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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, July 27, 2011

 

             Session Begins at 9:30 A.M.

     

 

                                           Public Hearing

 

line

               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 are available on the Internet at http://www.sfplanning.org.

 


 

Accessible Meeting Policy

 

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408, Fourth Floor, San Francisco, CA.  The closest accessible BART Station is the Civic Center Station located at the intersection of Market, Hyde and Grove Streets.  Accessible curb side parking has been designated at points along McAllister Street. Accessible MUNI Lines serving City Hall are the 42 Downtown Loop, 9 San Bruno and 71 Haight/Noriega and the F Line.  Accessible MUNI Metro Lines are the  J, K, L, M, and N.  For more information regarding MUNI accessible services, call 311 within San Francisco, (415) 701-2311 outside Bay Area, or TYY (415) 701-2323.  American sign language interpreters and/or a sound enhancement system will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 72 hours prior to a hearing.  Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility.  In order to assist the City’s efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical based products.  Please help the City to accommodate these individuals.

 

 

Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings

 

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting.  Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices.

 

Know Your Rights Under the Sunshine Ordinance

 

Government's duty is to serve the public, reaching its decisions in full view of the public.  Commissions, boards, councils and other agencies of the City and County exist to conduct the people's business.  This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review.

 

For more information on your rights under the Sunshine ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact The Administrator by mail at 1 Dr. Carlton B. Goodlett Place, Room 244, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at sotf@sfgov.org.

 

 

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action may be required by the San Francisco Lobbyist Ordinance [SF Admin.. Code 16.520 - 16.534] to register and report lobbying activity.  For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 25 Van Ness Avenue, Suite #220, San Francisco, CA 94102, telephone (415) 554-9510, fax (415) 703-0121 and web site http://www.ci.sf.ca.us/ethics/.


 

                                                                             

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.      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.

 

(SOPHIE HAYWARD)

1.                                   2011.0556V:   400 FAIR OAKS STREET, Lot 001 in Assessor’s Block 6534 in a RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:   The proposed project is to add a detached one-story garage with a usable roof deck on the west side of the corner property, accessed from 25th Street.  The proposed new garage would replace the existing concrete parking slab and retaining wall.  A new gate is also proposed along the 25th Street property line.

 

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of approximately 45 feet.  The existing building encroaches approximately 15 feet into the required rear yard; the proposed addition of a detached garage would further encroach into the required rear yard by 6 feet and result in a rear yard of 6 feet; therefore, the project requires a variance from the rear yard requirement (Section 134) 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/2011.0556V.pdf

 


 

 

(CHRISTINE LAMORENA)

2.                                 2011.0668V:   2541 CALIFORNIA STREET, Lot 031 in Assessor's Block 0655 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 remove all existing bays at the rear of the four-story over basement eight-unit building and infill a portion of the existing interior light court located towards the rear of the building. The project also includes infilling two lightwells at the ground level, constructing a horizontal addition at the ground level (approximately 10 feet deep by 35 feet wide), and constructing new exterior stairs and decks at the rear of the building.

 

PER SECTION 134 OF THE PLANNING CODE when reducing the rear yard requirement by averaging in a RH-2 Zoning District, the last 10 feet of the permitted building depth is limited to a height of 30 feet. The subject property has a required rear yard of 34 feet below a height of 30 feet and a required rear yard of 44 feet for the area above a height of 30 feet. A portion of the proposed exterior stairs and 4th story decks above 30 feet would encroach approximately 2-10 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/2011.0668V.pdf

 

(ERICA JACKSON)

3.                                 2011.0466V:   518 ANDERSON STREET, Lot 004 in Assessor's Block 5723 in a RH-1 (Residential, House, Single-Family) Zoning District, the Bernal Heights Special Use District, and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to demolish and replace the existing rear stairs and legalize an existing 65 square foot sunroom on the second floor.

 

PER SECTION 242(e)(2) OF THE PLANNING CODE the subject property is required to maintain a required rear yard of 35 percent of lot depth. The subject lot is 70 feet deep and the required rear yard is 24.5 feet. The existing building encroaches approximately 5.5 feet into the required rear yard, leaving a rear yard of approximately 19 feet. The proposed rear stairs will encroach approximately 9 feet into the required rear yard, leaving a rear yard of 15.5 feet. The existing sunroom encroaches approximately 12.5 feet into the required rear yard, leaving a rear yard of approximately 12 feet. Therefore, this project requires a rear yard 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/2011.0466V.pdf

B.      REGULAR CALENDAR

 

(AARON STARR)

4.                                 2011.0483V:   104-114 PRESIDIO AVENUE, Lot 022 in Assessor’s Block 0983 in a RH-2 (Residential, House, Two-Family Dwelling) Zoning District and a 40-X Height and Bulk District.

