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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, October 26, 2011
Session Begins at 9:30 A.M.
Public
Hearing
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Scott F.
Sanchez, Zoning Administrator
Lisa Chau, 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
and Audio Recording of the Hearing are available on
the Internet at
http://www.sfplanning.org.
|
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For more information on your
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Administrator by mail at 1 Dr. Carlton B. Goodlett Place, Room 244, by phone
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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.
(SOPHIE HAYWARD)
REAR YARD, FRONT SETBACK, AND NON-COMPLYING STRUCTURE
VARIANCES SOUGHT:
The proposed project is to convert the existing crawl space at the ground level
by raising the existing building 4' and reconfiguring the interior. The existing
structure is a non-complying structure, and the proposed project will increase
the size of the structure.
SECTION 134 OF THE PLANNING
CODE requires a rear yard that
measures 25% of the depth of the lot or not less than 15' in length. The
existing building does not have a rear yard. The existing front yard serves as
the usable open space, and measures 13'6" in length. The proposed project will
not impact the existing open space.
SECTION 144 OF THE PLANNING
CODE requires that no less than
one-third of the width of the ground story along the front lot line shall be
devoted to windows, entrances for dwelling units, landscaping, and other
architectural features that provide visual relief and interest for the street
frontage. The existing solid fence along the front property line does not
provide the required features to provide relief.
SECTION 188 OF
THE PLANNING CODE
allows noncomplying structures to be enlarged only if there is no increase in
any discrepancy, at any level of the structure, between existing conditions on
the lot and the required standards for new construction.
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/2011.1052V.pdf
B. REGULAR CALENDAR
(AARON STARR)
2. 2011.0578V: 51 GRATTAN STREET,
Lot 027 in Assessor's Block 1280 in a RH-2 (Residential, House, Two-Family)
Zoning District and a 40-X Height and Bulk District.
FRONT SETBACK VARIANCE
SOUGHT:
The proposal is to
construct a one-story vertical addition in addition to a 150 sq. ft.
(approximate) penthouse/mezzanine area
set back approximately 31 feet from the front façade; infill two non-shared
light wells and the front entrance; square-off the bay windows at the rear
façade (approximately 21 sq.
ft.); excavate and extend the ground floor approximately 10 feet into the rear
yard; alter the front façade; and interior alterations.
PER SECTION 132
OF THE PLANNING CODE
the subject property is required to maintain a front setback of approximately 3
feet. The proposed vertical addition would encroach approximately 1 foot into
the required front setback; therefore, the project requires a variance from the
front setback requirement (Section 132) of the Planning Code.
PER SECTION
188(a) OF THE PLANNING CODE
noncomplying structures are not permitted to be expanded. The existing building
is considered a legal noncomplying structure because portions of the building
already encroach into the required front setback. 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/2011.0578V.pdf
(ADRIAN PUTRA)
REAR YARD VARIANCE SOUGHT:
The project is to demolish an existing one-story rear deck and construct a new
one-story addition with a roof deck above at the rear of a single-family
dwelling. The project also includes constructing a roof dormer on the north
side of the building.
PER SECTION 134 OF THE
PLANNING CODE the subject property is required to maintain a rear yard of
approximately 56.25 feet. The proposed rear addition would encroach
approximately 5 feet into the required rear yard and result in a rear yard of
51.25 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/2011.0897V.pdf
(CHRISTINE LAMORENA)
4. 2011.0944V: 1921 VALLEJO STREET,
Lot 021 in Assessor's Block 0567 in a RH-2 (Residential-House, Two-Family)
Zoning District and a 105-D Height and Bulk District.
REAR YARD & NON-COMPLYING
STRUCTURE VARIANCES SOUGHT: The proposal is to construct a one-story horizontal addition,
approximately 9 feet wide by 5 feet deep at the rear of the four-story over
garage two-family building.
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 approximately 108 feet, has a required rear yard
of approximately 49 feet. The proposed rear addition would encroach
approximately 8 feet into the required rear yard.
