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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, March 27, 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 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.
(DIEGO SANCHEZ)
1. 2005.1155V: 3249 - 17TH STREET, Lot 063 in Assessor's Block 3575 in a RTO-M (Residential Transit Oriented, Mission Neighborhood) Zoning District and a 55-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to add three stories, a limited corner commercial use (restaurant) and an additional dwelling unit to an existing one-story multifamily building. The project also proposes a rear extension of approximately eight feet, resulting in a rear yard of approximately 25 feet.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 33 feet at grade level and above. The project provides a rear yard of approximately 25 feet and 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/2005.1155V.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.
There are no items in the Consent Calendar.
C. REGULAR CALENDAR
(DOUG VU)
2. 2013.0118V: 1014 NOE STREET, Lot 004 in Assessor's Block 3655 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal includes a rear addition at the third story and the modification of the roof structure to create additional habitable space to the existing two-family dwelling.
PER SECTION 134 OF THE PLANNING CODE the last 10 feet of building depth permitted on the subject lot is limited to a height of 30 feet if the rear yard is reduced using the alternative method of averaging. The proposed rear addition will increase the height of the building to 37 feet; 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/2013.0118V.pdf
3. 2013.0070V: 908 CAPP STREET, Lot 003 in Assessor's Block 6517 in a RTO-Mission (Residential Transit Oriented- Mission) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a single-story rear horizontal addition on the ground floor with a roof deck and stairs on the second floor of a single-family dwelling. The new addition extends to both side property lines and is located beneath an existing second story extension that abuts one side property line and encroaches into the rear yard by 8 feet 10 inches to match the depth of the existing second story extension.
PER SECTION 134 OF THE PLANNING CODE the subject property has a required rear yard of 31 feet, 9 inches. The proposed single-story addition extends into the required rear yard as allowed under Planning Code Section 136; however, the proposal does not have the 5 foot setbacks required by this Section. The project results in a rear yard of 19 feet 9 inches and 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/2013.0070V.pdf.
(GLENN CABREROS)
4. 2011.1422V: 2555 DIVISADERO STREET, Lot 002 in Assessor's Block 0962 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 construction of a one-story vertical addition to the existing four-story, single-family house, resulting in a five-story, single-family house.
PLANNING CODE SECTION 133 requires the property to maintain two 3-foot side yards. The vertical addition does not propose the required 3-foot side yard along the southern property line.
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/2011.1422V.pdf
(KANISHKA BURNS)
5. 2013.0058V: 457- 459 BRODERICK STREET, Lot 002 in Assessor's Block 1205 in an RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to enlarge the approximately 7-foot deep by 6-foot wide third floor deck at the rear of the four-story, two-unit building. The proposed project would expand the third floor deck by approximately 4 feet in depth and 3 feet in width to align with the second floor deck below. The existing stairs that connect the second and third floor decks would be reconfigured.
SECTION 134 OF THE PLANNING CODE requires a minimum rear yard depth of approximately 33 feet for the subject property. The proposed expanded third floor deck would extend approximately 7 feet into the required rear yard.
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/2013.0058V.pdf
(KANISHKA BURNS)
6. 2013.0024V: 2844 FILLMORE STREET, Lot 015 in Assessor's Block 0557 in an RH-2 (Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The subject two-story-over-basement two-unit building is constructed to its rear property line. The proposal is an approximately 3-foot by 18-foot one-story horizontal addition at the south side of the second floor of the rear portion of the building.
SECTION 134 OF THE PLANNING CODE requires a minimum rear yard depth of 17'-3" measured from the rear property line. The proposed addition extends approximately 15'-6" into the required rear yard.
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/2013.0024V.pdf
(KATE CONNER)
7. 2012.1462V: 156 SPROULE LANE, Lot 162 in Assessor's Block 0222 in a RM-3 (Residential- Mixed, Medium Density) Zoning District and a 65-A Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a third story addition and to remove an existing non-conforming deck and reconstruct the deck in another location within the required rear yard. The proposal also includes a rear horizontal expansion at the garage and first floor that encroaches into the rear yard but extends no further into the rear yard than the existing second floor sunroom.
PLANNING CODE SECTION 134 requires a minimum rear yard of 20 feet. A Code-complying rear yard is not currently provided and the proposal would provide a 5'-3" rear yard.
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/2012.1462V.pdf
(MICHAEL SMITH)
8. 2013.0073V: 105 HOFFMAN AVENUE, Lot 032 in Assessor's Block 2802 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 raise the building two-feet to create a habitable basement and add a garage to the building. The project includes a minor infill addition at the rear of the building below the existing rear deck.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 33 feet, 9 inches. The existing building extends 10 feet into the required rear yard and the project would raise the height of the entire building, including the existing portion that is located within the required rear yard. The project would also expand the first floor to the rear under an existing second floor deck that is located within the required rear yard. The proposed height increase and first floor expansion require 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/2013.0073V.pdf.