 

                                                            REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to relocate a two-story exterior staircase that is currently located approximately 10’ from the rear property line on the north side of the rear courtyard to the rear property line at the south side of the rear courtyard at the rear of the 5-story, 7-unit residential building. The proposal also includes a new firewall at the rear property line for the proposed staircase. This Variance modifies a previous Variance granted on 7/21/2010, Case #2010.0221V, which is currently under construction.

 

                                                           

                                                            PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard that measures approximately 18.5’ in depth. Currently the existing structure covers almost the entire lot. The proposed staircase would be located entirely within the required rear yard.

 

                                                            PER SECTION 188(a) OF THE PLANNING CODE, non-complying structures are not permitted to be expanded. The existing building is considered a legal non-complying structure because portions of the building already 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 Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0483V.pdf

 

(COREY TEAGUE)

5.                                2011.0396V:     701-705 FLORIDA STREET, Lot 015 in Assessor's Block 4081 in a RH-2 (Residential, House, Two-Family) Zoning District and a 65-X Height and Bulk District.

 

LOT WIDTH (LOT SPLIT) VARIANCE SOUGHT:  The existing lot contains two separate residential buildings that front Florida Street. The proposal is to subdivide Lot 015 into two lots, each containing one residential building. The resulting lot containing 701 Florida Street would be 24 feet wide and approximately 1,800 square feet. The resulting lot containing 703-705 Florida Street would be 26 feet wide and approximately 1,950 square feet.

 

PER SECTION 121(d)(2) OF THE PLANNING CODE the proposed new lots must have a minimum width of 25 feet. The proposed lot containing 701 Florida Street will have a width of only 24 feet; therefore, the project requires a variance from the lot width requirement (Section 121(d)(2)) 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/2011.0396V.pdf

           

(CHRISTINE LAMORENA)

6.                                 2011.0514V:   2872 PINE STREET, Lot 016 in Assessor's Block 1029 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

REAR YARD & NONCOMPLYING STRUCTURE:  The proposal is to construct a 2nd story horizontal addition, approximately 24 feet wide by 17 feet deep set back 4 feet from the western property line, above an existing rear portion of the two-story over garage single-family dwelling. The project also includes raising an existing rear deck 20 inches to a height of 4 feet above grade to align with ground floor of the dwelling. There will be no changes to the existing building footprint.

 

PER SECTION 134 OF THE PLANNING CODE the subject property requires a rear yard area to be equivalent to 45 percent of the total lot depth. The subject property, with a lot depth of 137.5 feet, has a required rear yard of approximately 62 feet. The proposed rear addition would encroach approximately 5 feet into the required rear yard while the deck would encroach approximately 14 feet into the required rear yard.

 

PER SECTION 188 OF THE PLANNING CODE a non-complying structure may be altered provided no new discrepancy is created. The rear portion of the existing building is a non-complying structure as it was constructed within the required rear yard area. The proposed horizontal addition would enlarge the non-complying structure, and thus 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/2011.0514V.pdf

 

(RICK CRAWFORD)

7.                                 2010.0084V:   30 EDITH STREET, Lot 004 in Assessor's Block 0077 in a RH-3 (Residential House, Three-Family Dwelling) Zoning District and a 40-X Height and Bulk District. 

 

REAR YARD VARIANCE SOUGHT:  The project is a one-story vertical addition with a three-story addition to the rear and sides. 

 

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/2010.0084V.pdf

 

(ELIZABETH WATTY)

8.                                 2010.1132V:   359 CUMBERLAND STREET, Lot 036 in Assessor’s Block 3601 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK, REAR YARD, NON-COMPLYING STRUCTURE VARIANCES SOUGHT:   The Project proposes to construct a partial third-story vertical addition (penthouse), a three-story horizontal rear addition, and horizontal front additions at the first and second-floor, and to make façade alterations to the existing two-story-over-garage single-family dwelling. The rear of the existing building is built at an acute angle (slanting toward the front property line), resulting in varied building depths at each level, with the deepest portion of the building (at the first floor) encroaching into the required rear yard. The proposed horizontal rear additions result in a plumb or “uniform” rear building wall.