PER SECTION 188 OF THE PLANNING CODE a noncomplying structure may be altered
provided no new discrepancy is created. The rear portion of the existing
building is a noncomplying 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/2011.0944V.pdf
(DIEGO SANCHEZ)
5. 2011.0495V: 3141 FOLSOM STREET,
Lot 015 in Assessor's Block 5503 in a RH-2(Residential, House, Two-Family)
Zoning District, Bernal Heights Special Use District (SUD) and a 40-X Height and
Bulk District.
REAR YARD AND
NON-COMPLYING STRUCTURE VARIANCES SOUGHT:
The proposal is a rear horizontal addition to an existing three-story,
three-unit dwelling. The depth of the addition is approximately 13 feet from
the existing rear building wall and consists of a master bathroom of
approximately 87 square feet and a deck of 63 square feet at the 2nd and 3rd
stories. A 3 foot high deck at grade level is also proposed. This addition
will occur at the south property line.
PER SECTION 242 OF THE PLANNING CODE, the subject property is required to
maintain a rear yard of 45% of lot depth, equal to 45 feet for the subject lot.
The existing building is within the required rear yard and provides a rear yard
of 39 feet. The proposal would leave a rear yard of 26 feet, which is less than
the required 45 feet; therefore the project requires a variance from the rear
yard requirement (Section 242) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE, a non-complying structure cannot be
expanded. The subject building is considered a non-complying structure because
it is located partially within the required rear yard; therefore, the project
requires a variance from the non-complying structure requirement (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/2011.0495V.pdf
(DIEGO SANCHEZ)
6.
2011.0159V: 995 DE HARO STREET, Lot 033 in Assessor’s
Block 4096 in a RH-3 (Residential- House, Three-Family) Zoning District and a
40-X Height and Bulk District.
LOT SIZE, REAR YARD, AND
OPEN SPACE VARIANCES SOUGHT:
The proposal is to split a Code-conforming standard lot into two lots. One lot
(Lot A) will measure approximately 38 feet 6 inches wide and 25 feet deep; the
other lot (Lot B) will measure approximately 25 feet wide and 61 feet 6 inches
deep. The proposal will result in 2 dwelling units on each lot.
PER SECTION 121 OF THE PLANNING CODE each lot must have a minimum area of 1,750
square feet. The proposal would create one lot of approximately 960 square feet
(Lot A) and one of approximately 1,535 square feet (Lot B). The project
requires a variance from the lot size requirement (Section 121) of the Planning
Code for each proposed lot.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to
maintain a rear yard of no less than 15 feet on each lot. Lot A will have a
rear yard of 13 feet 6 inches and Lot B will have a rear yard of 12 feet 8
inches. The project requires a variance from the rear yard requirement (Section
134) of the Planning Code for each proposed lot.
PER SECTION 135 OF THE PLANNING CODE each lot is required to provide 100 square
feet of private open space or 133 square feet of common open space for each
dwelling unit. The proposal does not provide the minimum open space requirement
for 2 units on Lot A or 2 units on Lot B. The project requires a variance from
the open space requirement (Section 135) of the Planning Code for each proposed
lot.
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/2011.0159V.pdf
(DIEGO SANCHEZ)
7. 2011.0604V: 3657 FOLSOM STREET,
Lot 022 in Assessor's Block 5652 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 expand an existing deck at the rear of the lot approximately
3 feet 9 inches into the required rear yard.
