August 28, 2013

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.

There are no items in the Consent Calendar section of this Agenda.

B. REGULAR CALENDAR

1. 2013.0284V: 13 LUCKY STREET (aka 1106 TREAT AVENUE), Lot 052 in Assessor's Block 6521 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (DIEGO SANCHEZ)

REAR YARD, DWELLING UNIT EXPOSURE, AND OPEN SPACE VARIANCES SOUGHT: The proposal is to construct a three-story, single family dwelling with a roof height of approximately 29 feet and including a monitor/skylight to a height of approximately 31 feet, 3 inches.

In May 2007, a variance was granted to create a substandard lot (the subject property) and for relief from the rear yard, useable open space and dwelling unit exposure requirements pursuant to Planning Code Sections 134, 135 and 140, respectively (Case No. 2007.0010V). The Zoning Administrator included conditions of approval for the new structure, including a maximum height of 29 feet.

The project proposes to modify the condition of approval from the previous variance to allow the proposed monitor/skylight at 31 feet, 3 inches.

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/2013.0284V.pdf

2. 2013.0780V: 935 MARKET STREET, Lot 240 in Assessor's Block 3704 in a C-3-R (Downtown Retail) and C-3-G (Downtown General) Zoning District and a 120-X Height and Bulk District. (ELIZABETH WATTY)

PERMITTED OBSTRUCTION VARIANCE SOUGHT: The project includes the construction of a new approximately 90 foot tall, five‐story retail shopping center building. The new shopping center would have a projecting awning over the building's ground floor entrance along Market Street.

PER SECTIONS 136(c)(12) and 136.1 OF THE PLANNING CODE, awnings that exceed a width of 10 feet along the building's street frontages shall not exceed a horizontal projection of four feet from the face of the supporting building. All portions of such awning shall not be less than eight feet nor more than 16 feet above the finished grade.

The proposed awning spans 58'-0" along the building's 275'-0" Market Street frontage, projects horizontally 9'-0" over the 20'-0" wide Market Street sidewalk, and extends to a maximum height of 22'-0" above grade. The awning therefore requires a variance from Planning Code Sections 136(c) (12) and 136.1(a).

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/2013.0780V.pdf

3. 2013.0665V: 336 - 17TH AVENUE, Lot 031 in Assessor's Block 1448 in a RH-2 (Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District. (KANISHKA BURNS)

REAR YARD VARIANCES SOUGHT: The proposal is to construct a 12-foot deep addition at the rear of the ground floor of the four-story, single-family house. The proposal will demolish an existing one-story deck and replace with a new ground floor extension with roof deck.

SECTION 134 OF THE PLANNING CODE requires a minimum rear yard depth of approximately 48 feet for the subject property, measured from the rear property line. The subject property currently provides a 36-foot rear yard. The proposed addition would extend 12 feet into the required rear yard, providing a rear yard of approximately 36 feet for the subject property.

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/2013.0665V.pdf

4. 2013.0624V: 2105 PINE STREET, Lot 028 in Assessor's Block 0661 in a RH-2 (Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District. (KANISHKA BURNS)

REAR YARD VARIANCE SOUGHT: The proposal is to construct an angled deck and spiral stairs at the rear of the second floor of the four-story, single-family dwelling. The deck and stairs would extend 15 feet into the required rear yard.

SECTION 134 OF THE PLANNING CODE requires a minimum rear yard depth of approximately 18 feet for the subject property, measured from the rear property line. The subject property currently provides a 16 foot rear yard. The proposed project would remove stairs along the east side of the property and provide an angled deck that result in a 3-foot 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/2013.0624V.pdf

5. 2012.1460V: 1157 WASHINGTON STREET, Lot 024 in Assessor's Block 0213 in a RM-3(Residential- Mixed, Medium Density) Zoning District and a 65-A Height and Bulk District. (KATE CONNER)

REAR YARD VARIANCE SOUGHT: The project includes a one-story vertical addition to a two-story non-complying single-family dwelling on a land-locked lot. The existing building and proposed third story addition are partially located within the required rear yard.

PLANNING CODE SECTION 134 requires a 15'-0" rear yard. Currently, the existing building is non-complying because it extends to the rear property line and occupies the entire required rear yard. The proposed third story addition encroaches approximately 9'-4" into the required rear yard; 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/2012.1460V.pdf

6. 2013.0400V: 900 NORTH POINT STREET, Lot 029A in Assessor's Block 0452T in a C-2 (Community Business) Zoning District and a 40-X Height and Bulk District. (KELLY WONG)

USABLE OPEN SPACE VARIANCE SOUGHT: The proposal is to alter the method of compliance for the private usable open space requirement. Currently, private usable open space for the subject dwelling unit is provided in a gazebo. The proposal would substitute an existing porch/landing to serve as the private usable open space for the dwelling unit; however, the porch/landing does not meet the minimum dimensions for usable open space. Both the porch/landing and dwelling unit already exist and there would be no physical work proposed. The unit is located in the clock tower at Ghirardelli Square which is a designated City Landmark (No. 30).

SECTION 135 OF THE PLANNING CODE requires providing a private usable open space immediately accessible from the dwelling unit that is a minimum of 36 square feet if located on a porch or roof with a minimum horizontal dimension of 6 feet in each direction. The existing porch does not provide adequate horizontal dimension in one direction and therefore requires a variance.