 

                                                            PER SECTIONS 134 & 188 OF THE PLANNING CODE the subject property is required to maintain a 45% rear yard of approximately 51’-4”, measured parallel to the rear property line.  The existing structure currently encroaches into the required rear yard by approximately 2’-8” resulting in a rear yard of approximately 48’-8”. The proposed alterations would increase the existing rear yard encroachment, resulting in a maximum encroachment of 6’-3”, and in a minimum rear yard of approximately 45’-1”. This intensification of the existing non-complying structure necessitates variances from the rear yard (Section 134) and non-complying structure (Section 188) provisions of the Code.

 

                                                            PER SECTIONS 132 & 188 OF THE PLANNING CODE the subject property is required to maintain a 13’-4” front setback.  The existing structure currently encroaches into the front setback by approximately 7’-7” resulting in a front setback of 7’-5”. The proposed horizontal front alterations would increase the existing front setback encroachment, by: (1) creating habitable space within the existing building volume above the garage; (2) redesigning the front bay window at the main (first floor) level; (3) enclosing a portion of the raised entrance at the main level; and (4) constructing a horizontal front addition at the upper (second floor) level. This intensification of the existing non-complying structure necessitates variances from the front setback (Section 132) and non-complying structure (Section 188) provisions of the 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/2010.1132V.pdf

 


 

 (ADRIAN PUTRA)

9.                                 2011.0102V:   283 GRANADA AVENUE,  Lot 002 in Assessor’s Block 6941 in a RH-1 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

                                   

                                                            REAR YARD VARIANCE SOUGHT:  The subject property contains a single-family dwelling structure at the front of the property and an accessory structure at the rear of the lot.  The project is to legalize the conversion of the rear accessory structure into a single-family dwelling structure without meeting dwelling unit exposure requirements. The project does not involve the enlargement of either structure on the lot.  

 

                                                            PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of approximately 32 feet.  The rear single-family dwelling proposed for legalization is located completely within the required rear yard; therefore legalization of the rear dwelling requires a rear yard variance.

 

                                                            PER SECTION 140 OF THE PLANNING CODE, a dwelling unit is required to face a code-compliant rear yard or open area which is unobstructed and is no less than 25 feet in every horizontal dimension.  The rear single-family dwelling structure proposed for legalization does not contain face a code-complying rear yard or an open area that is no less than 25 feet in every horizontal dimension;  therefore legalization of the rear dwelling requires an exposure variance.  

 

PER SECTION 188 OF THE PLANNING CODE, a non-complying structure can be altered, providing that there is no new or increased discrepancy at any level between existing conditions on the lot and the required standards of the Planning Code. The rear single-family dwelling proposed for legalization constitutes a non-complying structure that is located entirely within the required rear yard; therefore legalization of the rear dwelling requires a non-complying structure 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/2011.0102V.pdf

 

(BEN FU)

10.                               2011.0519V:   27 LEXINGTON STREET, Lot 040 in Assessor’s Block 3576 in a RTO-Mission (Residential Transit Oriented District) Zoning District and a 45-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to create a fifth dwelling unit on the ground floor of an existing four-unit building.  There will be no building expansion.

 

PLANNING CODE SECTION 140 requires windows of at least one room that meet the 120-squarefoot minimum floor area requirement in each dwelling unit in any use district to face directly on an open area of a public street, public alley, side yard of at least 25’-0” in depth, or a rear yard meeting the requirements of the Planning Code.

The project proposes the addition of a fifth dwelling unit in a building that does not comply with the rear yard requirement of the Planning Code. The minimum rear yard requirement for the subject property is 20’-0”, where only a 15’-0” deep rear yard exists. The new unit faces onto a non-complying rear yard; therefore, a Variance for dwelling unit exposure 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/2011.0519V.pdf

 

(MELISSA LAVALLEY)

11.                               2011.0180V:   964 EDDY STREET, Lot 007 in Assessor’s Block 0737 in a RM-4 (Mixed Residential, Apartments and Houses, High Density) Zoning District and a 80-B Height and Bulk District.

 

PARKING IN FRONT YARD SETBACK VARIANCE SOUGHT:  The proposal is to construct an unenclosed parking space in the front yard setback of the existing 2-story, single-family residence. The subject property is designated as City Landmark #112. The Historic Preservation Commission granted a Certificate of Appropriateness for the proposed project on April 20, 2011.

 

PER SECTION 132(f) OF THE PLANNING CODE the subject property is required to maintain a front yard setback of approximately 5 feet. Section 132(f) provides further that no motor vehicle may be parked or stored in such setback area. The proposed parking space, which would be approximately 20 feet deep, would be located within this required front setback area and would partially replace an existing combined retaining wall and wrought iron railing that exceeds six feet in height as allowed in Planning Code Section 136(c)(16).

