July 24, 2013

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.

1. 2013.0725V: 2538 03RD STREET, Lot 006 in Assessor's Block 4172 in a NCT2 (Neighborhood Commercial Transit-2) Zoning District and a 45-X Height and Bulk District. (BRITTANY BENDIX)

REAR YARD MODIFICATION VARIANCE SOUGHT: The proposal is to modify the previously approved project in order to relocate the interior open space from the rear portion of the building toward the center of the building.

Under the previously approved project (Case No 2012.0820V, approved October 26, 2012) the existing two-story commercial building was authorized to convert into a single-family dwelling.

PER SECTION 134 OF THE PLANNING CODE, the subject property was required to provide a rear yard of approximately 21.75 feet at the first and subsequent stories if it contained a dwelling unit. The building covered the entire lot and did not provide an open rear yard area.

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/2013.0725V.pdf

2. 2013.0148V: 427 NOE STREET, Lot 093 in Assessor's Block 3581 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (CASEY NOEL)

REAR YARD VARIANCE SOUGHT: The project includes removal of an existing rear stairway (to grade) and construction of a new rear stairway (to roof) to access a new roof deck.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 45 feet. The proposed rear stairway with landing would encroach approximately 20 feet into the required rear yard and result in a rear setback of approximately 25 feet; 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/2013.0148V.pdf

3. 2012.1075V: 43 POWERS AVENUE, Lot 005 in Assessor's Block 5518 in a RH-2 (Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (ERIKA JACKSON)

REAR YARD VARIANCE SOUGHT: The proposal is to expand the existing rear deck on the second floor, build a new roof deck on the third floor/attic level, and extends the stairs to connect the second and third floor decks.

PER SECTION 242(e) OF THE PLANNING CODE the subject property is required to maintain a rear yard of 33 feet 9 inches. The existing second floor rear deck and stairs are built completely within the required rear yard, leaving a rear yard of approximately 12 feet 6 inches. The proposal would expand the deck at the second level and add stairs to a new third floor deck. The proposal would maintain a rear yard of approximately 12 feet 6 inches on the second floor, and approximately 15 feet 6 inches on the third floor; 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/2012.1075V.pdf

B. REGULAR CALENDAR

4. 2013.0146V: 80-82 SYCAMORE STREET, Lot 076 in Assessor's Block 3576 in a RTO-Mission (Residential Transit Oriented- Mission) Zoning District and a 45-X Height and Bulk District. (DIEGO SANCHEZ)

DWELLING UNIT EXPOSURE AND REAR YARD VARIANCES SOUGHT: The project proposes to (1) legalize a third unit at the rear of the ground floor of a two-unit, three-story building and (2) construct a new stairway from that unit to an existing second level roof deck.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 45 feet. The proposal will include a one-hour fire wall of approximately 13 feet in height within the required rear yard; therefore the project requires a variance from the rear yard requirements of the Planning Code.

PER SECTION 140 OF THE PLANNING CODE a dwelling unit is required to face a public street or alley of at least 25 feet in width. The proposed unit will face Clarion Alley, a public alley of only 15 feet in width; therefore, the project requires a variance from the dwelling unit exposure 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/2013.0146V.pdf

5. 2013.0449V: 262 NEVADA STREET, Lot 014 in Assessor's Block 5686 in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District. (ERIKA JACKSON)

FRONT YARD VARIANCE SOUGHT: The proposal is to construct a 440 square foot art studio over an existing garage located within the required front setback. The subject property currently contains a single-family dwelling located at the rear of the lot.

PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback that is the average of the two adjacent buildings – in this case approximately 6 feet. The existing garage structure is located within the required front setback. The proposed addition, which will create a second story above the existing garage in approximately the same footprint, will have no front setback.

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/2013.0449V.pdf

6. 2013.0375V: 17 COLERIDGE STREET, Lot 021 in Assessor's Block 5610 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (JEFFREY SPEIRS)

REAR YARD VARIANCE SOUGHT: The proposal is to replace an existing noncomplying rear deck and stairs with a new noncomplying rear deck and stairs of slightly smaller size at the second story of an existing two family residence. The proposal also involves the construction of a new fire wall along deck and stairs at the south property line of approximately 13 feet in height.

PLANNING CODE SECTION 242 requires a rear yard of 29 feet 4 inches for the subject property. The existing building encroaches 13 feet 6 inches into the required rear yard with the existing deck and stairs encroaching an additional 6 feet 7 inches into the required rear yard, resulting in a rear yard of approximately 9 feet 8 inches. The proposed deck and stairs will be approximately 5 feet by 10 feet six inches, resulting in a rear yard of approximately 11 feet 3 inches. The replacement of the deck and stairs therefore 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/2013.0375V.pdf

7. 2013.0468V: 1721 BEACH STREET, Lot 026 in Assessor's Block 0443A in a RM-3(Residential- Mixed, Medium Density) Zoning District and a 40-X Height and Bulk District. (KANISHKA BURNS)

REAR YARD AND DWELLING UNIT EXPOSURE VARIANCE SOUGHT: The proposal is to construct a studio dwelling unit by extending the ground floor of the existing three-story two-unit building horizontally at the rear by approximately 8 feet 10 inches, infilling beneath the existing two-story extension.

