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 on 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.

 

(AARON STARR)

1.            2012.0871V:   601 BRODERICK STREET, Lot 010 in Assessor's Block 1183 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.

 

                                    REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to convert the existing church into a single-family residence.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 25 feet. The proposal seeks to convert the existing building to a residential use. The existing building extends approximately 4 feet into the required rear yard.

PER SECTION 188 OF THE PLANNING CODE the use of noncomplying structures is not permitted to be intensified. The existing building is considered a legal noncomplying structure because portions of the building already encroach into the required rear yard. Changing the use from a church to a residential building is considered an intensification of the subject building’s use and 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/2012.0871V.pdf.

 

 

 

(AARON STARR)

2.            2012.0590V:   1650 LAKE STREET, Lot 016 in Assessor's Block 1341 in a RH-1(Residential- House, One Family) Zoning District and a 40-X Height and Bulk District.

 

                                    REAR YARD VARIANCE SOUGHT:   The proposal is to construct a three-story rear horizontal addition and exterior stairs at the rear of the four-story, single-family house.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 25% or 24.5 feet. The proposed addition will encroach approximately 8' into the required rear yard.  The proposed exterior stairs will be 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/2012.0590V.pdf.

 

 (CHRISTINE LAMORENA)

3.            2012.1119V:   228-230 LAUSSAT STREET, Lot 045 in Assessor's Block 0860 in a NC-2 (Neighborhood Commercial, Small-Scale) Zoning District and a 40-X Height and Bulk District.

 

                                    REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to legalize existing spiral stairs constructed without a permit at the rear of the two-story, two-family dwelling.  

SECTION 134 OF THE PLANNING CODE requires a rear yard area at the second story and at each succeeding story of a building as well as the first story if it contains a dwelling unit in the NC-2 Zoning District.  The rear yard shall be equivalent to 25 percent of the total lot depth or 15 feet, whichever is greater.  The subject property has a lot depth of approximately 45 feet and the required rear yard for the subject property is 15 feet.  The existing spiral stairs are located in the required rear yard.  

SECTION 188 OF THE PLANNING CODE prohibits the expansion or replacement of a noncomplying structure.  Because the subject property already encroaches 6 feet into the required rear yard, it is considered a legal noncomplying structure.  Therefore, the legalization of the spiral stairs 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/2012.1119V.pdf.

 

 

 

(ELIZABETH WATTY)

4.            2012.0502V:   875 STEVENSON STREET, Lot 039 in Assessor's Block 3508 in a C-3-G (Downtown-General) Zoning District and a 150-S/200-S Height and Bulk District.

 

                                    PERMITTED OBSTRUCTION VARIANCE SOUGHT:  The proposal is to reskin the exterior of the third through tenth floors of the existing precast concrete panel building with a new glass curtain wall system, and to make interior alterations throughout.  The project is also subject to design review under Planning Code Section 309; however, no exceptions are being sought for the project.

PER SECTION 136(c)(2) OF THE PLANNING CODE the subject property is permitted to have projecting windows that increase the volume of space enclosed by the building above grade, so long as the maximum length of such window is no more than 15 feet at the line establishing the required open area, and reduced in proportion to the distance from such line by means of 45 degree angles drawn inward from the ends of such 15-foot dimension, reaching a maximum of nine feet along a line parallel to and at a distance of three feet from the line establishing the required open area. The proposed glass curtain wall increases the volume of space enclosed by the building on floors three through ten, and projects approximately 11-inches over the 10th Street property line for the full length of the building facade (approximately 128’-0” long). Therefore, the project requires a variance from the permitted obstruction limits of Planning Code Section 136(c)(2).

 

                                    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/2012.0502V.pdf.

 

(ERIKA JACKSON)

5.            2012.1002V:   1082 JAMESTOWN AVENUE, Lot 053 in Assessor's Block 4969 in a RH-1(Residential- House, One Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to legalize reconstruction of a fire-damaged deck at the rear of the house.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 25 percent of lot depth, but in no case less than 15 feet.  The subject property has a required rear yard of 15 feet.  The proposed deck replacement is located completely within the required rear yard in the northwest corner of the lot.  The deck would be approximately 8 feet in height, measuring approximately 11 feet by 10 feet.

                                   

                                   

 

 

 

                                    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/2012.1002V.pdf.

