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
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.
REAR YARD VARIANCE SOUGHT: The proposal is to construct new decks at the rear of the existing four-story, six-unit building, and to make interior alterations, including the conversion of the existing ground floor storage area into additional off-street parking.
There are no items in the Consent Calendar.
B. REGULAR CALENDAR
1. 2013.0537V: 1750 TAYLOR STREET, Lot 075 in Assessor's Block 0128C in a RM-2 (Residential-Mixed, Moderate Density) Zoning District and a 40-X Height and Bulk District.(KATE CONNER)
REAR YARD VARIANCE SOUGHT: The proposal is to construct an approximately 15-foot high pool enclosure within the required rear yard. The irregularly-shaped property is occupied by two residential towers and a pool, all of which are located within the required rear yard.
PLANNING CODE SECTION 134 requires a 123'-9" rear yard where the pool and proposed pool enclosure are located. Currently, the existing pool is located within the required rear yard. The proposed pool cover encroaches approximately 59 feet 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/2013.0537V.pdf
2. 2013.0409V: 991 INNES AVENUE, Lot 011B in Assessor's Block 4653 in a RH-1(S) (Residential-House, One Family-Secondary Unit) Zoning District and a 40-X Height and Bulk District. (BRITTANY BENDIX)
REAR YARD VARIANCE SOUGHT: The project proposes interior renovations and a horizontal addition at the rear of the existing two family dwelling.
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 18 feet. The proposal includes a horizontal addition at the ground floor level that will reduce a portion of the complying rear yard area to 20 feet, 4.5 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/2013.0409V.pdf
3. 2013.0848V: 419 BRODERICK STREET, Lot 050 in Assessor's Block 1205 in a RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District. (CHRISTINE LAMORENA)
REAR YARD VARIANCE SOUGHT: The project proposes to construct new stairs and landings (approximately 7 feet deep by 14 feet wide) to connect a roof deck to existing stairs below. The roof deck was previously approved under Building Permit Application Number 2012.12.19.6533.
PER PLANNING CODE SECTION 134 the subject property is required to maintain a rear yard of approximately 24 feet. The proposed stair and landing expansion would encroach approximately 5 feet into 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/2013.0848V.pdf
4. 2013.0712V: 653 FELL STREET, Lot 024 in Assessor's Block 0829 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (CHRISTINE LAMORENA)
LOT SIZE, REAR YARD, OPEN SPACE, AND PARKING VARIANCES SOUGHT: The proposal is to subdivide a through lot containing a two-unit building fronting on Fell Street and a garage fronting on Hickory Street. The structure fronting on Fell Street will be reduced by approximately six feet in depth at the rear.
SECTION 121 OF THE PLANNING CODE requires the size of the proposed lots to be a minimum of 2,500 square feet each. The proposed lot subdivision would create an approximately 1,750 square foot lot for the property fronting on Fell Street and an approximately 1,250 square foot lot for the property fronting Hickory Street.
SECTION 134 OF THE PLANNING CODE requires a rear yard equal to 25 percent of the lot depth or 15 feet, whichever is greater. The required rear yard for the structure fronting on Fell Street would be approximately 17 feet while the proposed rear yard would be approximately three feet.
SECTION 135 OF THE PLANNING CODE requires 100 square feet of private open space for each dwelling unit, 266 square feet of common open space, or a sufficient combination of private and common open space. The proposed lot fronting on Fell Street containing two units would provide approximately 86 square feet of private open space and 146 square feet of common open space where 266 square feet are required.
SECTION 159 OF THE PLANNING CODE requires that required parking spaces for one-family and two-family dwellings be located on the same lot as the dwellings served. The proposed subdivision would result in the required parking spaces being located on a separate 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/2013.0712V.pdf
5. 2013.0739V: 748 TREAT AVENUE, Lot 055 in Assessor's Block 3612 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (DANIELLE HARRIS)
PARKING VARIANCE SOUGHT: The proposed project is to add two additional dwelling units to an existing two-story, single-family dwelling. Work includes horizontal expansion and remodel of existing building, addition of third and fourth floors, and installation of a car stacker in order to provide one additional parking space to the existing single-car garage.
PER SECTION 151 OF THE PLANNING CODE the proposed project is required to provide three off-street parking spaces. The proposed project would provide two off-street parking space; 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/2013.0739V.pdf
6. 2013.0588V: 987 DOLORES STREET, Lot 017 in Assessor's Block 3631 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District. (DOUG VU)
REAR YARD, EXPOSURE AND PARKING VARIANCES SOUGHT: The proposal includes the demolition of an approximately 430 sq. ft. noncomplying garage at the rear of the through lot behind an existing six-family dwelling, the relocation of one unit from the six-family dwelling to a proposed two-story building that will front the alley at the former location of the garage. The proposed one-family dwelling is located within the required rear yard, necessitating the granting of rear yard and exposure variances.
