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 C. PUTRA)

1.                                 2011.0896V:   225 SANTA ANA AVENUE, Lot 018 in Assessor's Block 3254 in a RH-1(D) (Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND SIDE YARD VARIANCE SOUGHT:  The subject property contains a one-story over garage single-family dwelling.  The project proposes to raise the height of the existing building by approximately 2’-0” to create a habitable level below the existing first floor and to construct a two-story horizontal addition at the rear (southeast corner) of the building that would not extend beyond the depth of the existing rear wall. 

PER SECTION 133 OF THE PLANNING CODE the subject property is required to maintain two side yards of approximately 4' each.  The existing building currently provides side yards of approximately 1' on the south side and 3' on the north side.  Therefore, the proposals to raise the existing building and construct a horizontal addition at the rear (southeast corner) require a variance.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 24'-0".  The existing building currently provides a rear yard of approximately 17'-6".  Therefore, the proposals to raise the existing building and construct a horizontal addition at the rear (southeast corner) require 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/2011.0896V.pdf.

 

 (DANIELLE HARRIS)

2.                                            2012.1406V:   4616 - 3RD STREET, Lot 025 in Assessor's Block 5306 in a NC-3(Neighborhood Commercial, Moderate Scale) Zoning District and a 40-X Height and Bulk District.

 

USABLE OPEN SPACE AND EXPOSURE VARIANCES SOUGHT:  The proposal is to convert ground floor storage space into a second dwelling unit within a legal nonconforming 2-story rear cottage. The second dwelling unit will not expand the existing building envelope. The proposed dwelling unit will be approximately 645 square feet consisting of three bedrooms and one bathroom. In addition the proposal will include interior work, relocation of entry door, and new window.

PER SECTION 135 OF THE PLANNING CODE the subject project has a required common usable open space of approximately 212 square feet. The project meets the square footage requirement by providing 316 square feet. However, it fails to comply with the minimum dimensional requirement of 15 feet in every horizontal dimension; therefore, a variance is required.

PER SECTION 140 OF THE PLANNING CODE the subject project is required to have at least one room in each dwelling unit face directly on to a public street, public alley at least 25 feet in width, side yard at least 25 feet in width, or code complying rear yard. The proposed dwelling unit faces onto an open area of 12’-8” by 25’ that does not fulfill the requirement; 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/2012.1406V.pdf

 

(DANIELLE HARRIS)

3.                                            2013.0251V:   3524 - 18TH STREET, Lot 005A in Assessor's Block 3577 in a Valencia St NCT (Valencia Street Neighborhood Commercial Transit) Zoning District and a 55-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to in-fill the second and third floor over ground floor at the rear (northwest corner) of the two-family residential building, increasing the building square footage a total of 160 square feet. Also the exterior stairs located at the middle of the east edge of the building will be removed allowing the second and third floor to be increased approximately 34.5 square feet on each level. The proposal also includes interior remodeling, addition of interior stairs connecting the first and second floor, and a residential elevator connecting all three floors.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 26 feet 3 inches. The existing building already extends 5 feet into the required rear yard leaving a nonconforming rear yard of 21 feet 3 inches; 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/2013.0251V.pdf.

 

(DIEGO SANCHEZ)

4.                                            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.

 

 (GLENN CABREROS)

5.                                            2013.0157V:   160 BELGRAVE AVENUE, Lot 032 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.

 

FRONT SETBACK AND PARKING SCREENING VARIANCES SOUGHT:  The project proposes the construction of a 22-foot deep by 15-foot wide by 3-foot tall parking pad within the required front setback.

PER PLANNING CODE SECTION 132, the required front setback for the subject lot is 15 feet.  The project proposes off-street parking and a solid fence more than 3 feet in height, which are not permitted within the required front setback; therefore, a variance is required.

PLANNING CODE SECTION 142 requires off-street parking spaces to be screened from view. The project proposes to screen the parking space with a sliding gate at the front property line that does not adequately screen the off-street parking; 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/2013.0157V.pdf.

 

(GLENN CABREROS)

6.                                            2012.1027V:   3700 BRODERICK STREET, Lot 014 in Assessor's Block 0911 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 rear and side horizontal additions to the existing four-story, single-family residence.