 

 

B.      REGULAR CALENDAR

 

(BRITTANY BENDIX)

6.            2011.1086V:   752 CAROLINA STREET, Lot 110 in Assessor's Block 4096 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal includes a horizontal expansion at the lowest level of the existing single family dwelling and excavation into the hillside to construct a 2-car garage accessible from Carolina Street.

PER SECTION 134 OF THE PLANNING CODE, the subject property must provide a rear yard of 25% of the lot depth, equal to 25 feet. A portion of the existing building currently encroaches into the required rear yard and provides a rear yard of 12 feet.  The proposal includes a horizontal addition at the basement level that will reduce a portion of the complying rear yard area to 22 feet 6 inches.

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 partially located 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/2011.1086V.pdf.

 

 (AARON STARR)

7.            2012.0144V:   25 BELGRAVE AVENUE, Lot 001 in Assessor's Block 2688 in a RH-1(D)(Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.

 

SIDE YARD VARIANCE SOUGHT:   The proposal includes a rear horizontal addition, removal of the existing stair enclosure located at the western side of the building, extension of the eastern side wall to the eastern property line, and construction of a glass stair penthouse on the roof of the three-story single-family house.  The proposal also includes significant façade alterations and interior alterations.


 

 

PER SECTION 133 OF THE PLANNING CODE the subject property is required to maintain two five-foot side yards. The project will provide no side yard at the eastern side of the 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/2012.0144V.pdf.

 

 (ADRIAN C. PUTRA)

8.            2012.0823V:   538 VALLEY STREET, Lot 014 in Assessor's Block 6611 in a RH-1(Residential- House, One Family) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The project is to construct a one-story deck (approximately 13’ wide by 4’-8” deep) at the front of a two-story, single-family dwelling.  The project also includes construction of a solid one-story firewall along the east side of the deck. 

PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback of approximately 6’-9”.  The subject building currently encroaches into the front setback (to the front property line) at the western side of the property.  The proposed deck would extend to the front property line at the eastern side of the property, entirely within the required front setback; therefore, a variance is required.

PER SECTION 188 OF THE PLANNING CODE a non-complying structure may 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 subject dwelling constitutes a non-complying structure from the front setback requirement because portions of it encroach into the required front setback up to the front property line; 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/2012.0823V.pdf.

 

 (BEN FU)

9.            2012.0852V:   639 PERALTA AVENUE, Lot 014 in Assessor's Block 5634 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK, REAR YARD AND EXPOSURE VARIANCE SOUGHT:  The project proposes the construction of a new two-story, two-family dwelling on a vacant lot in the Bernal Heights Special Use District.    


 

PLANNING CODE SECTION 132 requires a front setback of 6’-5” for the subject property.  The project proposes a 2’-0” front setback; therefore, a variance is required.

PLANNING CODE SECTION 140 requires windows of at least one room that meet the 120-square-foot minimum floor area requirement in each dwelling unit in any use district to face directly onto an open area of a public street, public alley or side yard of at least 25’-0” in depth, or a rear yard meeting the requirements of the Planning Code.  The proposed lower unit faces onto a non-complying rear yard and a side yard that does not meeting the minimum dimensional requirements; therefore, a variance is required.

PLANNING CODE SECTION 242 requires a rear yard of 31’-6” for the subject property.  The proposed project encroaches approximately 14’-0” into the required rear yard, leaving a rear yard of 17’-6”; 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/2012.0852V.pdf.

 

(CHRISTINE LAMORENA)

10.          2012.0969V:   1966 GREENWICH STREET, Lot 045 in Assessor's Block 0507 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD & NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The subject property contains two detached single-family dwellings, one at the front and one at the rear of the property.  The proposed project is to expand the rear two-story, noncomplying structure.  The resulting structure would be a three-story, single-family dwelling approximately 40 feet deep by 25 feet wide.

PER SECTION 134 OF THE PLANNING CODE the subject property with a lot depth of 137.5 feet requires a rear yard depth of approximately 62 feet.  The expanded noncomplying structure would be located entirely within the required rear yard. 

PER SECTION 188 OF THE PLANNING CODE a noncomplying structure may be altered provided no new discrepancy is created.  The proposed project would enlarge the noncomplying structure and is therefore 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/2012.0969V.pdf.

 

 

 

(MICHAEL SMITH)

11.          2012.0855V:   23-25 CLIFFORD TERRACE, Lot 070 in Assessor's Block 2628 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 construct a one-story vertical addition, a front horizontal addition, and alter the building’s exterior and interior plan.  The additions would add approximately 12’ to the height of the building and 4’-4” to the building depth.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 20 feet.  The proposed vertical addition would extend to within approximately 16 feet of the rear property line at its closest point, encroaching approximately 4 feet into the required rear yard; therefore, the project requires a variance from the rear yard requirement of the Planning Code.

