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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, February 27, 2013

 

             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

 

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

 

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting.  Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices.

 

Know Your Rights Under the Sunshine Ordinance

 

Government's duty is to serve the public, reaching its decisions in full view of the public.  Commissions, boards, councils and other agencies of the City and County exist to conduct the people's business.  This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review.

 

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 Adele Destro, Interim 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 sotf@sfgov.org.

 

 

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action may be required by the San Francisco Lobbyist Ordinance [SF Admin.. Code 16.520 - 16.534] to register and report lobbying activity.  For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 1390 Market Street #701, San Francisco, CA 94102, telephone (415) 554-9510, fax (415) 703-0121 and web site http://www.ci.sf.ca.us/ethics/.


 

                                                                             

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.      CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

 

The Zoning Administrator will consider a request for continuance to a later date.  He may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.

 

To be continued to March 27, 2013 Variance Hearing:

 

(SHARON LAI)

1.                                            2012.1393V:   1015 PIERCE STREET, Lot 003 in Assessor's Block 0753 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.

 

STREET FRONTAGE VARIANCE SOUGHT:  The proposal is to expand the width each of the two existing garage doors (one is 8 feet wide and the other is 9 feet 8 inches wide) along the Elm Street frontage of the four-story, 25-unit apartment building to 12 feet each.

Per Section 144(b)(1) of the Planning Code, no more than one-third of the width of the ground story along a street lot line shall be devoted to off-street parking entrances, and where two entrances are provided, there shall be a minimum separation between the entrances of six feet.  Also, entrances to off-street parking shall be located at least six feet from a lot corner at the intersection of two streets.  The proposed widened garage doors would occupy approximately 70 percent of the width of the 34 foot 7 inch wide Elm Street frontage, would provide a separation between the entrances of 3 feet, 6 inches, and would be approximately two feet from the lot corner at the intersection of Elm and Pierce Streets; 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/2012.1393V.pdf

 

 

B.      CASE WITHDRAWN

 

(GLENN CABREROS)

2.                                            2013.0059V:   2530 SACRAMENTO STREET, Lot 012 in Assessor's Block 0630 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to legalize replacement of the rear yard structure at the subject property.  Building Permit Application 2011.09.16.4904 allowed conversion of the previously existing rear garage structure to habitable/storage space and has been suspended because the project sponsor exceeded the scope of work and demolished the rear yard structure.

Planning Code Section 134 requires an approximately 36-foot deep rear yard based on the average of the depths of the adjacent rear building walls.  Prior to its demolition, the garage structure was entirely within the required rear yard; therefore, its reconstruction requires a variance.

Planning Code Section 188 states that a noncomplying structure may not be reconstructed.  Prior to its demolition, the garage structure was entirely within the rear yard and was considered to be a legal noncomplying structure; therefore, its reconstruction requires a variance.

 

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/2013.0059V.pdf

 

 

 

C.      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.

 

(KATE CONNER)

3.                                 2012.1293V:   81 GLOVER STREET, Lot 029 in Assessor's Block 0151 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

EXPOSURE VARIANCE SOUGHT:  The proposal is to add a second unit to an existing single-family home.  There is no expansion of building footprint.   

PER PLANNING CODE SECTION 140, all dwelling units must face a street or alley at least 25 feet in width or a code-complying rear yard.  The subject building is non-complying because it encroaches into the required rear yard and the proposed unit does not front on the street; therefore, the project requires a variance from the exposure requirement.

 

                                                            ARCHITECTURAL PLANS: The site plan and elevations of the project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2012.1293V.pdf

 

 

B.          REGULAR CALENDAR

 

                                                                                                                        (ADRIAN PUTRA)

4.                                 2012.1497V:   253 SANCHEZ STREET, Lot 029 in Assessor's Block 3558 in a RTO(Residential Transit Oriented District) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The project is to convert a proposed one-story storage structure (approximately 20.5 feet deep by 25 feet wide) located at the rear of the property into a dwelling unit.  The previously existing rear structure was approved for reconstruction as a storage structure under Building Permit Application No. 2008.05.02.1189, and was granted a rear yard variance under Case No. 2008.1177V.  The project requires a new variance to allow conversion of the proposed storage structure into a dwelling unit located within the required rear yard. The project will not expand the footprint of the previously existing and approved structure.   