PLANNING CODE SECTION 134 requires a 15-foot rear yard for the subject property.  A portion of the existing building projects approximately 9 feet into the required rear yard.  The rear and side horizontal additions are proposed to align with the existing portion of the rear facade that project 9 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/2012.1027V.pdf.

 

 (KEVIN GUY)

7.                                            2013.0270V:   55 - 09TH STREET, Lot 066 in Assessor's Block 3701 in a C-3-G (Downtown-General) Zoning District and a 200-S Height and Bulk District.

 

PERMITTED OBSTRUCTION VARIANCE SOUGHT:  The project proposes an art installation attached to the front elevation of a previously-approved building located at 55 9th Street (currently under construction). The artwork consists of thirteen steel and glass piano sculptures that would extend over the sidewalk at varying depths, up to a maximum of nine feet.

PLANNING CODE SECTION 136 allows certain categories of features to extend over the public right-of-way, provided that such features meet requirements for dimensions and separation. Artworks are not a category of feature that is permitted to extend over the public-right-of-way. In addition, the dimensions of the proposed artwork exceed the allowable projection dimensions of any of the features listed within Section 136; therefore, the project requires a variance from the requirements of Section 136(c) 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/2013.0270V.pdf.

 

(MARY WOODS)

8.                                            2012.1510V:    439 BRODERICK STREET, Lot 005 in Assessor's Block 1205 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:          The proposal is to replace and reconfigure the existing rear decks and staircase of the three-story, four-unit building by relocating the three-story staircase from the southwest corner to the center of the rear facade, reducing the width of the second and third floor decks by one foot on the south side and expanding their width by one foot on the north side. The reconfigured decks and staircase would be set back five feet from each side property line.

PLANNING CODE SECTION 134 requires a rear yard depth of 24 feet. The existing building encroaches 5 feet into the required rear yard. The reconfigured decks and staircase would extend an additional 11 feet into the required rear yard, leaving a 8-foot deep 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/2012.1510V.pdf.

 

 

(SARA VELLVE)

9.                                            2012.1214V:   777 BUENA VISTA AVENUE WEST, Lot 007 in Assessor's Block 1256 in a RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK VARIANCE SOUGHT:  The proposal is to construct a one-story vertical addition to the existing two-story, two-family dwelling, the south corner of which will be in the required front setback along the front (east) property line. The proposal also includes a three-story rear horizontal addition, which is not subject to the Variance.

SECTION 132 OF THE PLANNING CODE requires a minimum front setback of approximately 15 feet for the subject property, measured from the front property line. The south corner of the proposed third story would extend to within approximately 11 feet of the front property line and encroach into the required front setback; 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/2012.1214V.pdf.

 

 

 

(SHARON LAI)

10.                                          2012.1506V:   710 STEINER STREET, Lot 017 in Assessor's Block 0803 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 replace the existing deck and balcony with a three-story horizontal addition with roof deck at the rear of the single-family dwelling. The proposed addition at the ground floor will be approximately 5 feet, 6 inches deep by 23 feet wide; the second and third floor bay extension will be located along the north side property line, measuring approximately 6 feet, 6 inches by 11 feet wide and will overhang the ground floor by 1 foot. The fourth floor deck will overhang the bay below, measuring a maximum of 18 feet, 6 inches by 6 feet, 6 inches.  On March 6, 2013, the Historic Preservation Commission granted a Certificate of Appropriateness (Case No. 2012.1506A) for the proposed work.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 28 feet.  The addition will extend approximately 6 feet 6 inches 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/2012.1506V.pdf.

 

 

(SHARON YOUNG)

11.                                          2012.0715V:   1655 PAGE STREET, Lot 029 in Assessor's Block 1231 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to legalize the construction of a one-story deck and stairs built without permit at the rear of the two-story, two-unit building.  The rear deck (approximately 12’ wide by 7’-6” deep by 11’-6” above grade) extends from the main building wall with stairs to grade extending into the required rear yard. 

SECTION 134 OF THE PLANNING CODE requires a rear yard of 58 feet for the subject property.  The rear deck and stairs are located entirely 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 Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2012.0715V.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