to construct a two-story addition that includes a new rear deck at the second floor level.  The project does not involve any façade alterations. 

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 32 feet.  The project involves the construction of a rear deck that encroaches approximately 6 feet into the required rear yard; 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/2012.1138V.pdf.

 

 (BEN FU)

2.            2012.0379V:   672 PERALTA AVENUE, Lot 007 in Assessor's Block 5638 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

OFF-STREET PARKING VARIANCE SOUGHT:  The proposal is a vertical and horizontal addition to add habitable space within the existing three-story, single-family dwelling. 

PLANNING CODE SECTION 242 establishes the parking requirement for properties located in the Bernal Heights Special Use District.  The project proposes an addition of approximately 400 square feet; therefore, Planning Code Section 242 requires two off-street parking spaces for the project.  The first space must be a standard space with a minimum length of 18’-6” and an area of 160 square feet; each subsequent space may be a compact space with a minimum length of 16’-0” and an area of 127.5 square feet.  Both spaces must be independently accessible and allow maneuvering space.  The existing garage does not provide sufficient maneuvering space to accommodate two independently accessible off-street parking spaces; 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/2012.0379V.pdf.

 

 (ERIKA JACKSON)

3.            2012.0085V:   7 PROGRESS STREET, Lot 167 in Assessor's Block 4711 in a RH-2(Residential- House, Two Family) Zoning District and a 160-D Height and Bulk District.

 

REAR YARD AND OPEN SPACE VARIANCES SOUGHT:  The proposal is to authorize the creation, without permit, of (1) a ground floor rear addition built underneath an existing second story rear deck, (2) a second dwelling unit on the ground floor and (3) a new second level interior deck.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 15 feet.  The existing second story rear deck leaves a rear yard of only 3.5 feet. The rear addition which is proposed for legalization does not encroach further into the rear yard than the existing second story rear deck; however, it extends the rear building wall at the ground floor by approximately 5 feet from its permitted depth. 

PER SECTION 135 OF THE PLANNING CODE the subject property is required to provide 332.5 square feet of common open space for two dwelling units.  The property currently provides only 80 square feet of qualifying usable open space on the second floor rear deck.  While roughly 150 square feet of additional open space exists in the rear yard, it does not satisfy Planning Code requirements because it is not of adequate horizontal dimensions.

 

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/2009.0085V.pdf.

 

(ERIKA JACKSON)

4.            2012.0819V:   42 BONVIEW STREET, Lot 014 in Assessor's Block 5613 in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND MASS REDUCTION VARIANCES SOUGHT:           The proposal is to (1) construct an approximately 100 square foot rear addition on the ground floor, (2) construct an approximately 125 square foot rear addition on the first floor, (3) construct a new interior staircase to connect the ground and first floors, and (4) construct a new approximately 100 square foot rear deck on the second floor of the existing single family dwelling.

PER SECTION 242(e)(2)(A) OF THE PLANNING CODE the subject property is required to maintain a rear yard equal to 35 percent of the total depth of the lot.  The subject property has a required rear yard of 24.5 feet.  The proposed addition on the first floor has a bay window that extends into the required rear yard by 3 feet leaving a required rear yard of 21.5 feet.

PER SECTION 242(e)(3) OF THE PLANNING CODE the subject property is required to maintain a mass reduction of 650 square feet.  The existing building has a mass reduction of approximately 550 square feet.  The proposed additions would exacerbate this deficiency leaving a mass reduction of approximately 425 square feet.

 

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/2012.0819V.pdf.

 

(ERIKA JACKSON)

5.          2012.1045V:   3325 FOLSOM STREET, Lot 041 in Assessor's Block 5524 in a RH-2 (Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND PARKING VARIANCES SOUGHT:  The proposal is to (1) enclose the existing approximately 65 square foot deck at the north elevation on the third floor, (2) replace the existing approximately 90 square foot enclosed greenhouse on the third floor at the south elevation, and (3) construct an approximately 120 square foot addition on the second floor in the northwest corner of the building. The additions will not extend beyond the existing building footprint.

SECTION 242(e)(2)(B) OF THE PLANNING CODE requires that the subject property maintain a rear yard equal to 45 percent of the total depth of the lot. As such, the subject property has a required rear yard of 49.5 feet. The existing structure is located entirely within the required rear yard and therefore the proposal requires a rear yard variance.

SECTION 242(e)(4)(B) OF THE PLANNING CODE requires that the parking standards for new construction be applied to the entire structure when 200 square feet or more are added. The proposal would add approximately 275 square feet for a total of 2,535 square feet, which in turn requires three off-street parking spaces, one of which may be tandem. The existing building provides one Code-compliant off-street parking space and one tandem space. No additional off-street parking spaces are proposed and as such the project requires a parking 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/2012.1045V.pdf.

