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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, January 23, 2013
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 a later date (TBA) with the Planning Commission’s Weekly Hearing on a given Thursday at Room 400 at City Hall:
(ELIZABETH WATTY)
1. 2012.1093V: 1529 JONES STREET (AKA 1521-1531 JONES), Lot 005 in Assessor's Block 0183 in a RM-3(Residential- Mixed, Medium Density) Zoning District and a 65-A Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a partial fourth-story vertical addition on the existing three-story building.
PER SECTIONS 134 AND 188 OF THE PLANNING CODE the Subject Property is required to maintain a rear yard of approximately 21’-11”. The existing six-family dwelling encroaches into the required rear yard by approximately 11’-0”, extending to within approximately 10’-11” of the rear property line. The proposed vertical addition encroaches into the required rear yard by approximately 6’-11” extending to within approximately 15’-0” of the rear yard property line. An eave projects beyond this point by 2’-6”, for a total of a 9’-4” encroachment into the require rear yard. This rear yard encroachment necessitates rear yard and noncomplying structure variances, pursuant to Planning Code Sections 134 and 188, respectively.
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/2012.1093V.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.
2. 2012.0870V: 2840 BROADWAY, Lot 004 in Assessor's Block 0958 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 project proposes horizontal additions to the two-story, single-family house including the infill of an existing lightwell at all floors (east side), enlargement of the garage by an additional 5 feet towards the front property line (east side), and glass canopy on the uppermost floor (west side).
Planning Code Section 133 requires two 5-foot side yards for a lot greater than 50 feet in width. The existing residence is constructed to both side property lines; therefore, the proposed expansions require a variance.
Planning Code Section 188 states that a noncomplying structure may be altered provided no new discrepancy is created. The proposed lightwell infill and garage alterations would be new discrepancies as the project is within the 5-foot required east side yard; therefore, a variance is required.
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/2012.0870V.pdf
(JESSICA LOOK)
3. 2012.0954V: 797 CORBETT AVENUE, Lot 025 in Assessor's Block 2763 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to reconstruct a rear deck at south side of an existing multi-unit building. The proposed replacement deck will match the original configuration and is approximately 135 square feet and is 5' in length and 26' in width with 3'6" wooden railings.
SECTION 134 OF THE PLANNING CODE requires a rear yard of approximately 65' for the subject property. Since the entire lot is built out, the existing rear deck encroaches into the required rear yard; therefore, the project requires a variance from the rear yard requirement of the Planning Code.
SECTION 188 OF THE PLANNING CODE prohibits the expansion or replacement of a noncomplying structure. Because a portion of the existing deck already encroaches into the required rear yard, it is considered a legal noncomplying structure. Therefore, the proposed replacement requires a variance from 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/2012.0954V.pdf
(KATE CONNER)
4. 2012.1244V: 619 UNION STREET, Lot 001 in Assessor's Block 0117 in a NO BEACH(North Beach Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District.
OPEN SPACE VARIANCE SOUGHT: The proposal is to convert two shared kitchens into two residential bedrooms in an existing 44 bedroom group housing building. The resulting group housing building would consist of 46 bedrooms. There is no expansion of the building footprint.
PER SECTION 135 OF THE PLANNING CODE, the additional two bedrooms within the existing bedroom group housing project require either 60 square feet of open space per bedroom if privately accessed or 160 square feet of open space if commonly accessed. 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2012.1244V.pdf
C. REGULAR CALENDAR
(AARON STARR)
5. 2012.0482V: 571 - 21st AVENUE, Lot 013 in Assessor's Block 1564 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 add one dwelling unit and to construct a one-story vertical addition above the existing two-story, single-family house, resulting in a three-story, two-unit building.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 33 feet. A portion of the existing building extends to the rear property line, and the proposed vertical addition would extend approximately 22.5 feet into the rear yard (to within 10.5 feet of the rear property line).
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 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2012.0482V.pdf
(BEN FU)
6. 2012.0852V: 639 PERALTA AVENUE, Lot 014 in Assessor's Block 5634 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
FRONT SETBACK, REAR YARD AND EXPOSURE VARIANCES SOUGHT: The project proposes the construction of a new two-story, two-family dwelling on a vacant lot in the Bernal Heights Special Use District.
Planning Code Section 132 requires a front setback of 6’-5” for the subject property. The project proposes a 2’-0” front setback; therefore, a variance is required.