PER SECTION 242 OF THE PLANNING CODE the subject property is required to
maintain a rear yard equal to 35% of lot depth, or 24 feet 6 inches, in the case
of the subject lot. The proposal would result in a rear yard of 17 feet 6
inches. The project requires a variance from the rear yard requirement (Section
242) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE a non-complying structure cannot be
increased in size. The project would expand an existing non-complying deck;
therefore, the project requires a variance from the non-complying structure
requirement (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/2011.0604V.pdf
(ELIZABETH WATTY)
8. 2011.0860V: 235 LAUSSAT STREET,
Lot 046 in Assessor's Block 0860 in a RH-3(Residential- House, Three Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD AND
NON-COMPLYING STRUCTURE VARIANCES SOUGHT:
The proposal includes the demolition of the existing noncomplying three-story
deck and staircase and the construction of new decks at the rear of the first,
second, and third floors of the four-story two-unit building; a new spiral
staircase at the rear of the first and second floors; and a new horizontal rear
addition (glass enclosure) at the basement and first floor. Although the new
horizontal rear addition and decks will not extend beyond the existing deck and
staircase, they will be located within the required rear yard, necessitating the
granting of rear yard and noncomplying structure variances.
PER SECTIONS 134 AND 188 OF THE PLANNING CODE the Subject Property is required
to maintain a rear yard of 15'-0", measured parallel to the rear property line.
The existing development on the lot (building, rear decks and staircase)
encroaches into the required rear yard by approximately 11'-6", extending to
within approximately 3’-6” of the rear property line. The proposed addition and
decks encroach into the required rear yard by approximately 9'-0", extending to
within approximately 6'-0" of the rear property line; the proposed spiral
staircase is located to the rear of the proposed addition and decks, encroaching
an additional 5'-0" into the required rear yard and extending to within 1'-0" of
the rear property line. These rear yard encroachments necessitate rear yard and
noncomplying structure variances, pursuant to Planning Code Sections 134 and
188, respectively.
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/2011.0860V.pdf
GLENN CABREROS
9. 2011.0943V: 2808 LAGUNA STREET,
Lot 021 in Assessor's Block 0543 in a RH-2 (Residential- House, Two-Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE
SOUGHT:
The project
proposes to construct a deck on the roof of the two-story-over-basement
single-family house and to construct two open spiral staircases at the rear of
the building. One spiral staircase would connect the rear yard to the one-story
roof deck above. The other spiral staircase would connect the proposed roof
deck to the one-story roof deck below.
PER SECTION 134
OF THE PLANNING CODE,
the required rear yard for the subject property, based on averaging the adjacent
lot to the north, is approximately 39 feet. The proposed stairs connecting the
new roof deck to the one-story roof deck below would project 4 feet into the
required rear yard.
PER
SECTION 136 OF THE PLANNING CODE,
a 12-foot deep, one-story rear extension is allowed as a permitted obstruction
into the required rear yard. The proposed stairs connecting the rear yard to
the one-story roof deck above would extend 4 feet beyond the rear wall of the
existing one-story permitted obstruction.
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/2011.0943V.pdf
(SHARON LAI)
REAR YARD VARIANCE SOUGHT:
The proposal is to construct a new three-story over garage single-family home in
front of an existing cottage on the vacant portion of the lot. The new building
will be located less than 25 feet from the existing rear cottage.
PER SECTION 140 OF THE PLANNING CODE all dwelling units shall face an open area
no less than 25 feet in every horizontal dimension, a Code compliant rear yard
or a public street. The proposed new single family home at the front of the lot
will be located 22 feet from the existing rear dwelling unit; therefore, the
rear dwelling unit requires a variance from the exposure requirement of the
Planning Code.
The proposed front entry stairs will be less than 3 feet above the existing
grade at all points and will not require a variance from the front setback
requirement.
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/2011.0665V.pdf
(TOM WANG)
REAR YARD VARIANCE
SOUGHT: The proposed work is to construct a second floor deck, at the rear
of the existing two-story over garage, single-family dwelling. The proposed
second floor rear deck will be connected with an existing rear spiral stairway
that leads to grade.
PER SECTION 134 OF THE
PLANNING CODE, the subject property is required to maintain a rear yard
depth of approximately 20 feet 9 inches. The proposed second floor rear deck
would encroach 11 feet 4 inches into the required rear yard to within 9 feet 5
inches of the rear property line.
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/2011.0842V.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
NOTE: The
next Variance Hearing is on Wednesday, December 7, 2011, at 9:30 a.m.,
at City Hall.
