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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,
May 25, 2011
Session Begins at 9:30 A.M.
Public
Hearing
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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.
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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 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.
REAR YARD
VARIANCE SOUGHT:
The proposal is
to document the as-built condition of the two single-family dwellings at 237-239
Minerva Street.
PER SECTION 132
OF THE PLANNING CODE the subject property is required to maintain a front
setback of 15 feet. The subject buildings feature front setbacks of 9 feet;
therefore, the project requires a variance from the front setback 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/2011.0425V.pdf
B. REGULAR CALENDAR
2. 2011.0002V: 1366 HAYES STREET,
Lot 018 in Assessor’s Block 1201 in a RM-1 (Residential, Mixed, Low Density)
Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE
SOUGHT:
The proposal is to legalize the
construction of a garden shade structure (approximately 25’ wide by 13’ deep by
9’ above grade) which is located entirely within the required rear yard of the
three-story, single-family dwelling. The garden shade structure abuts both side
(east and west) property lines and is 3’ from the rear property line. The
garden shade structure was constructed beyond the scope of work approved under
Building Permit Application No. 2010.05.28.3452.
SECTION 134 OF THE PLANNING CODE requires a rear yard area in an RM-1 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 137.50 feet, has a required
rear yard of approximately 62 feet. The garden shade structure is located
entirely within 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/2011.0002V.pdf
(AARON STARR)
3.
2011.0262V: 1547-1551 FRANKLIN
STREET,
Lot 002 in Assessor’s Block 0665 in a NC-3 (Neighborhood Commercial, Moderate
Scale) Zoning District and a 130-E Height and Bulk District.
REAR YARD, USEABLE OPEN-SPACE PARKING: The proposal is to add a
residential unit and storage space to the ground floor of the 3-unit, 3.5-story
residential building. The proposed project will not expand the subject
building’s foot print or envelope. The subject building current does not have
any parking and no parking will be provided for the new residential unit. The
project sponsor is seeking a waiver from the parking requirement (Planning Code
Section 151), per Planning Code Section 161(j).
PER SECTION 134 OF THE PLANNING CODE the subject property is required to
maintain a rear yard of approximately 19’. The proposed excavation of the
existing crawl space to create storage is located entirely within the required
rear yard.
PER SECTION 135 OF THE PLANNING CODE the subject property is required to provide
80 sq. ft. of usable open space per residential unit. Useable open space will
not be provided for the proposed residential unit.
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/2011.0262.pdf
(TOM WANG)
REAR YARD VARIANCE
SOUGHT: The
proposed work for the existing two-story, single-family dwelling is to construct
a second floor rear deck with a stairway leading to grade.
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
second floor rear deck with a stairway would encroach 11 feet into the required
rear yard to within 4 feet of the rear property line. The proposed second floor
deck would be approximately 8 feet tall above grade.
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/2011.0076V.pdf
(SHARON LAI)
REAR YARD VARIANCE SOUGHT:
The proposal is to add a 6th dwelling unit and rear deck within an
existing 3-story mixed-use building, and to clarify related approvals under
building permit number 2008.03.20.7576. The existing building measures
approximately 96 feet in depth and 50 feet in width.
PER SECTION 188 OF
THE PLANNING CODE the subject building is located partially within the required
rear yard and is a non-complying structure. The proposed 6th dwelling
unit and associated rear deck are located within the required rear yard, which
intensifies the non-conformity of the existing conditions. The proposed
alteration requires a variance from the non-complying structure requirements.
PER SECTION 134 OF
THE PLANNING CODE the subject property is required to maintain a rear yard of
approximately 45 feet, where 4 feet is currently provided. The proposed rear
deck at the third floor is located within the required rear yard and will be 4
feet away from the rear property line; therefore, the project requires a
variance from the rear yard requirement.
PER SECTION 140 OF
THE PLANNING CODE all dwelling units shall face an open area no less than 25
feet in every horizontal dimension or a public street. 4 of the 6 proposed
dwelling units (#s 3, 4, 5 and 6) do not face an open area compliant with the
Code requirements and therefore requires a variance from the exposure
requirements.