SECTION 134 OF THE PLANNING CODE requires a minimum rear yard depth of 20 feet for the subject property, measured from the rear property line. The subject property currently provides a rear yard measuring approximately 14 feet to the rear wall of the two-story extension. The proposed addition would extend under the existing structure at the rear, maintaining a rear yard of approximately 14 feet.

SECTION 140 OF THE PLANNING CODE requires at least one room in each dwelling unit to face directly on to a public street, public alley or side yard at least 25 feet in width or code compliant rear yard. The proposed ground floor dwelling unit faces onto a non-compliant rear yard measuring approximately 14 feet in depth.

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/2013.0468V.pdf

8. 2013.0367V: 778 VALLEJO STREET, Lot 020 in Assessor's Block 0130 in a NO BEACH(North Beach Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District. (LILY YEGAZU)

USABLE OPEN SPACE AND EXPOSURE VARIANCES SOUGHT: The proposal is to convert a storage area at the basement level and reconfigure the ground level in order to create an additional dwelling unit. In addition, two existing light wells along each side of the building would be filled-in.

SECTION 135 OF THE PLANNING CODE requires 60 qualifying sq. ft. of private usable open space or 79.8 qualifying sq. ft. of common usable open space per unit. The project does not provide adequate usable open space and therefore requires a variance.

SECTION 140 OF THE PLANNING CODE requires each dwelling unit to face directly onto a qualifying street or a Code-complying rear yard. The subject property does not feature a code-complying rear yard and the new unit does not face directly onto a qualifying street; therefore, the proposal 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/2013.0367V.pdf

9. 2013.0392V: 37 WALNUT STREET, Lot 003 in Assessor's Block 0972 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District. (SARA VELLVE)

REAR YARD VARIANCE SOUGHT: The proposal is to legalize horizontal additions that were constructed without benefit of permit at the rear of the 3-story, single-family house.

The project includes construction of a rear deck with solid north and west property line fences to a height of approximately 15 feet above grade, horizontal additions around the ground-floor bay windows, an approximately 2' by 9' horizontal addition at the second floor and an approximately 3' x 6' horizontal addition at the north side of the third floor.

PLANNING CODE SECTION 134 requires a rear yard depth of approximately 17 feet for the subject property. The deck and property line fence extend to the rear property line and encroach into the required rear yard. The ground, second and third floor enlargements would extend to within approximately 12 feet of the rear property line and encroach into the required rear yard. Therefore, a variance is required for the project.

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/2013.0392V.pdf

10. 2013.0436V: 1825 AND 1827 SCOTT STREET, Lots 006A and 006B in Assessor's Block 1050 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (SHARON LAI)

REAR YARD AND EXPOSURE VARIANCE SOUGHT: The two-story subject building is situated on two lots (006A and 006B), and is divided by a party wall into two components, each containing one dwelling unit. The proposal is to add a second dwelling unit to lot 006B (1825 Scott Street) and to construct a third-story vertical addition with roof deck and a single-story horizontal rear addition at the garage level of the entire building.

PER SECTION 134 OF THE PLANNING CODE lots 006A (1827 Scott St) and 006B (1825 Scott St) are required to maintain rear yards of approximately 24 feet, 6 inches, and 33 feet (respectively), where approximately 9 feet, 6 inches, and 12 feet (respectively) are provided. The proposed horizontal rear additions at the garage level are located within the required rear yards.

PER SECTION 140 OF THE PLANNING CODE all dwelling units shall face a Code-complying rear yard, an open area no less than 25 feet in every horizontal dimension or a public street. The proposed new dwelling unit at 1825 Scott Street would be located behind the existing garage would not face a Code-complying rear yard or open area.

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/2013.0436V.pdf

11. 2012.0146V: 1100 LOMBARD STREET, Lot 081 in Assessor's Block 0069 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (SHARON YOUNG)

REAR YARD VARIANCE SOUGHT: The proposal is to construct two new exit staircases (approximately 13’ wide by 7’ deep by 39’ high) at the rear of the four-story, five-unit residential building. The new exit staircases will extend from the ground to roof levels. Other modifications to the residential building, which are not the subject of this variance, include a horizontal addition at all four levels on the northeast corner of the building, a new roof deck (with solar panels, 6-foot high windscreen and mechanical penthouse), new balconies on the front facade at the 2nd and 3rd stories, a new terrace on the west side of the 3rd story, and facade modifications.

SECTION 134 OF THE PLANNING CODE requires a rear yard of 15’ for the subject property. The new rear exit stairs on the northeast side of the building will extend approximately 8’ into the required rear yard. The new rear exit stairs on the north side of the building will extend approximately 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/2012.0146V.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