SECTION 188 OF THE PLANNING CODE prohibits the expansion of a noncomplying structure in a manner that would increase the degree of noncompliance.  The rear portion of the existing building extends to within 16 feet of the rear property line, encroaching approximately 4 feet into the required rear yard.  Therefore, increasing the height of this portion of the building as proposed requires a variance from 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/2012.0855V.pdf.

 

 (MICHAEL SMITH)

12.          2012.0596V:   165-167 ROOSEVELT WAY, Lot 030 in Assessor's Block 2608 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 construct a one-story vertical addition, construct horizontal additions at the west and north elevations of the building, replace the rear stairs with steel spiral stairs, add rear balconies, and alter the building’s exterior and interior plan.  The vertical addition would be set back approximately 12 feet from the east property line.
 
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 16 feet.  The proposed vertical addition would extend to within approximately 12 feet of the rear property line, and the proposed spiral stairs and balconies would extend to within one foot of the rear property line, encroaching approximately 4 feet and 15 feet into the required rear yard respectively; therefore, the project requires a variance from the rear yard requirement of the Planning Code.

SECTION 188 OF THE PLANNING CODE prohibits the expansion of a noncomplying structure in a manner that would increase the degree of noncompliance.  The east portion of the existing building extends to within 7 feet of the rear property line and the existing rear stairs extend to within one foot of the rear property line, encroaching approximately 9 feet and 16 feet into the required rear yard respectively.  Therefore, increasing the height of this portion of the building, the replacement of the rear stairs and the addition of balconies as proposed requires a variance from 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/2012.0596V.pdf.

 

 (MICHAEL SMITH)

13.          2012.1308V:   290 COLLINGWOOD STREET, Lot 013 in Assessor's Block 2697 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 one-story vertical addition and a rear horizontal addition.  The vertical addition would be set back 15-feet from the front of the building and minimally visible from the street.  The rear addition would infill areas at the rear of the building but would not increase its overall depth.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 39 feet.  The proposed addition would extend to within approximately 26 feet of the rear property line, encroaching approximately 13 feet into the required rear yard; therefore, the project requires a variance from the rear yard requirement of the Planning Code.

SECTION 188 OF THE PLANNING CODE prohibits the expansion of a noncomplying structure in a manner that would increase the degree of noncompliance.  The rear portion of the existing building extends to within 26 feet of the rear property line, encroaching approximately 13 feet into the required rear yard.  Therefore, constructing an addition at this portion of the building as proposed requires a variance from 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/2012.1308V.pdf.

 

 

 

 

(SARA VELLVE)

14.          2012.0661V:   509 WEBSTER STREET, Lot 005 in Assessor's Block 0821 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 50-X Height and Bulk District.

 

REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to reconfigure two sets of stairs at the rear of the 3-story, 2-unit building.  A roof deck is also proposed. The first set of stairs and landings would connect the second floor to grade. The second set of stairs would connect the third floor to the proposed roof deck. The landings and stairs would project no more than three feet from the side of the building.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 25%, or 21 feet, from the rear property line. All the proposed decks and stairs will project approximately 13 feet into the required rear yard.

SECTION 188 OF THE PLANNING CODE prohibits the expansion of a noncomplying structure.  Because the subject property already encroaches approximately 19 feet into the required rear yard, it is considered a legal noncomplying structure.  Therefore, the construction of the decks and stairs 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/2012.0661V.pdf.

 

 (SARA VELLVE)

15.          2012.1165V:   426 WALLER STREET, Lot 010 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 NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to construct new decks and stairs at the rear of the three-story, two-unit building. A new deck and stair to grade would be constructed on the east side of the existing rear addition at the first floor. A new deck would be constructed at the third floor as well. A spiral stair would provide access between the two new decks. The overall footprint of these features would be approximately 10 feet wide and 15 feet deep.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 25%, or 19 feet, from the rear property line. All proposed decks and stairs will project approximately 14 feet into the required rear yard.


 

SECTION 188 OF THE PLANNING CODE prohibits the expansion or replacement of a noncomplying structure.  Because the subject property already encroaches approximately 10 feet into the required rear yard, it is considered a legal noncomplying structure.  Therefore, the construction of the decks and stairs 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/2012.1165V.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