PER SECTION 134 OF THE PLANNING CODE, the property is required to maintain a rear yard equal to 45% of the lot depth, or 52 feet 10 inches; therefore, proposal to construct a new building at the rear property line requires a variance.
PER SECTION 140 OF THE PLANNING CODE, the windows of at least one room in each dwelling unit must face directly onto either a public street, public alley at least 25 feet in width, side yard at least 25 feet in width or a rear yard meeting the requirements of the Planning Code. The proposal to construct a dwelling unit within the rear yard facing a 15-foot wide alley requires a variance for any dwelling unit that faces the rear yard of the subject property.
PER SECTION 151 OF THE PLANNING CODE, one off-street parking space per dwelling unit is required. The property currently requires six parking spaces and provides five parking spaces in the main building and two parking spaces in the rear garage. Therefore, the proposal to demolish the rear garage building and remove the parking 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/2013.0588V.pdf
7. 2013.0800V: 1350 SANCHEZ STREET, Lot 042 in Assessor's Block 6580 in a RH-2 (Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District. (DOUG VU)
REAR YARD VARIANCE SOUGHT: The proposal includes an approximately 160 square foot addition at the ground floor of the noncomplying two-story, two-family dwelling. The proposed addition will encroach 4-feet, 2-inches into the required rear yard, necessitating a rear yard variance.
PER SECTION 134 OF THE PLANNING CODE, the property is required to maintain a rear yard equal to 30 feet 7 inches using the method of averaging; therefore, the proposal to construct an addition that will enlarge the existing noncomplying structure 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/2013.0800V.pdf
8. 2013.0741V: 2700 - 22ND STREET, Lot 014 in Assessor's Block 4144 in a RM-1 (Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District. (JEFFREY SPEIRS)
REAR YARD VARIANCE SOUGHT: The proposal is to construct a deck at the second story of an existing single-family residence. The proposed deck is 8 feet and 1/4 inch wide, 12 feet and 1/2 inch deep, and 8 feet 10 inches above existing grade. Additional work includes a firewall of 20 feet 0 inches in height from existing grade, bordering the full depth of the new deck along the western side property line.
PLANNING CODE SECTION 134 requires rear yard of 25 feet for the subject property. The existing building encroaches 1 feet 6 inches into the required rear yard, resulting in a rear yard of approximately 23 feet 6 inches. The proposed deck will extend into the required rear yard by 5 feet 6 inches, approximately 4 feet farther than the existing structure. The proposed deck and firewall 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/2013.0741V.pdf
9. 2013.0149V: 1327-1329 KEARNY STREET and 28-30 SONOMA STREET, Lot 006 in Assessor's Block 0115 in a RH-3 (Residential-House, Three-Family) Zoning District and a 40-X Height and Bulk District. (KATE CONNER)
LOT WIDTH, LOT AREA, REAR YARD, AND OPEN SPACE VARIANCES SOUGHT: The proposal is to subdivide one lot with two, two-unit buildings into two lots, each with one two-unit building.
PLANNING CODE SECTION 121(d) (2) requires a minimum lot width of 25 feet for all lots in zoning districts other than RH-1 (D) Districts. The existing lot is 20 feet wide. The proposed subdivision will create an additional lot that will be 20 feet wide; therefore, the project requires a variance from the minimum lot width requirement.
PLANNING CODE SECTION 121(e)(2) required a minimum lot area of 2,500 square feet for all lots in zoning districts other than RH-1(D) Districts. The proposed subdivision will create two new lots: the lot fronting Kearny Street is 851 square feet and the lot fronting Sonoma Street is 748 square feet. Therefore, the project requires a variance from the minimum lot area requirement.
PLANNING CODE SECTION 134 requires a minimum rear yard of 15 feet. A Code-complying rear yard is not currently provided and the proposed subdivision would result in each lot maintaining a three-foot rear yard; therefore, the project requires a variance from the rear yard requirement. The existing rear staircase connecting the two buildings would be removed as part of the proposal.
