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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, January 25, 2012
Session Begins at 9:30 A.M.
Public Hearing
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 and Audio Recording of the Hearing 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.
1. 2011.0064V: 2835 VALLEJO STREET, Lot 022 in Assessor's Block 0958 in a RH-1(D) (Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The project proposes construction of a 13-foot deep, one-story sunroom addition along the rear wall of the existing single-family residence.
PER PLANNING CODE SECTION 134, an approximately 34-foot deep rear yard (25% of the lot depth) is required for the subject property. The existing building extends approximately 3 feet into the required rear yard, to within 31 feet of the rear property line. The proposed sunroom would be entirely within the required rear yard and within 18 feet of the rear property line; therefore, the project requires a variance from the rear yard requirement.
PER PLANNING CODE SEC. 188, a noncomplying structure may be altered if no new discrepancy is created. The existing building is a noncomplying structure as it was constructed partially within the required rear yard area. The proposed alterations would create new discrepancies that would be contrary to Section 188.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0064V.pdf
B. REGULAR CALENDAR
(AARON STARR)
2. 2011.1299V: 2373 FRANCISCO STREET, Lot 028 in Assessor's Block 0930 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCE SOUGHT: The proposal is to construct a roof deck with a fire wall that will be set back approximately 47’ from the front façade, and a spiral staircase and fire wall at the rear of the building to access the roof deck from the third floor. The proposal requires a rear yard variance. This project was sent out for Section 311 Neighborhood Notification on 3/17/11 and expired on 4/15/11.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard that measures approximately 34' in depth. Currently the existing structure extends approximately 17.5' into the required rear yard. The proposed staircase and fire wall would be located on the existing building and within the required rear yard.
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 rear yard. Therefore, the proposed staircase and fire wall 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1299V.pdf
(CHRISTINE LAMORENA)
3. 2011.0830V: 2882 GEARY BOULEVARD, Lot 045 in Assessor's Block 1069 in a NC-3 (Neighborhood Commercial, Moderate Scale) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to convert two vacant office spaces (approximately 500 square feet each) into two new dwelling units on the second floor of the four-story mixed-use building.
Per Section 134 of the Planning Code the subject property requires a rear yard of 15 feet in depth at the second floor. The existing building covers the entire subject lot and no rear yard for the two new dwelling units at the second floor is proposed.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0830V.pdf
(CHRISTINE LAMORENA)
4. 2011.1274V: 1884 GREEN STREET, Lot 041 in Assessor's Block 0543 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 is to legalize an expansion of the ground floor unit, approximately 45 square feet total, at the side and rear of the three-story over garage, three-unit building.
PER SECTION 134 OF THE PLANNING CODE the subject property requires the rear yard area to be equivalent to 25 percent of the total lot depth. The subject property, with a lot depth of 100 feet, has a required rear yard of 25 feet. The proposal would encroach approximately 7 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1274V.pdf
(COREY TEAGUE)
5. 2011.0137V: 141 ALBION STREET, Lot 068 in Assessor's Block 3568 in a RTO-Mission (Residential Transit Oriented- Mission) Zoning District and a 45-X Height and Bulk District.
LOT AREA AND OPEN SPACE VARIANCES SOUGHT: The proposal is to subdivide Lot 068 into two separate lots. The subdivision will result in two lots of irregular shape.
PER SECTION 121(d) and (e) OF THE PLANNING CODE the proposed new lots must have a minimum width of 25 feet and a minimum area of 2,500 square feet. The irregular nature of the proposed new properly line will cause portions of the new southern lot to have a width of less than 25 feet and an area of less than 2,500 square feet; therefore, a variance is required.
PER SECTION 135 OF THE PLANNING CODE each dwelling unit must have a minimum amount of private and/or common open space. The proposed subdivision will separate 141 Albion Street in the existing building from its useable common open space on the southern portion of the existing lot; therefore, a variance is required.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0137V.pdf
REAR YARD SETBACK AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal includes the expansion of an existing noncomplying garage structure. The expansion will result in an encroachment into the required rear yard area, necessitating the granting of rear yard and noncomplying structure variances.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 15 feet. Therefore, the proposal to expand the garage 3 feet 6 inches into the required rear yard requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE a noncomplying structure cannot be altered to result in any new or additional discrepancy between the existing conditions on the lot and the required standards for new construction. Therefore, the proposal to expand the garage 3 feet 6 inches into the required rear yard requires a variance from the noncomplying structures requirement (Section 188) of the Planning Code.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1091V.pdf
(DOUG VU)
REAR YARD VARIANCE SOUGHT: The proposal includes the demolition of a rear addition and the construction of a replacement addition to the existing noncomplying two-family dwelling. The replacement addition is located within the required rear yard and will change the roofline and increase the height at the rear of the building, necessitating the granting of rear yard and noncomplying structure variances.
PER SECTION 134 OF THE PLANNING CODE the last 10 feet of building depth permitted on the subject lot is limited to a height of 30 feet. Therefore, the proposal to raise the rear of the building 2 feet 10 inches to a new height of 34 feet 9 ½ inches requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE a noncomplying structure cannot be altered to result in any new or additional discrepancy between the existing conditions on the lot and the required standards for new construction. Therefore, the proposal to rebuild the rear addition 4 feet and 3 feet 6 inches closer to the west and east property lines, respectively, requires a variance from the noncomplying structures requirement (Section 188) of the Planning Code.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1066V.pdf
(ELIZABETH WATTY)
8. 2011.1137V: 66 POTOMAC STREET, Lot 015 in Assessor's Block 0866 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal includes the construction of a horizontal rear addition and exterior staircase at the rear of the existing single-family dwelling.