 

PER SECTION 142 OF THE PLANNING CODE off-street parking shall be screened from view and confined by solid building walls. The proposed parking space would be unenclosed with a partially transparent gate at the street.


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/2011.0180V.pdf


 

 (KEVIN GUY)

12.                               2007.0966V:   1600 - 1612 MARKET STREET, Lot 001 in Assessor's Block 0854 in the Neighborhood Commercial Transit-3 District and the 85-X Height and Bulk District

 

BAY WINDOWS AND REAR YARD MODIFICATION VARIANCES SOUGHT:  The proposal is to demolish an existing one-story commercial building, and construct a new six-story building containing 24 below-market rate dwelling units with approximately 3,770 square feet of ground floor retail space.

 

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard equal to 25 percent of the depth of the lot. The project proposes a "V"-shaped building with a courtyard at the second level situated toward the interior of the lot. The configuration of this courtyard does not meet the requirements for a rear yard pursuant to the Code; therefore the project requires a modification of the rear yard requirements per Section 134(e) of the Planning Code.

 

PER SECTION 136(c)(2) OF THE PLANNING CODE buildings may include bay windows which project over the public right-of-way, provided that such windows meet certain requirements for dimensions and separation. The project proposes several planes which project over the public-right-of way along the Market, Franklin, and Page Street frontages, but do not comply with these requirements; therefore, the project requires a variance from the bay window 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/2007.0966V.pdf

 

(BEN FU)

13.                               2011.0304V:   147 ANDOVER STREET, Lot 024 in Assessor’s Block 5647 in a RH-1 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to (1) remodel the interior, (2) raise the roof at the rear by 3’-0” in height, and (3) construct a new rear deck and stair on the existing single-family dwelling.

 

Planning Code Section 242(e)(2) requires all lots of 70 feet or less in depth in RH-1 districts to have a minimum rear yard depth equal to 35 percent of the total depth of the lot in which the building is located. The project proposes a new rear building wall and rear stair and deck that intrude into the required rear yard without providing the required offset within the otherwise permitted coverage in the rear yard. The required rear yard is 24’-6”; the existing rear yard is 22’-8”. The proposed rear stair and deck encroach an additional 7’-6” into the rear yard, leaving a proposed rear yard of 15’-2.  Therefore, a Variance for rear yard is required.

 

PER PLANNING CODE SECTION 188, a non-complying structure is prohibited from intensification or increase in discrepancy at any level. The existing building is a non-complying structure in terms of rear yard. The proposed addition enlarges the existing non-complying building envelope.

 

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/2011.0304V.pdf

 

 (ELIZABETH WATTY)

14.                               2011.0630V:   3074 PACIFIC AVENUE, Lot 008G in Assessor’s Block 0964 in a RH-1(D) [Residential, House, One-Family (Detached)] Zoning District and a 40-X Height and Bulk District.

REAR YARD, NON-COMPLYING STRUCTURE, AND SIDE YARD VARIANCES SOUGHT:  The proposal includes the construction of a one-story addition above the one-story rear portion of the single-family dwelling (the front of the house is two stories, the rear is one-story). Although the addition will not increase the existing height of the building or the overall building depth, it will be located within the required side and rear yard, necessitating the granting of side yard, rear yard, and non-complying structure variances.

PER SECTION 133 OF THE PLANNING CODE the Subject Property is required to maintain two side yards, each of 3’-0”. The existing single-family dwelling spans the full width of the lot, encroaching into both side yards. The proposed addition will be located above the one-story portion of the single-family dwelling, spanning the full width of the lot, and will also encroach into both side yards. This 3’-0” encroachment into both required side yards necessitates a side yard variance, pursuant to Planning Code Section 133.

PER SECTIONS 134 AND 188 OF THE PLANNING CODE the Subject Property is required to maintain a rear yard of approximately 26’-0”, measured parallel to the rear property line.  The existing single-family dwelling encroaches into the required rear yard, extending to within approximately 15’-0” of the rear property line (an 11’-0” encroachment into the rear yard). The proposed addition will be located above the existing one-story portion of the dwelling, resulting in a two-story tall structure for all portions of the dwelling.  This addition will result in the same encroachment into the rear yard as the existing structure (11’-0”), but intensifies this rear yard encroachment by being one-story taller than the existing one-story encroachment. This volumetric expansion of the existing 11’-0” encroachment into the required rear yard necessitates rear yard and non-complying structure variances, pursuant to Planning Code Sections 134 and 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/2011.0630V.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

 

 

Last updated: 12/16/2011 2:07:06 PM