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/2011.0237V.pdf
REAR YARD VARIANCE SOUGHT:
The proposal includes the construction of a new one-story deck at the rear of
the existing single-family dwelling. Although the deck will not extend further
into the rear yard than the existing rear staircase, it will be located within
the required rear yard, necessitating the granting of a rear yard variance.
PER SECTION 134 OF
THE PLANNING CODE the Subject Property is required to maintain a rear yard of
approximately 28’-8”, measured parallel to the rear property line. The existing
two-story dwelling and its one-story rear staircase currently encroach into the
required rear yard; the dwelling has a staggered rear building wall, with the
deepest portion extending to within 21’-6” of the rear property line (7’-2”
encroachment), and the existing rear staircase extends 3’-0” beyond the house,
extending to within 18’-6” of the rear property line (10’-2” encroachment). The
new one-story deck will be located within the existing notch at the rear of the
existing single-family dwelling, connecting to the existing rear staircase, and
will extend to within 18’-6” of the rear property. This 10’-2” encroachment
necessitates a rear yard variance, pursuant to Planning Code Section 134.
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/2011.0299V.pdf
(TOM WANG)
REAR YARD VARIANCE
SOUGHT: The
proposed work for the existing one-story over garage, single-family dwelling
includes the demolition and reconstruction of the last 19 feet of the ground
floor and the last 12 feet of the second floor and (2) the addition of a second
floor rear stairway leading to grade.
The proposed work
would not change the existing building footprint, but would include a new gable
roof above the reconstructed first and second floors to match the existing gable
roof.
SECTION 134(A)(2) OF
THE PLANNING CODE requires a minimum rear yard depth of 58 feet 6 inches,
measured from the rear property line, for the subject lot. Although the
demolition and reconstruction of the rear portion of the ground and second
floors would not change the current building footprint, it would encroach 19
feet into the required rear yard to within 39 feet 6 inches of the rear property
line.
SECTION 188 OF THE
PLANNING CODE prohibits enlargements reconstruction of a non-complying
structure. Since a portion of the subject building was legally constructed
within the currently required rear yard, it is considered a legal non-complying
structure. The proposed work would result in the reconstruction and expansion of
a non-complying 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/2011.0274V.pdf
REAR YARD VARIANCE SOUGHT:
The subject property at 97 Miguel Street (aka 192-196 Laidley Street) is a
through lot that contains a four-family dwelling fronting Laidley Street, and a
two-car garage structure that fronts Miguel Street. For Planning Code purposes,
the property line adjacent to Miguel Street is considered the rear property
line. The project is to rehabilitate and expand the two-car garage structure.
PER SECTION 134 OF
THE PLANNING CODE the subject property is required to maintain a rear yard of
approximately 36.5 feet. The existing garage structure is located entirely
within the required rear yard; therefore the project requires a variance from
the rear yard requirement of the Planning Code.
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 garage structure constitutes a non-complying structure from the rear
yard requirement with no existing rear yard setback, where approximately 36.5
feet 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/2011.0236V.pdf
(BEN FU)
OFF-STREET
PARKING VARIANCE SOUGHT: The proposal is to construct a two-story rear
addition on to the existing single-family dwelling. The existing building
encroaches into the required rear yard; however, the proposal will not encroach
into the rear yard.
PLANNING CODE SECTION 242(e)(4) sets forth parking requirements for the Bernal
Heights SUD. Three off-street parking spaces are required for construction with
usable floor area between 2,251 to 2,850 square feet. The total usable floor
area proposed with the addition would be approximately 2,373 square feet. One
space currently exists and no additional parking will be provided; therefore, a
Variance is required.
PER PLANNING CODE SECTION 188, a non-complying structure may not intensify or
increase in discrepancy at any level. The existing building is a non-complying
structure in terms of rear yard and parking. The proposed addition enlarges the
existing non-complying building envelope; 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/2010.1133V.pdf
(GLENN
CABREROS)
10.
