November 14, 2007 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, NOVEMBER 14, 2007
Session Begins at 9:30 A.M.
Public Hearing
Lawrence Badiner, Zoning Administrator
Marge Gambelin, 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.ci.sf.ca.us/planning/variance.htm.
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 (415) 923-6142. 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
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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 Donna Hall, Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at Donna_Hall@ci.sf.ca.us.
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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 City Planning Code as
described below has been filed with the Zoning Administrator and will be considered at a PUBLIC HEARING to be held on Wednesday, November 14, 2007, City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408 as follows:
9:30 A.M.
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.
(CHRISTINE LAMORENA)
1. 2007.1085V: 713-715 SHRADER STREET, on the west side between Waller and Beulah Streets, Lot 003 in Assessor's Block 1250 in an RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES: The proposal is to construct new rear decks and egress stairs at the second and third levels of the existing three-level, two-family dwelling. The proposal involves the removal of existing enclosed porches, rear decks and stairs that are built to the rear property line. The two new decks (both approximately 13 feet wide by 6.5 feet deep) and stairs (approximately 6 feet wide by 5.5 feet deep from the rear decks) will be set back approximately 9 feet from the rear property line. The proposal also includes a storage area on the ground level.
Section 134 of the Planning Code requires a rear yard area in an RH-3 Zoning District to be equivalent to 45 percent of the total lot depth, or when using averaging, no less than 25 percent of the lot depth or 15 feet, whichever is greater. The subject property has a lot depth of 106 feet. The required rear yard for the subject property is approximately 48 feet. The new rear decks and egress stairs would be located entirely within the required rear yard.
Section 188 of the Planning Code prohibits the expansion or replacement of a noncomplying structure. Because the existing enclosed porches, decks and stairs already encroach into the required rear yard, they are considered legal noncomplying structures. Therefore, the proposed construction of two new decks and stairs would be contrary to Section 188 of the Planning Code.
(SOPHIE MIDDLEBROOK)
2. 2007.0951V: 1426 - 6TH AVENUE , on the east side of 6th Avenue, between Kirkham and Judah Streets, Lot 044 in Assessor's Block 1848 in an RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.
FRONT YARD VARIANCE: The proposal is to enclose the existing front porch, located within the front setback, in order to create a new mud room. The existing front porch extends approximately 2' into the required front setback.
Section 132 of the Planning Code requires that any building or addition constructed on the subject property be setback to the average of the two adjacent front setbacks. The existing front porch extends approximately 2' into the required front setback; enclosing the porch to create a mudroom constitutes an addition of space within the front setback.
(BRITTANY BENDIX)
3. 2007.1107V: 3240 FOLSOM STREET, on the west side of Folsom Street, between Stoneman Street and Bessie Street; Lot 007 in Assessor's Block 5523 in the Bernal Height Special Use District, an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
PARKING VARIANCE: The proposal is to convert the existing ground floor retail space into a dwelling unit without providing a required off-street parking space.
Section 242(e) of the Planning Code requires an off-street parking space for the new ground floor unit. The proposal does not include this parking space.
(BEN FU)
4. 2007.0535V: 1391-1395 HAMPSHIRE STREET, east side, between 25th and 26th Streets; Lots 004 and 003D in Assessor's Block 4276 in an RH-2 (Residential, House, Two-Family) with a 40-X Height and Bulk Designation.
REAR YARD, OPEN SPACE, AND LOT SIZE VARIANCES: The proposal is to (1) subdivide Lot 004 into two lots (1391 Hampshire Street and 1395 Hampshire Street) and (2) merge Lot 003D (a land locked parcel behind 1391-93 Hampshire and 1385-87 Hampshire Streets) with the newly created north-facing lot. No work is proposed for the existing buildings; the Variances are results of the proposed subdivision.
Planning Code Section 134(a)(2) requires the minimum rear yard depth in a RH-2 District to be equal to 45 percent of the total depth of the lot, measured from the rear lot line to the rear building wall. The rear yard may be reduced based on the average of the adjacent rear building walls. The required rear yard for the newly created northern lot at 1391 Hampshire Street is approximately 42 feet and approximately 31 feet for the southern lot at 1395 Hampshire Street. The existing rear yard for the northern lot is approximately 39 feet and approximately 24 feet for the southern lot.
Planning Code Section 135 sets forth sectional criteria with which common and private usable open spaces must be evaluated against. The required common usable open space for the RH-2 District is 125 square feet and the required minimum dimensions for ground floor open space is 10 feet by 10 feet. Though 1395 Hampshire Street provides an open space that exceeds the minimum area, it does not meet the minimum dimensions.