(SHARON LAI)
9. 2012.1393V: 1015 PIERCE STREET, Lot 003 in Assessor's Block 0753 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
STREET FRONTAGE VARIANCE SOUGHT: The proposal is to expand the width each of the two existing garage doors (one is 8 feet wide and the other is 9 feet 8 inches wide) along the Elm Street frontage of the four-story, 25-unit apartment building to 12 feet each.
PER SECTION 144(b)(1) OF THE PLANNING CODE no more than one-third of the width of the ground story along a street lot line shall be devoted to off-street parking entrances, and where two entrances are provided, there shall be a minimum separation between the entrances of six feet. Also, entrances to off-street parking shall be located at least six feet from a lot corner at the intersection of two streets. The proposed widened garage doors would occupy approximately 70 percent of the width of the 34 foot 7 inch wide Elm Street frontage, would provide a separation between the entrances of 3 feet, 6 inches, and would be approximately two feet from the lot corner at the intersection of Elm and Pierce Streets; 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/2012.1393V.pdf.
(SHARON LAI)
10. 2012.1344V: 2038 BALBOA STREET, Lot 023 in Assessor's Block 1564 in a NC-1 (Neighborhood Commercial, Cluster) Zoning District and a 40-X Height and Bulk District.
REAR YARD, OPEN SPACE AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to convert a ground floor commercial space into a new dwelling unit in the subject two-story, mixed-use, corner building. The project includes an expansion to infill a ground floor area along the south side property line (along Balboa Street). The area of work is located within the required rear yard. The project would provide no additional usable open space.
SECTION 134 OF THE PLANNING CODE requires that the subject property maintains a rear yard of approximately 20'-6". The proposed dwelling unit and infill expansion at the ground floor is located within the required rear yard.
SECTION 135 OF THE PLANNING CODE requires that 100 square feet of private open space or 133 square feet of common open space be provided for each dwelling unit. There is currently no available open space on the property and none will be provided.
SECTION 188 OF THE PLANNING CODE does not allow intensification of a noncomplying structure. The existing building extends into the property's required rear yard and is therefore a noncomplying structure. The addition of a dwelling unit and the addition within the rear portion of the building constitute an intensification of the noncomplying structure.
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/2012.1344V.pdf.
(SHARON LAI)
11. 2013.0104V: 2655 BROADWAY, Lot 018 in Assessor's Block 0961 in an RH-1(D) (Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.
SIDE YARD VARIANCE SOUGHT: The proposal is to expand the first and second floor bay window at the rear and to expand the second floor to the east within the required side yard of the three-story, single-family house.
SECTION 133 OF THE PLANNING CODE requires that the subject property maintain two side yards of 5 feet each. The proposed horizontal side and rear expansions would encroach 5 feet into the required east side yard.
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/2013.0104V.pdf.
(SHARON YOUNG)
12. 2013.0057V: 1599 SHRADER STREET, Lot 067 in Assessor's Block 1289 in a RH-1(D) (Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to construct a one-story horizontal addition (approximately 10’-0” wide by 16’-6” deep by 9’-6” above grade) at the rear of the three-story, single-family dwelling. The proposed horizontal addition, located on the northwest corner of the building on a laterally-sloping lot, will be set back approximately 11’ from the north side property line and 4’ from the west rear property line. The proposal will include construction of a new rear deck above the proposed horizontal addition on the second (main) level and replacement of the existing rear deck on the third (upper) level. The new rear decks will include translucent privacy screen panels on the west side elevation. An infill addition (approximately 5’ wide by 2’ deep) proposed at the northeast corner of the first (lower) level is not a subject of this variance.
SECTION 134 OF THE PLANNING CODE requires a rear yard of 15’ for the subject property. A portion of the proposed one-story horizontal addition with deck above on the second (main) level will extend approximately 11’ into the required rear yard and a portion of the replacement deck on the third (upper) level will extend approximately 2’-6” into the required rear yard.
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/2013.0057V.pdf.
(TOM WANG)
13. 2012.1373V: 4570 - 19TH STREET, Lot 016 in Assessor's Block 2700 in an RH-2(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposed work is to expand the subject single-family dwelling’s one-car garage to accommodate a second off-street parking space in the rear of the lot fronting on Thorp Lane. The existing garage is approximately 10 feet 8 inches wide and 11 feet tall on Thorp Lane. The proposed garage would be approximately 21 feet 8 inches wide and maintain the current height.
PER SECTION 134 OF THE PLANNING CODE, the subject lot is required to maintain an average rear yard depth of approximately 43 feet 10 inches, measured from the mid-point of the rear property line on Thorp Lane. The proposed garage would encroach 38 feet 10 inches into the required rear yard to within 5 feet of the rear property line.
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/2012.1373V.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