PER SECTIONS 134 AND 188 OF THE PLANNING CODE the Subject Property is required to maintain a rear yard of approximately 36'-6" along the northern portion of the rear yard and 40'-6" along the southern portion of the rear yard (the lot has a staggered rear property line). The existing single-family dwelling encroaches into the northern portion of the required rear yard by approximately 6'-6", extending to within approximately 30’-0” of the rear property line. The proposed horizontal rear addition encroaches into the northern portion of the required rear yard by approximately 10'-6", extending to within approximately 26'-0" of the rear yard property line. The proposed horizontal rear addition and staircase together encroach into the southern portion by approximately 15'-0", extending to within approximately 25'-6" of the southern portion 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1137V.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 Planning Code Section 134, 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 Planning Code Section 136, 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0943V.pdf
(MELISSA P. LAVALLEY)
10. 2009.0089V: 226 - 06TH STREET, Lot 003 in Assessor's Block 3731 in a SoMa NCT (Soma Neighborhood Commercial Transit) Zoning District and a 65-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a one-story vertical addition on the existing three-story building, containing tourist and residential hotel units and ground floor commercial, to provide an additional 15 Single Room Occupancy (SRO) residential hotel units. The addition would be setback 11-feet from the front façade and built to the side and rear property lines; there will be no change in building footprint. The front façade of the existing building would be rehabilitated with new windows and storefronts.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of at least 15 feet. The proposed addition would extend to the rear property line and result in no rear yard; therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
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 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2009.0089V.pdf
(RICK CRAWFORD)
11. 2011.0654V: 1167 GREEN STREET, Lot 118 in Assessor's Block 0125 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to construct a one-story rear addition underneath an existing second floor deck at the rear of the three-story building. The subject lot contains two buildings and the project proposes an addition to the eastern building.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard equal to the average of the rear yards on the adjacent properties, equal to 34.75-feet for the subject lot. The existing (eastern) building currently encroaches into the required rear yard and provides a rear yard of approximately 18 feet. The proposed addition would be located under an existing second floor deck which is 6 feet deep and 11 feet wide. The proposed addition would be setback 22 feet from the rear property line; therefore, the project requires a variance from the rear yard requirement (Section 134) 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 Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0654V.pdf
(TARA SULLIVAN)
12. 2011.0964V: 321 SAN JOSE AVENUE, Lot 026 in Assessor's Block 6531 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.
REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to renovate the rear of the single-family residence and one-story garage structure. All work is in the rear yard facing Poplar Street. The work includes removal of the existing garage, stairs and 9’-4” of the rear of the building, and re-construction of a 10’ deep rear addition, an enclosed rear stair structure, and one-story garage. There will be a new deck on the roof of the garage and enclosed stair structure.
PER SECTION 134, the required rear yard is 25% of the depth of the lot, or 22’-6”. The existing rear yard is 4’. The footprint of the stair structure and garage will remain the same; the stair structure will be 4’-4” wide and the garage will be 12’ wide; both will extend 19’ into the rear yard and are 4’ from the rear property line. The stair structure will be increased in height from approximately 17’ to 28’. Both extend 19’ into the required rear yard, thus resulting in a 4’ rear yard. Therefore, the project requires a variance from the rear yard requirement (Section 134) of the Planning Code.
PER SECTION 188, a noncomplying structure as defined in Section 180 may be enlarged or altered provided that there is no increase in any discrepancy, or any new discrepancy, between existing conditions on the lot and the required standards of the Code. Therefore, re-construction of the garage and enlargement of the stairs and rear portion of the building requires a variance from the noncomplying structure requirement (Section 188) of the Planning Code.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Department’s website at: http://sf-planning.org/ftp/files/notice/2011.0964V.pdf
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposed work to the existing two-story plus attic, single-family dwelling is to enlarge the two-story rear porch and develop a rear portion of the attic to be a full third floor with a new gable roof higher than the existing gable roof.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard depth of approximately 30 feet. The proposed enlargement of the rear porch would encroach approximately 10 feet 6 inches into the required rear yard to within 19 feet 6 inches of the rear property line.
PER SECTION 188 OF THE PLANNING CODE, a non-complying structure can be altered, provided 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. Since the subject building was legally constructed with the porch encroaching into the currently required rear yard, it is considered a legal noncomplying structure. The proposed enlargement of the rear porch would result in the expansion of a noncomplying structure.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1201V.pdf
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposed work to the existing one-story over basement, commercial building is to enlarge the area of the main floor and basement. The proposed work would include converting the off-street parking space in the current garage to be part of the main floor and the construction of a two-story side addition, which would fill in the northwest building notch behind the garage.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain an average rear yard depth of approximately 18 feet 4 inches, measured from the mid-point of the rear property line The proposed two-story side addition would encroach approximately 2 feet 10 inches into the required rear yard to within approximately15 feet 6 inches of the rear property line.
PER SECTION 188 OF THE PLANNING CODE, a non-complying structure can be altered, provided 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. Since the subject building was legally constructed and encroaches into the currently required rear yard, it is considered a legal noncomplying structure. The proposed two-story side addition would result in the expansion of a noncomplying structure.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Department’s website at: http://sf-planning.org/ftp/files/notice/2011.1250V.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