 

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 52 feet.  The proposed dwelling unit is located entirely within the required rear yard at the rear of the lot; 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/2012.1497V.pdf.

 

                                                                                                            (CASEY NOEL)

5.                                 2012.1422V:   670 SLOAT BLVD., Lot 005 in Assessor's Block 2528 in a RH-1(D) (Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal includes the removal of an existing unpermitted deck and staircase and the construction of a new, smaller deck and spiral staircase at the rear of the existing single-family dwelling. The project will result in an encroachment into the required rear yard area, necessitating a rear yard variance.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 25 feet.  The proposed rear addition would encroach approximately 10 feet into the required rear yard and result in a rear yard of 15 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/2012.1422V.pdf.pdf

 

(DIEGO SANCHEZ)

6.                                 2009.0810V:   3120 - 23RD STREET, Lot 018 in Assessor's Block 3638 in a RH-3 (Residential-House, Three-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to extend the fourth story approximately nine feet to the rear to provide a third bedroom and expansion of an existing bedroom on the fourth floor of a four-story, two-unit building.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain the last 10 feet of building depth permitted on the subject lot to a height of 30 feet given that the required rear yard was reduced by averaging.  The proposed addition would extend the last nine feet of building depth to a height of 40 feet and would be 17'-3" from the rear property line; therefore, the project requires a variance from the rear yard 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/2009.0810V.pdf.

 

 (DOUG VU)

7.                                 2012.1328V:   225 CLIPPER STREET, Lot 033 in Assessor's Block 6553 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK AND SCREENING OF PARKING VARIANCES SOUGHT:  The proposal includes the establishment of an off-street parking space in front of the existing single-family structure. The off-street parking space will encroach approximately 9-feet into the required front setback, necessitating a front setback variance.

PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback equal to the average of the two adjacent front setbacks, or a maximum of 15 feet from the property line along the street. No motor vehicle, trailer, boat or other vehicle shall be parked or stored within any such area, except as specified in Section 136; therefore, a variance is required.

PER SECTION 142 OF THE PLANNING CODE all off-street parking must be screened from view.  The proposed parking space would not be screened from view; 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/2012.1328V.pdf.

 

 (GLENN CABREROS)

8.                                 2012.1452V:   73 WOOD STREET, Lot 012 in Assessor's Block 1069 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

MINIMUM LOT SIZE, REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The project proposes to subdivide the approximately 2,996 square foot lot into two lots.  The proposed front lot would contain an existing two-unit, two-story-over-basement building.  The proposed rear lot would contain an existing one-unit, one-story-over-basement building.

Planning Code Section 121 requires a minimum lot width of 25' and a minimum lot area of 2,500 square feet in the RH-2 Zoning District. The front lot proposes a width of 21' and a lot area of 1,300 square feet.  The rear lot proposes a flag-shaped lot with a width of 4' at the street frontage and 25' towards the rear portion of the lot with a lot area of 1,700 square feet.

Planning Code Section 134 requires a 45% rear yard for each proposed lot.  The front lot is proposed to measure 21' wide by 62' deep, resulting in a 28' required rear yard.  The front building would extend 19' into the 28' required rear yard of the proposed front lot.   The rear lot is proposed to have a 4' wide by 120' deep portion along the western side property line with the remainder of the lot measuring 21' wide by 58' deep, resulting in a 54' required rear yard for the portion of the lot that is 120' deep and a 26' required rear yard for the portion that is 58' deep.  At the greatest depth of the rear building, the building would project 23' into the 26' required rear yard thus providing a 3' deep rear yard at the proposed rear lot.

Section 188 states that a noncomplying structure shall not be increased or intensified.  The 62' deep front building is within the buildable area of existing lot, and the 35' deep rear building is a noncomplying structure entirely within the required rear yard area.  The proposed lot split would result in the rear portion of each building extending into the required rear yard of each newly created lot, thus creating noncomplying structures within the respective rear yard areas.