2010.0731V: 3801 JACKSON STREET,
Lot 001 in Assessor's Block 0990 in an RH-1 (Residential House, One Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD AND
NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to
construct a three-story side horizontal addition along the south façade of the
rear portion of the existing single-family residence. The ground floor is
proposed to extend to the south side property line. An approximately 3’-6” side
setback is proposed at the 3rd floor and for most of the 2nd floor side
addition.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to
maintain a 25-percent rear yard depth of approximately 19 feet. The existing
rear yard is approximately 15 feet deep at the midpoint of the width of the lot;
the rear lot line runs at an angle to the rear wall and front lot line of the
subject property. The proposed rear yard would measure approximately 17 feet
along the south side property line. The project would not extend further than
the existing rear building wall.
PER SECTION 188 OF
THE PLANNING CODE the rear portion of the existing structure is a non-complying
structure that may be altered provided no new discrepancy would be created. As
approximately the last 4 feet (at the midpoint of the width of the lot) of the
existing building projects into the required rear yard area, the building is a
non-complying structure. The proposal would project 3 feet, at its greatest
depth, into the required rear yard and a new discrepancy would be created. The
project 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/2010.0731V.pdf
(RICK CRAWFORD)
11.
2011.0244V: 471-477 FULTON STREET,
Lot 026 in Assessor’s Block 0793 in the Hayes Gough Neighborhood Commercial
Transit Zoning District and a 40-X Height and Bulk District
REAR YARD AND
EXPOSURE VARIANCES SOUGHT: The proposal is to legalize the conversion of two
ground floor commercial units, one located in a building located at the rear of
the lot, and one in the building at the front of the lot, to residential use.
The project will result in the legalization of the two dwelling units
PER SECTION 134 OF THE PLANNING CODE the subject property is required to
maintain a rear yard of approximately 34 feet 5 inches at the first floor with
residential units. The proposal will create a ground floor residential unit
with a rear yard of 12 feet 3 inches; therefore, the project requires a variance
from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 140 OF THE PLANNING CODE all dwelling units must face on a public
street, conforming rear yard or other defined open space. The proposal will
create one dwelling unit without a room facing a public street, conforming rear
yard or other defined open space: therefore, the project requires a Variance
from the dwelling unit exposure (Section 140) requirements 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/2011.0244V
(CHRISTINE
LAMORENA)
12.
2011.0225V: 845 MARINA BOULEVARD,
Lot 009 in Assessor's Block 0909 in a RH-1 (Residential, House, One-family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is
to construct a three-story horizontal addition approximately 12 feet deep by 13
feet wide at the rear southeast corner of the single-family dwelling. The
proposal would infill the property’s entire rear yard.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to
maintain a rear yard depth of approximately 15 feet. The existing building was
constructed within the required rear yard area except for the approximately 12
foot by 13 foot open space. Thus, the proposed rear addition would encroach
entirely 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 originally 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/2011.0225V.pdf
(AARON HOLLISTER)
REAR YARD AND
NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to expand an
egress stair structure located at the rear of the residential structure found at
the subject site. The stair structure expansion would bring the stair structure
into compliance with current Building Code standards for emergency egress. The
new stair structure would extend approximately 7.5 feet further into the rear
yard area than the current stair structure and the width of the structure would
expand approximately one foot.
PER SECTION 134 OF
THE PLANNING CODE
the subject property is
required to maintain a rear yard of approximately 34.3 feet. The subject
property currently has a rear yard of approximately 33.6 feet. The expanded
stair structure would approximately extend another 7.5 feet into the rear yard
resulting in a rear yard of approximately 26.2 feet.
PER SECTION 188 OF
THE PLANNING CODE
non-complying structures
are not permitted to be expanded. The existing structure is considered a legal
non-complying structure because portions of the structure already encroach into
the required rear yard. Therefore, the proposed expansions 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/2011.0251V.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