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/2013.0400V.pdf

7. 2013.0210V: 1241 GREEN STREET, Lot 041 in Assessor's Block 0124 in a RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District. (LILY YEGAZU)

OPEN SPACE AND EXPOSURE VARIANCES SOUGHT: The proposal is to legalize an existing dwelling unit at the basement level. As part of the project, the unit is proposed to be expanded by converting a storage area and portions of a mechanical room into habitable space.

PER SECTION 135 OF THE PLANNING CODE requires 100 qualifying sq. ft. of private usable open space or 133 qualifying sq. ft. of common usable open space per unit. The project does not provide adequate usable open space and therefore requires a variance.

SECTION 140 OF THE PLANNING CODE requires each dwelling unit to face directly onto a qualifying street or a Code-complying rear yard. The subject property does not feature a Code-complying rear yard and the new unit does not face directly onto a qualifying street; therefore, the proposal requires a variance.

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/2013.0210V.pdf

8. 2012.1128V: 160 RUSS STREET, Lot 084 in Assessor's Block 3731 in a RED (South Of Market Residential Enclave) Zoning District and a 65-X Height and Bulk District. (RICHARD SUCRE)

REAR YARD, EXPOSURE AND OPEN SPACE VARIANCES SOUGHT: The proposal includes interior alterations, facade alterations, and a change in use from automotive repair to two dwelling units. The proposal would also establish a new roof deck for one of the dwelling units.

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 25 feet. Currently, the existing light industrial building occupies the majority of the subject lot and encroaches into the required rear yard. Conversion of the building to a residential use is considered an intensification of the existing non-complying structure and requires a variance from the rear yard requirement.

PER SECTION 135 OF THE PLANNING CODE, all dwelling units must have access to either private or common useable open space. The proposal includes construction of one dwelling unit (Dwelling Unit No. 2), which does not have access to useable open space; therefore, a variance is required from Planning Code Section 135.

PER SECTION 140 OF THE PLANNING CODE, all dwelling units must directly face an open area, public street or public alley at least 25-ft in width. The proposal includes construction of one dwelling unit (Dwelling Unit No. 2), which does not directly face onto an open area, public street or public alley; therefore, a variance is required from Planning Code Section 140.

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/2012.1128V.pdf

9. 2013.0304V: 606-608 – 30TH AVENUE, Lot 017 in Assessor's Block 1572 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District. (SARA VELLVE)

REAR YARD VARIANCE SOUGHT: The existing building is a three-story, two-unit building. The proposal includes a one-story vertical addition and construction of stairs and decks at the rear of the building. The proposed building height is 40 feet.

The proposed vertical addition is set back from the front building wall by approximately 15 feet and would be set back from the rear building wall by approximately 3 feet. The proposed stairs would project approximately 11 feet from the existing rear building wall. The proposed rear decks at the second and third floors would project approximately 8 feet from the existing rear building wall.

PLANNING CODE SECTION 134 requires a rear yard of approximately 21 feet from the rear property line. The proposed stairs would project to within approximately 15 feet of the rear property line, and the decks would project to within approximately 18 feet of the rear property line; therefore, a variance is required.

PLANNING CODE SECTION 134 requires that the last 10 feet of allowed building depth for projects using the averaging method to calculate the required rear yard be limited to a height of 30 feet. A portion (4 feet) of the fourth floor vertical addition would be above 30 feet; 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/2013.0304V.pdf

10. 2013.0436V: 1825 AND 1827 SCOTT STREET, Lots 006A and 006B in Assessor's Block 1050 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (SHARON LAI)

REAR YARD AND EXPOSURE VARIANCES SOUGHT: The two-story subject building is situated on two lots (006A and 006B), and is divided by a party wall into two components, each containing one dwelling unit. The proposal is to add a second dwelling unit to lot 006B (1825 Scott Street) and to construct a third-story vertical addition with roof deck and a single-story horizontal rear addition with roof deck at the garage level of the entire building.

PER SECTION 134 OF THE PLANNING CODE lots 006A (1827 Scott St) and 006B (1825 Scott St) are required to maintain rear yards of approximately 24 feet, 6 inches, and 33 feet (respectively), where approximately 9 feet, 6 inches, and 12 feet (respectively) are provided. The proposed horizontal rear additions at the garage level are located within the required rear yards.

PER SECTION 140 OF THE PLANNING CODE all dwelling units shall face a Code-complying rear yard, an open area no less than 25 feet in every horizontal dimension or a public street. The proposed new dwelling unit at 1825 Scott Street would be located behind the existing garage would not face a Code-complying rear yard or open area.

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/2013.0436V.pdf

11. 2013.0923V: 272 UPPER TERRACE, Lot 002O in Assessor's Block 2629A in a RH-2(Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District. (JESSICA LOOK)

REAR YARD AND PERMITTED OBSTRUCTION VARIANCES SOUGHT: The project proposes to legalize a fence at the rear property line of a two-story over garage, single-family dwelling. The height of the subject fence is 11.5' above grade, measured from the grade level in the rear yard of the property. The height of the fence measured from the sidewalk level (Mount Olympus) would be 4'5" due to the existing grade difference.

PER PLANNING CODE SECTION 136(c) (19), the subject property is allowed a fence in the required rear yard of 10 feet in height above grade. The subject fence has a height of 11.5'; therefore, the project requires a variance from the rear yard and permitted obstruction 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/2013.0923V.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