 


 

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/2012.1452V.pdf.

 

(JESSICA LOOK)

9.                                 2012.1317V:   2750 MARKET STREET, Lot 045 in Assessor's Block 2650 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 reconstruct a rear deck at north side of an existing multi-unit building (Unit No. 203). The proposed replacement deck will match the original configuration and is approximately 78 square feet and is 5' in length and 15.6' in width with 3' tall steel railings. The deck is located on the second floor.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 32'. The existing building encroaches into the rear yard and the subject deck extends 5' from the rear building wall into the rear yard, and requires replacement due to dry rot; therefore, the project requires a variance from the rear yard 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/2012.1317V.pdf

 

(KATE CONNER)

10.       2012.0036V:   2447 LARKIN STREET, Lot 003 in Assessor's Block 0524 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD, OPEN SPACE AND EXPANSION OF NON-CONFORMING STRUCTURE VARIANCES SOUGHT:  The proposal is to raise the existing three-unit building by approximately 7'-6" in order to make the following alterations:  insert a new ground story three-car garage and basement at rear; horizontally expand the penthouse level; construct new decks at the rear; and make interior alterations.

PER SECTION 134 OF THE PLANNING CODE, a 24'-4" rear yard is required for the subject property.  Currently the subject property has an 11'-6" rear yard and the proposed rear yard is 13'-6", thereby requiring a variance for rear yard requirements.

PER SECTION 135 OF THE PLANNING CODE, each unit requires 100 square feet of open space if private or a total of 400 square feet of common open space.  The proposal provides conforming private open space for Units 1 & 3; however Unit 2 does not provide any Code-complying open space.


 


 

PLANNING SECTION 188 OF THE PLANNING CODE prohibits the expansion or replacement of a noncomplying structure. Because the existing building encroaches into the rear yard it is considered a legal noncomplying structure. Therefore, the proposed raising of the building and deck reconstruction would require a variance from Planning Code Section 188.

 

                                                            ARCHITECTURAL PLANS: The site plan and elevations of the project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2012.0036V.pdf

 

 (MARY WOODS)

11.                               2012.1510V:   439 BRODERICK STREET, Lot 005 in Assessor's Block 1205 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to replace and reconfigure the existing rear decks and staircase of the three-story, four-unit building by relocating the three-story staircase from the southwest corner to the center of the rear facade, reducing the width of the second and third floor decks by one foot on the south side and expanding their width by one foot on the north side. The reconfigured decks and staircase would be set back five feet from each side property line.

Planning Code Section 134 requires a rear yard depth of 24 feet. The existing building encroaches 5 feet into the required rear yard. The reconfigured decks and staircase would extend an additional 11 feet into the required rear yard, leaving a 8-foot deep rear yard.

 

                                                            ARCHITECTURAL PLANS: The site plan and elevations of the project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2012.1510V.pdf

 

(SARA VELLVE)

12.                               2012.1089V:   26 COMMONWEALTH AVENUE, Lot 034 in Assessor's Block 1037 in a RH-1(D) (Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.

 

SIDE YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The proposal is to construct a three-story rear horizontal addition to the single-family dwelling, a portion of which will be in the required side yard along the north side property line, and to convert the existing detached garage into habitable space (the garage will be relocated to the basement of the subject dwelling).

Section 133 of the Planning Code requires two side yards of three feet each for the subject property. The proposed rear horizontal addition extends to within approximately 2' of the north side property line, encroaching into the required side yard. The proposed addition would not extend into the required side yard any further than the existing building.

Section 188 of the Planning Code prohibits the intensification of a noncomplying structure. Because the existing garage is completely within the required rear yard, it is considered a legal, noncomplying structure. Conversion of the garage to habitable space is considered intensification and would require a variance from Section 188.

                                                           

ARCHITECTURAL PLANS: The site plan and elevations of the project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2012.1089V.pdf

 

(SHARON YOUNG)

13.                               2012.0503V:   3972 - 3974 SACRAMENTO STREET, Lot 073 in Assessor's Block 1014 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.