PLANNING CODE SECTION 135 requires that each lot provide 200 square feet of private open space or 266 square feet of common open space. The proposal provides the required amount of open space for the lot which fronts on Sonoma Street; however, the Kearny Street lot does not provide any open space which meets the minimum dimensions or square footage required by the Planning Code. 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/2013.0149V.pdf
10. 2013.0347V: 824 SANCHEZ STREET, Lots 005 and 006 in Assessor's Block 3621 in a RH-1(Residential- House, One Family) Zoning District, the Dolores Heights SUD, and a 40-X Height and Bulk District. (MICHAEL SMITH)
REAR YARD VARIANCE SOUGHT: The proposal is to demolish the existing single-family dwelling and construct a new single-family dwelling.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 47 feet, 3 inches. The below grade portion of the proposed building would encroach 36 feet, 9 inches into the required rear yard and the above grade portion of the proposed building would encroach 31 feet, 5 inches into the required rear yard; 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/2013.0347V.pdf
11. 2013.0864V: 333 ELSIE STREET, Lot 027 in Assessor's Block 5676 in a RH-2 (Residential-House, Two Family) Zoning District, Bernal Heights Special Use District, and a 40-X Height and Bulk District. (RICHARD SUCRE)
PARKING VARIANCE SOUGHT: The proposal includes construction of a two-story, rear horizontal addition (measuring approx. 19-ft 10-in by 20-ft 2-in) to a one-story single-family residence, thus adding approximately 524 square feet of useable floor area.
PER SECTION 242(e)(4) OF THE PLANNING CODE , the subject property is required to provide one parking space, since the proposal would add 524 square feet of useable floor area. Currently, the project site does not possess any off-street parking spaces, and the proposal does not include adding any off-street parking spaces. Therefore, the project requires a variance from the parking requirement (Section 242(e)(4)) 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/2013.0864V.pdf
12. 2013.0916V: 915 ASHBURY STREET, Lot 024 in Assessor's Block 1269 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District. (SHARON YOUNG)
REAR YARD VARIANCE SOUGHT: The proposal is the removal and replacement of multi-level decks and stairs at the rear of the three-story, two-unit building. At the first and second levels, the 135 square-foot decks will be set back approximately 5’-6” from the north property line and abut the south property line with a one-hour fire-rated wall at a height of approximately 19’ above grade. At the third level, the 60 square-foot deck will be set back approximately 10 feet from the north property line and 6’-6” from the south property line. The proposal also includes new spiral stairs connecting the first and second level decks and new stairs connecting the first level deck and the rear yard.
SECTION 134 OF THE PLANNING CODE requires a rear yard in an RH-2 Zoning District to be equivalent to 45 percent of the total lot depth, or when using averaging, no less than 25 percent of the lot depth or 15 feet, whichever is greater. Using averaging, the subject property has a required rear yard of approximately 43'-6". The new decks and stairs would be located entirely within the required rear yard. The new decks would extend to within 35’-6” of the rear property line and the new stairs would extend to within 29’-6” 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/2013.0916V.pdf
13. 2013.1041V: 3124 BAKER STREET, Lot 020 in Assessor's Block 0931 in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District. (SHARON YOUNG)
REAR YARD VARIANCE SOUGHT: The proposal is to construct an “L-shaped” horizontal addition on the second floor and a new one-story deck at the rear of the three-story, single-family dwelling. The proposed horizontal rear addition (to expand an existing bedroom) will extend approximately 6’ wide by 21’-9” deep to the north side property line and will extend approximately 20’ wide by 9’-6” deep to the west rear building walls to align with the ground and first floors below. The new rear deck (approximately 13’ wide by 5’ deep by 8’ above grade) will be set back 3' from north side property line and 10' from the south side property line. An infill addition (to accommodate a finished playroom) proposed on the ground floor is not the subject of this variance.
SECTION 134 OF THE PLANNING CODE requires a rear yard in an RH-1 Zoning District to be equivalent to 25 percent of the total lot depth at grade level and at each succeeding story of the building. The subject property, with a lot depth of approximately 87’-6”, has a required rear yard of 21’-9”. The subject property has an existing rear yard of approximately 19’. The proposed “L-shaped” horizontal addition on the second floor will extend approximately 3’ into the required rear yard and the new one-story rear deck will extend entirely within 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/2013.1041V.pdf
14. 2013.0896V: 291 STAPLES AVENUE, Lot 030 in Assessor's Block 3157 in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District. (TOM WANG)
REAR YARD AND PARKING VARIANCES SOUGHT: The proposal includes the demolition and reconstruction of a room, at the rear of the existing one-story, single-family dwelling. The existing rear room is along the east side lot line and contains 272 square feet. The proposed rear room would be along the west side lot line and contain 282 square feet.
PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a minimum rear yard depth of 25 feet. Although the demolition and reconstruction of the rear room would not change the current building depth, the proposed rear room would encroach 8 feet 6 inches into the required rear yard to within 12 feet of the rear property line.
PER SECTION 151 OF THE PLANNING CODE, the subject property is required to maintain one off-street parking space. The existing rear structure was built to provide off-street parking for the subject property; however, it was converted (at an unknown time) without benefit of permit to a workshop. The proposed project would not restore the off-street parking; therefore, a variance is required.
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