Planning Code Section 121(e) requires a minimum lot size of 2,500 square feet for all lots not within 125 feet of an intersection. The newly created lot at 1395 Hampshire Street would be approximately 1,600 square feet.
Planning Code Section 188 further prohibits intensification or increase in any discrepancy at any level of a non-complying structure. The subdivision results in non-complying buildings in terms of rear yard, open space, and lot size. No work is proposed for either property.
(DIEGO SANCHEZ)
5. 2007.1097V: 47 MIRABEL STREET, north side, between Coso Avenue and Shotwell Street; Lot 032 in Assessor's Block 5517 in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation.
PARKING VARIANCE: The proposal is to add approximately 758 square feet of usable floor area to the rear of an existing single family home without adding off street parking.
Planning Code Section 242(e)(4)(B) indicates that an alteration of over 200 square feet of usable floor area triggers the application of the parking requirements under Planning Code Section 242(e)(4). The parking requirements under Planning Code Section 242(e)(4) require 3 off street parking spaces.
B. REGULAR CALENDAR
(SOPHIE MIDDLEBROOK)
11. 2007.1234V: 68 VALLEY STREET, on the north side of Valley Street, between San Jose Avenue and Dolores Street, Lot 020 in Assessor's Block 6616 in an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
SCREENED PARKING VARIANCE: The proposal is to create an off-street parking space within the existing front set-back. The proposal includes a new, 6' fence, which will partially conceal the off-street parking space.
Section 142 of the Planning Code requires that every off-street parking space shall be screened from view. While the construction of the proposed new fence will partially screen the off-street parking space, the fence will not completely conceal the parking area.
(SHARON YOUNG)
7. 2007.0972V: 1051 - 1053 HAIGHT STREET, south side between Broderick Street and Buena Vista East Avenue, Lot 020 in Assessor's Block 1241 in an RM-2 (Residential, Mixed Districts, Moderate Density) Zoning District and a 40 X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES: The proposal is to legalize the construction of one-story horizontal extension (approximately 12 feet wide by 5.5 feet deep by 10 feet high) that extends into the required rear yard of an existing two-story-over-garage, two-family dwelling. The one-story horizontal extension, located on the 3rd (top) story level, abuts the east property line and is set back 13 feet from the west property line. Currently, the one-story horizontal extension extends approximately 5.5 feet into the 15-foot required rear yard. The existing rear yard is approximately 9.5 feet. The proposal will also include removing an existing rear deck, the construction of a new rear egress door at the 3rd story level, new rear stairs which provide access to the patio area, and a one-hour fire rated wall along that portion of the stairs adjacent to the east property line to a height of approximately 12.5 feet above grade to meet the current Building Code requirements.
Section 134 of the Planning Code requires a rear yard area in an RM-2 Zoning District to be equivalent to 45 percent of the total lot depth, or when using averaging, no less than 25 percent of the lot depth or 15 feet, whichever is greater. The subject property, with a lot depth of 60 feet, has a required rear yard of 15 feet. The existing horizontal extension at the 3rd story level extends approximately 5.5 feet into the required rear yard.
Section 188 of the Planning Code prohibits the expansion or replacement of a noncomplying structure. Because the existing building already 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.
(MARY WOODS)
8. 2007.1011V: 2473, 2473A AND 2475 POST STREET, on the south side between Baker and Broderick Streets; Lot 023 in Assessor's Block 1080 in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District. The lot measures approximately 47 feet wide by 137 feet deep, and contains a single-family residence at the front of the lot (2475 Post Street) and a two-unit building at the rear of the lot (2473 and 2473A Post Street).
LOT FRONTAGE, REAR YARD, DWELLING UNIT EXPOSURE, SCREENING OF PARKING, PARKING IN REQUIRED OPEN SPACE AND NON-COMPLYING STRUCTURE VARIANCES: The proposal is to subdivide the lot into two lots so that each building will be situated on a single lot. No construction or alteration to the existing buildings is proposed. Unauthorized parking spaces for five vehicles which are located between the two buildings are proposed to be legalized.
Section 121(a) of the Planning Code requires that the lot frontage shall have a minimum width of 16 feet. The proposed lot split will create one lot (leading to the rear building at 2473 and 2473A Post Street) with a maximum frontage of 4 feet, resulting in a flag-shaped lot.
Section 134(a)(2) of the Planning Code requires the minimum rear yard depth to be 45 percent of the total depth of the lot or the average depth of the rear walls of adjacent buildings to a minimum of 25 percent of the lot depth or 15 feet, whichever is greater. With the proposed lot split, portions of both existing buildings will encroach into their respective required rear yards. A portion of the one-story extension at the front building would be approximately 3 feet from the new rear property line while 15 feet is required. A portion of the existing two-story extension at the rear of the building already encroaches approximately 25 feet into the required rear yard while 28 feet is required.