 

FRONT SETBACK, REAR YARD AND EXPOSURE VARIANCES SOUGHT:  The proposal is to (1) enlarge the width of the existing garage structure from approximately 10’-6” to 13’; (2) remove the existing one-story rear addition and rear decks and construct a new two-story rear addition with deck above in its place; and (3) reconfigure the existing dwelling units with the lower unit proposed to occupy the basement floor with access to a new courtyard constructed approximately 10 feet below grade and extending into the rear yard.

SECTION 132 OF THE PLANNING CODE requires that the subject property maintain a front setback of 15 feet.  The expanded garage extends approximately 11 feet into the required front setback and will be widened from 10’-6” to 13’; therefore, a variance is required.

SECTION 134 OF THE PLANNING CODE requires a rear yard of approximately 32 feet for the subject property.  Portions of the proposed two-story rear addition will extend approximately 2’-6” into the required rear yard; therefore, a variance is required.

SECTION 140 OF THE PLANNING CODE requires that every dwelling unit in any use district face directly on an open area, such as a public street, a public alley or courtyard at least 25 feet in every horizontal dimension.  The proposed unit on the basement floor will face a new courtyard which is approximately 10’ in width and 13’-6” in depth; therefore a variance is required.

 

ARCHITECTURAL PLANS: The site plan and elevations of the project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2012.0503V.pdf

 


 

 

 (SHARON YOUNG)

14.                               2012.1390V:   608 HAIGHT STREET, Lot 009 in Assessor's Block 0847 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is the removal and replacement of existing decks and exit stairs at the rear of the three-story, three-family dwelling.  The proposed rear decks and exit stairs (approximately 22’ wide by 9’-6” deep by 24’ above grade) will be set back approximately 3 feet from the west side property line, abut the east side property line, and set back 4 inches from the north rear property line.

SECTION 134 OF THE PLANNING CODE requires a rear yard of 21’-6” for the subject property.  The replacement rear deck and exit stairs will extend entirely into the required rear yard; therefore, a variance is required.

 

ARCHITECTURAL PLANS: The site plan and elevations of the project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2012.1390V.pdf

 

 (SHARON YOUNG)

15.                               2012.0715V:   1655 PAGE STREET, Lot 029 in Assessor's Block 1231 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD VARIANCE SOUGHT:  The proposal is to legalize the construction of a one-story deck and stairs built without permit at the rear of the two-story, two-unit building.  The rear deck (approximately 12’ wide by 7’-6” deep by 11’-6” above grade) extends from the main building wall with stairs to grade extending into the required rear yard. 

SECTION 134 OF THE PLANNING CODE requires a rear yard of 58 feet for the subject property.  The rear deck and stairs are located entirely within the required rear yard; therefore, a variance is required.

 

ARCHITECTURAL PLANS: The site plan and elevations of the project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2012.0715V.pdf

 

(TOM WANG)

16.                               2012.1373V:   4570 - 19TH STREET, Lot 016 in Assessor's Block 2700 in an RH-2(Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

 

REAR YARD AND NONCOMPLYING STRUCTURE VARIANCES SOUGHT:  The proposed work is to expand the subject single-family dwelling’s one-car garage to accommodate a second off-street parking space in the rear of the lot fronting on Thorp Lane. The existing garage is approximately 10 feet 8 inches wide and 11 feet tall on Thorp Lane. The proposed garage would be approximately 21 feet 8 inches wide and maintain the current height.

PER SECTION 134 OF THE PLANNING CODE, the subject lot is required to maintain an average rear yard depth of approximately 43 feet 10 inches, measured from the mid-point of the rear property line on Thorp Lane. The proposed garage would encroach 38 feet 10 inches into the required rear yard to within 5 feet of the rear property line.

PER SECTION 188 OF THE PLANNING CODE, enlargements or reconstruction of a noncomplying structure is prohibited. The existing garage, which is already entirely within the required rear yard, is considered a noncomplying structures. The proposed garage expansion would result in the enlargement of a noncomplying structure.

 

ARCHITECTURAL PLANS: The site plan and elevations of the project are available on the Planning Department’s website at: http://sf-planning.org/ftp/files/notice/2012.1373V.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

 

 

 
Last updated: 2/21/2013 2:43:26 PM