Planning Code Section 140 requires windows of at least one room that meet the 120-square-foot minimum floor area requirement in each dwelling unit in any use district to face directly onto an open area of a public street, public alley or side yard of at least 25’-0” in depth, or a rear yard meeting the requirements of the Planning Code. The proposed lower unit faces onto a non-complying rear yard and a side yard that does not meeting the minimum dimensional requirements; therefore, a variance is required.
Planning Code Section 242 requires a rear yard of 31’-6” for the subject property. The proposed project encroaches approximately 14’-0” into the required rear yard, leaving a rear yard of 17’-6”; therefore, a variance is required.
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/2012.0852V.pdf
(BRITTANY BENDIX)
7. 2012.1571V: 49 GRACE STREET, Lot 027 in Assessor's Block 3509 in a SLR (Soma Service- Light Industrial- Residential) Zoning District and a 50-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal includes interior renovations, alterations to the facade, and increase in height for the subject building from 18-feet to 21-feet 8-inches. The subject building contains a single-family dwelling.
PER SECTION 134 OF THE PLANNING CODE, the subject property must provide a rear yard of 15 feet at the lowest story containing a dwelling unit. The existing building currently covers the entire lot and does not provide a rear yard; therefore, the proposed increase in building height will occur within the rear yard and requires a variance.
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 within 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2012.1571V.pdf
(CHRISTINE LAMORENA)
8. 2012.1166V: 68 POTOMAC STREET, Lot 016 in Assessor's Block 0866 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The project proposes to expand a deck at the rear of the two-story over garage, single-family dwelling. A previous building permit (BPA 2012.01.24.2803) authorized the construction of a 3-story addition, deck, and rear stairs that are not part of this variance request.
PER PLANNING CODE SECTION 134 the subject property is required to maintain a rear yard of approximately 20 feet. The proposed deck expansion would encroach approximately 2 feet into the required rear yard; therefore, a variance is required.
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/2012.1166V.pdf
(CHRISTINE LAMORENA)
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to legalize the reconstruction of a two-story horizontal addition (approximately 24 feet deep by 15 feet wide) at the rear of the two-story over basement, single-family house. The project also involves expansion of the existing garage, alterations to the front facade, and excavation at the existing basement level that are not subject to the variance.
PER SECTION 134 OF THE PLANNING CODE the subject property with a lot depth of 128 feet requires a rear yard depth of approximately 32 feet. The addition (two stories over basement) encroaches approximately 12 feet into the required rear yard.
SECTION 188 OF THE PLANNING CODE prohibits the expansion or replacement of a noncomplying structure. Because the building previously extended into the required rear yard, it was considered to be a legal noncomplying structure; therefore, replacement pf the rear addition requires a variance.
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/2012.0803V.pdf
(JESSICA LOOK)
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to legalize an existing rear building extension and deck, which were built by previous owner without variance and permit. A previous variance (V79.33) was granted on 10/22/1979; however, that authorization expired in 1982 prior to issuance of a building permit. The rear addition includes a deck and stairs for both units and a new laundry room at the rear of the top unit. The total rear addition extends 16' 8" from the rear wall of the building for the total 25' width of the lot.
SECTION 134 OF THE PLANNING CODE requires a rear yard of approximately 51' 3" for the subject property. The addition encroaches approximately 9' 4" into the required rear yard; therefore, the project requires a variance from Section 134.
SECTION 188 OF THE PLANNING CODE prohibits the expansion or replacement of a noncomplying structure. Because a portion of the building encroaches into the required rear yard, it is considered a legal noncomplying structure. 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2012.1250V.pdf
(JESSICA LOOK)
11. 2012.1153V: 4259 - 24TH STREET, Lot 038 in Assessor's Block 6505 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to add a roof deck at the third story and extend the existing spiral staircase from the second story to the third story roof deck in the required rear yard. There will not be an increase in the footprint of the existing spiral staircase.
SECTION 134 OF THE PLANNING CODE requires a rear yard of approximately 51' 4" for the subject property. The existing spiral staircase already encroaches into the rear yard by 17'; therefore, the project requires a variance from the rear yard requirement of the Planning Code.
SECTION 188 OF THE PLANNING CODE prohibits the expansion or replacement of a noncomplying structure. Because a portion of the spiral staircase already encroaches into the required rear yard, it is considered a legal noncomplying structure. Therefore, the proposed expansion requires a variance from 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/2012.1153V.pdf
(JESSICA LOOK)
12. 2012.1407V: 3974-3976 - 18TH STREET, Lot 121 in Assessor's Block 3581 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a new rear yard deck with an attached spiral staircase and a one-hour rated wall at the rear of a three-story, two-unit building. The proposed 3 story deck and staircase will extend 11' from the rear wall of the building and will be approximately 18' in width.