Section 140 of the Planning Code requires that every dwelling unit in any use district shall face directly on an open area, such as a public street, a public alley or court yard at least 25 feet in width. The existing rear building currently meets the unit exposure requirement, however, the proposed lot split would provide an 11-foot separation when a 25-foot separation is required, and would thus be contrary to Section 140.
Section 142(b) of the Planning Code requires that every off-street parking space be screened from view from all streets. The parking pad for the front lot is not screened although it is located behind a metal gate which is 75 percent open to perpendicular view with a slight upward change in grade.
Section 155(n) of the Planning Code states that off-street parking spaces shall not occupy any required open space. With the lot split, the parking spaces for both new lots will be located in the required rear yards of the new lots.
Section 188(a) of the Planning Code prohibits the expansion, intensification or change in use of non-complying structures. Because the existing buildings are already considered non-complying and the discrepancies already exist, they are considered legal, non-complying structures. However, the proposed lot split would further increase the degree of non-compliance of the two existing buildings; therefore, the proposed lot split would be contrary to Section 188.
(AARON STARR)
9. 2006.1313V: 1701 OAK STREET, on the south side between Clayton and Ashbury Streets; Lot 035 in Assessor's Block 1224 in an RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES: The proposal is to construct an approximately 15' deep by 4' wide single-story addition at the rear, east side of the ground floor with a roof deck above in order to accommodate more parking in a proposed ground floor garage.
Section 134 of the Planning Code requires that the subject property maintain a rear yard that measures 45' in depth. The proposed addition would be located entirely within the required rear yard, extending to within approximately 22' of the rear property line.
Section 188 of the Planning Code prohibits the expansion of a noncomplying structure. The existing building is considered a legal noncomplying structure because portions of the building already encroach into the required rear yard. Therefore, the proposed expansion would be contrary to Section 188.
(JONAS IONIN)
10. 2007.1088V: 1003-1007 PAGE STREET, southwest corner of Divisadero Street, Lot 001, Assessor's Block 1237, located in an NC-2 District (Neighborhood Commercial, Small-Scale) District, the Divisadero Street Alcohol Restricted Use District and in a 40-X Height and Bulk District.
REAR YARD VARIANCE: The proposal is to demolish existing storage and garage structures in the rear yard area and construct a split two- and three-story structure; that is proposed to contain a green house, roof deck and dwelling unit over a three-car garage. The proposed structure would encroach into the required rear yard level and extend to the rear property line.
Planning Code Section 134 requires a rear yard equal to 25 percent of the lot depth in NC-2 Districts at the second story and at each succeeding level or story of the building. The subject lot has a 25 foot required rear yard. The proposed construction would encroach into the rear yard area from lot line to lot line at the second and succeeding level.
(SHELLEY PERDUE)
11. 2007.0961V: 254 12TH AVENUE, on the east side, between Clement and California Streets; Lot 030 in Assessor's Block 1422 in an RM-1 (Residential, Mixed, Low Density) and a 40-X Height and Bulk District.
PARKING VARIANCE: The proposal is to legalize the existing second unit without providing off-street parking.
Section 151 of the Planning Code requires one off-street parking space per dwelling unit. The subject lot contains one legal unit and one unit for which no permit record exists. The property currently provides only one off-street parking space in the garage.
(GLENN CABREROS)
12. 2007.0129V: 100 - 32ND AVENUE, southeast corner at the intersection of 32nd Avenue and El Camino del Mar, Lot 008 in Assessor's Block 1312 in an RH-1(D) (Residential, House, One-Family, Detached) District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES: The proposal is to alter the existing fourth floor and to construct a side horizontal addition along the 32nd Avenue façade of the existing four-story, single-family dwelling. The subject property is a corner lot, and the property line along El Camino del Mar has been determined to be the front of the lot.
Section 134 requires a rear yard equal to 25 percent of the lot depth or 15 feet, whichever is greater. The required rear yard depth for the subject property is 15 feet. The last 10 feet of the existing building was originally constructed within the required rear yard. The last 10 feet of the altered fourth floor and the side horizontal addition is proposed to extend into the required rear yard.
Section 188 prohibits the intensification of any noncomplying structure. The rear wall of the project is proposed to align with the existing rear wall of the building, which was originally constructed 10 feet into the required rear yard and is a legal noncomplying structure. The addition is therefore contrary to Section 188.