 

 (GLENN CABREROS)

6.            2012.0031V:   1000 BAKER STREET, Lot 006 in Assessor's Block 1117 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 25-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:            The project proposes new construction of a two-story, single-family residence at the rear of a through lot facing onto Saint Joseph Avenue.

PLANNING CODE SECTION 134 requires an approximately 42-foot deep rear yard based on the average of the two adjacent rear yards.  The new construction project would occupy approximately the last 20 feet of the lot depth for the full width of the lot.  A 25-foot rear yard would remain between the rear walls of the existing building and the proposed new building.

 

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/2012.0031V.pdf.

 

 

 

 

(GLENN CABREROS)

7.            2012.0211V:   2764 GREENWICH STREET, Lot 053 in Assessor's Block 0939 in a RH-2 (Residential House, Two-Family Dwelling) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The project proposes rear and front horizontal additions to the existing three-story, single-family house.  A one-story addition at the rear facade extends into the required rear yard.

PLANNING CODE SECTION 134 requires a rear yard equal to 45 percent of the lot depth for the subject property.  The required rear yard is 54 feet.

PLANNING CODE SECTION 136 allows a 12-foot deep, 10-foot tall one-story extension or a 12-foot deep, two-story extension with two 5-foot wide side yards into the required rear yard.  The project's proposed one-story extension is 13-feet 6-inches tall and proposes two 3-foot wide side yards.

 

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/2012.0211V.pdf.

 

(KATE CONNER)

8.            2012.0872V:   921 POST STREET, Lot 027A in Assessor's Block 0302 in a RC-4(Residential- Commercial, High Density) Zoning District and 80-T Height and Bulk District.

 

OPEN SPACE VARIANCE SOUGHT:  The proposal is to add a fourth dwelling unit to an existing three-unit building.  There would be no expansion of building envelope.

PER SECTION 135 OF THE PLANNING CODE, each dwelling unit in the RC-4 District is required to provide 36 square feet of private usable open space. Common usable open space shall be provided in an amount equal to 1.33 square feet for each one square foot of private usable open space required. Currently the building does not provide any usable open space.  The additional unit would require 144 square feet of open space if private, and 192 square feet of open space if common. The proposal does not provide any open space; therefore, a variance for open space 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/2012.0872V.pdf.

 

 

(RICHARD SUCRE)

9.            2008.0082V:   56 RINGOLD STREET, Lot 025 in Assessor's Block 3756 in a SLR (Soma Service- Light Industrial- Residential) Zoning District, a 40-X Height and Bulk District, and the Western SoMa Special Use District.

 

REAR YARD MODIFICATION VARIANCE SOUGHT:  The proposal includes construction of a two-story vertical addition on an existing two-story building. The proposal will increase the number of dwelling units from one to three.

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 18 ft 9 in.  Currently, the existing building has full lot coverage (25 ft by 75 ft) and encroaches into the rear yard by 18 ft 9 in.  The new proposal would construct a two-story vertical addition within the required rear yard; therefore, a rear yard modification is required per Planning Code Section 134(e).

 

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/2008.0082V.pdf.

 

 (SHELLEY CALTAGIRONE)

10.          2012.1137V:   184 EDGEWOOD AVENUE, Lot 028 in Assessor's Block 2642 in a RH-1(D)(Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.

 

SIDE YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to construct a firebox and chimney in the south side yard. The firebox will be set back 1'-6" from the side property line at the second floor level and the chimney will be set back 2' from the property line at the floors above. Please note: A fireplace of smaller dimensions was previouly approved in the same location (Case No. 2011.0088DDDDV). The current application also corrects the record to show that the south side yard is 1'-6" wide and not 2' wide as previously indicated.

PER SECTION 133 OF THE PLANNING CODE the subject 30'-wide property is required to maintain either a single side yard of 5' in width or two side yards of 2' and 3' in width. A portion of the existing building does not comply with Section 133 as it only maintains a single side yard of 1'-6" in width. Therefore, extending that portion of the property toward the front property line by approximately 8' in order to construct a firebox and chimney will increase the discrepancy of the non-complying portions of the building with Section 133.

PER SECTION 188 OF THE PLANNING CODE expansion of a non-complying structure is prohibited. The existing building is considered a legal non-complying structure because portions of it already encroach into the required side yard. Therefore, the proposed construction of a firebox and chimney in the side yard 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/2012.1137V.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