SECTION 134 OF THE PLANNING CODE requires a rear yard of approximately 51' 3" for the subject property. The proposed deck and spiral stairs would encroach approximately 11' into the required rear yard respectively; therefore, the project requires a variance from the rear yard requirement of the Planning Code.
SECTION 188 OF THE PLANNING CODE prohibits the expansion or replacement of a noncomplying structure. Because a portion of the existing deck already encroaches into the required rear yard, it is considered a legal noncomplying structure. Therefore, the proposed replacement and 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2012.1407V.pdf
(RICHARD SUCRE)
13. 2012.0369V: 380A CAPP STREET, Lot 050 in Assessor's Block 3590 in a RTO-Mission (Residential Transit Oriented- Mission) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal includes relocation and rehabilitation of a one-story cottage located within the required rear yard behind a four-story, two-family dwelling. The proposal will move the one-story cottage approximately 7 feet 8 inches towards the rear lot line.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 47 feet based upon the average of the two adjacent properties. Currently, the existing one-story cottage is located entirely within the required rear yard and is approximately 18 feet from the rear building wall of the four-story dwelling. The new proposal would rehabilitate and move the one-story cottage towards the rear lot line, increasing the distance between the two buildings on the lot to 30 feet 9 inches. The proposed location of the cottage remains in the required rear yard; therefore, a rear yard variance is required.
PER SECTION 188 OF THE PLANNING CODE, noncomplying structures are not permitted to be altered, except in conformity with the Planning Code. The existing building is considered a legal noncomplying structure because it is located within the required rear yard. The proposal would relocate a noncomplying structure within the required rear yard; therefore, a variance is required.
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/2012.0369V.pdf
(RICHARD SUCRE)
14. 2012.1072V: 101-109 DUBOCE AVENUE, Lot 001 in Assessor's Block 3533 in a NCT-3(Neighborhood Commercial Transit District) Zoning District and a 50-X Height and Bulk District.
REAR YARD MODIFICATION VARIANCE SOUGHT: The proposal includes construction of a one-story vertical addition on an existing three-story fire damaged mixed-use (residential-over-retail) building. The proposal would increase the number of dwelling units from five to seven (with two new dwelling units in the new one-story vertical addition) and be setback 10 feet from each street frontage.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 20 feet. Currently, the existing apartment building encroaches into the rear yard by 10 feet. The new proposal would construct a one-story vertical addition within a portion of the required rear yard; therefore, a rear yard modification is required per Planning Code Section 134.
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/2012.1072V.pdf
(SARA VELLVE)
15. 2012.1089V: 26 COMMONWEALTH AVENUE, Lot 034 in Assessor's Block 1037 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 three-story rear horizontal addition to the single-family dwelling, a portion of which will be in the required side yard along the north side property line, and to convert the existing detached garage into habitable space (the garage will be relocated to the basement of the subject dwelling).
Section 133 of the Planning Code requires two side yards of three feet each for the subject property. The proposed rear horizontal addition extends to within approximately 2' of the north side property line, encroaching into the required side yard. The proposed addition would not extend into the required side yard any further than the existing building.
Section 188 of the Planning Code prohibits the intensification of a noncomplying structure. Because the existing garage is completely within the required rear yard, it is considered a legal, noncomplying structure. Conversion of the garage to habitable space is considered intensification and would require a variance from 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/2012.1089V.pdf
REAR YARD VARIANCE SOUGHT: The proposal is to demolish the existing one-car garage (267 sq. ft) located at the rear of the property and replace it with a single-family dwelling (500 sq. ft.) that is slightly larger than the existing garage. Two off-street parking spaces would be provided in an existing driveway which is not visible from the street as it is gated.
Section 134 of the Planning Code requires a minimum rear yard depth of approximately 30 feet for the subject property. The proposed single-family dwelling would extend to the rear property line and encroach into the required rear yard. The existing garage currently extends to within approximately 4 feet of the rear property line.
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/2012.1056V.pdf
SIDE YARD VARIANCE SOUGHT: The proposal is to replace the front planter area with a new single-car garage within the side yard of the single-family dwelling. The garage will measure approximately 10 feet tall by 16 feet wide by 20 feet deep. A patio and entrance stairs are proposed above the garage.
PER SECTION 133 OF THE PLANNING CODE the subject property is required to maintain two side yards of 3 feet each. The proposed garage would encroach 3 feet into the north side yard.
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/2012.1432V.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