(GLENN CABREROS)
13. 2007.0329V: 200 CERVANTES BOULEVARD, northern corner at the intersection of Cervantes Boulevard and Avila Street, Lot 003D in Assessor's Block 0417A in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES: The proposal is to alter the existing third floor and to construct a three-story horizontal addition at the rear of an existing three-story, single-family residence. The subject property is a corner lot, and the property line along Avila Street has been determined to be the front of the lot.
Section 134 requires a rear yard equal to 25 percent of the lot depth. The required rear yard depth for the subject property is 22 feet 6 inches. The last 5 feet of the existing building was originally constructed within the required rear yard. The last 5 feet of the altered third floor and the rear horizontal addition is proposed to extend into the required rear yard.
Section 188 prohibits the intensification of any noncomplying structure. The rear wall of the project is proposed to align with the noncomplying portion of the existing rear wall, which was originally constructed 5 feet into the required rear yard and is a legal noncomplying structure. The addition is therefore contrary to Section 188.
(RICK CRAWFORD)
14. 2007.0814V: 3664 22ND STREET on the north side, between Church and Sanchez Streets; Lot 016A in Assessor's Block 3620 in an RH-1 (Residential, One Family) Zoning District, the Dolores Heights Special Use District, and a 40-X Height and Bulk District.
FRONT SETBACK VARIANCE: The proposal would demolish the existing dwelling and construct a new single family dwelling with a garage and a bay window in the front. The proposed garage and bay window will extend into the required front setback. This bay window is not considered a permitted obstruction because there is not 7.6 feet of clearance beneath the bay.
Section 132 of the Planning Code requires a front setback of 14 feet where a setback of 11.5 feet is proposed for the bay window and "0" feet is proposed for the garage.
(TOM WANG)
15. 2007.1123V: 168 CASELLI AVENUE (the existing building at the rear of the lot), north side between Clover and Danvers Streets; Lot 011 in Assessor's Block 2690 in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
REAR YARD VARIANCES: There are two existing buildings on the subject lot. The proposal is for the addition of an enclosed stairway and a second floor deck to the rear of the existing two-story with attic, single-family dwelling, at the rear of the lot. The proposed stairway would provide a direct interior connection through all three floors of the existing dwelling.
As part of the project, an existing illegal unit on the ground floor of the subject building will be removed. The subject building will be reverted to a single-family use, which is the occupancy presently authorized by the City.
Section 134(a)(2) of the Planning Code requires a minimum rear yard depth of 54 feet 6 inches, measured from the rear property line, for the subject lot. The proposed stairway and second floor rear deck would be within 9 feet 6 inches of the rear property line, encroaching entirely into the required rear yard.
Section 188 of the Planning Code prohibits the enlargements or alterations to a noncomplying structure. Since the existing subject building was legally constructed within the required rear yard, it is considered a legal noncomplying structure. The proposed enclosed stairway and the second floor deck would result in the enlargement of a noncomplying structure.
(TOM WANG)
16. 2007.0610V: 26 FAXON AVENUE, east side between Montana and Thrift Streets; Lot 010B in Assessor's Block 7055A in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
FRONT SETBACK AND REAR YARD VARIANCES: The proposal is for the construction of a two-story addition to the south side of the existing two-story, single-family dwelling.
Section 132(d)(2) of the Planning Code requires a front setback of 6 feet, measured from the front property line, for the subject lot. The proposed two-story addition would be at the front property line, encroaching 6 feet into the required front setback.
Section 134(a)(1) of the Planning Code requires a minimum rear yard depth of 15 feet, measured from the rear property line, for the subject lot. The proposed two-story addition would be within 12 feet 6 inches of the rear property line, encroaching 2 feet 6 inches into the required rear yard.
Section 188 of the Planning Code prohibits the enlargements or alterations to a noncomplying structure. Since the existing subject building already encroaches into the required front setback and rear yard, respectively, it is considered a legal noncomplying structure. The proposed two-story addition would result in the enlargement of a noncomplying structure.
(AARON HOLLISTER)
17. 2007.1133V: 1209 GREEN STREET, south side of Green Street, between Hyde and Larkin Streets, Lot 050 in Assessor's Block 0124 in an RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE: The proposal is the horizontal addition of a spiral staircase in the required rear-yard setback of the subject property.
Section 134 of the Planning Code requires an approximate 67-foot rear-yard setback on the subject site. The subject building currently extends 12 feet into this required rear yard. The proposed spiral staircase will extend an additional five feet, four inches into the rear yard, and will measure 10 feet vertically. The spiral staircase will be utilized by the first floor owners to gain access to the rear yard.
(AMNON BEN-PAZI)
18. 2007.1120V: 601-615 UNION STREET, south side of Union Street, between Stockton Street and Columbus Avenue; Lot 001 in Assessor's Block 0117 in the North Beach Neighborhood Commercial Zoning District and a 40-X Height and Bulk District.
OFF STREET PARKING AND OPEN SPACE VARIANCE: The proposal is to legalize the use of two rooms that were converted to bedrooms in an existing residential hotel without benefit of permit. No construction or physical expansion of the structure on the project site is proposed under this application.
Section 135 of the Planning Code requires 20 square feet of private usable open space, or 26.6 square feet of common usable open space, per bedroom in a group housing structure in the North Beach Neighborhood Commercial Zoning District. The subject property does not have any usable open space, and none is proposed by this project. Therefore a 53.2 square foot open space variance is required.
Section 151 of the Planning Code requires one off-street parking space for each three bedrooms in a group housing structure, for a total of one off-street parking space for the two bedrooms added. The subject property does not have any off-street parking, and none is proposed by this project. Therefore a one space parking variance is required.
(AMNON BEN-PAZI)
19. 2007.0504V: 2675 TAYLOR STREET, (aka 421 Beach Street), west side of Taylor Street, between Beach and North Point Streets; Lot 001 in Assessor's Block 0022 in the C-2 (Community Business) Zoning District and a 40-X Height and Bulk District.
OFF-STREET PARKING VARIANCE: The proposal is to place a storage structure, for use by the property's commercial tenants, in six off-street parking spaces, two of which are off-street parking spaces required by the Planning Code. The proposed storage structure is to be composed of 12 steel units, each similar in appearance to a shipping container, stacked in two levels of 6 units each. The overall dimensions of the proposed structure are 51 feet in length, 18 feet 6 inches in depth, and 14 feet in height. The proposed structure will be placed behind the building and will not be readily visible from the street.
Section 151 of the Planning Code requires 19 off-street parking spaces at the property, based on current retail and restaurant uses. There are currently 23 off-street parking spaces at the subject property. The proposal would reduce the number of off-street parking spaces to 17. Therefore, a two space parking variance is required
(COREY TEAGUE)
20. 2007.1101V: 701 RHODE ISLAND STREET, east side, between 19th Street and 20th Street; Lot 019 and 020 in Assessor's Block 4072 in an RH-2 (Residential, House, Two Units per Lot) with a 40-X Height and Bulk Designation.
REAR YARD VARIANCE: The proposal is to construct a third story addition to the existing 2-story single-family home that extends into the required rear yard.
Planning Code Section 134(a)(2) sets the minimum rear yard in the RH-2 Zoning District at 45 percent of the total lot depth. The existing 2-story single-family home extends 25 feet 10 inches into the required rear yard. The proposed third-story addition would match, but not exceed, that depth.
Planning Code Section 188(a) prohibits the increase of any discrepancy of a noncomplying structure. The proposed third-story addition matches the existing building footprint, which does not comply with Section 134(a)(2) for rear yards.
(COREY TEAGUE)
21. 2007.1065V 42 LUNDYS LANE, northwest side, between Esmeralda and Fair Avenues; Lot 036 in Assessor's Block 5610A in an RH-2 (Residential, House, Two Units per Lot) with a 40-X Height and Bulk Designation and in the Bernal Heights Special Use District.
REAR YARD AND PARKING VARIANCES: The proposal is to demolish the existing rear addition, deck, and stairs and build a new 3-story addition that includes two additional rooms. The rear wall of the new addition will extend an additional 2 feet into the required rear yard beyond the existing construction. The addition will be approximately 2 feet higher than the highest point of the shed roof of the existing addition. The proposed addition, in total, will be 14 feet 9 inches deep, 25 feet wide, and approximately 31 feet high measured from rear grade. The new deck will extend an additional 8 feet into the required rear yard beyond the new addition.
The proposal will bring the square footage of the single-family home into the range requiring 3 off-street parking spaces. There is currently one off-street parking space provided, and no additional spaces are included in the proposal.
Planning Code Section 242(c)(2)(B) sets the minimum rear yard in the RH-2 Zoning District in the Bernal Heights Special Use District at 45 percent of the total lot depth. The existing 2-story single-family home extends approximately 13 feet 6 inches into the required rear yard. The proposed third-story addition would extend approximately 15 feet 6 inches. The existing deck extends approximately 15 feet into the required rear yard. The proposed deck will extend approximately 23 feet 6 inches into the required rear yard.
Planning Code Section 242(c)(4) requires 3 off-street parking spaces in the Bernal Heights Special Use District if the square footage of the home is between 2,251 and 2,850 square feet.
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
