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Notice of Hearing on Application For Zoning Variance
CITY HALL - Room 408, 1 Dr. Carlton B. Goodlett Place

 

Wednesday, December 4, 2013

Public Hearing - Session Begins at 9:30 A.M

Corey A. Teague, Asst. 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 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. 2012.1279V: 4089 - 19TH STREET, Lot 077 in Assessor's Block 3602 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (ADRIAN C. PUTRA)

REAR YARD VARIANCE SOUGHT: The subject property contains a non-complying two-story, single-family building at the rear of the lot (4089 19th Street). Additionally, the property contains a three-story, two-family building (605-607 Castro Street) at the front of the lot facing Castro Street. The project involves the following work to the rear building at 4089 19th Street: Interior alterations, adding a roof deck with guardrails above an existing 1st story roof, and “filling-in” the open space underneath an existing cantilevered room at the 2nd floor. The project does not involve any work to the building at 605-607 Castro Street.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 20 feet 9 inches between two buildings that are built on opposite ends of the lot. The proposed "fill-in" located underneath the cantilevered room at the 2nd floor encroaches approximately 1 foot into the required rear yard, and thus requires a variance from the rear yard requirement.

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/2012.1279V.pdf


2. 2013.0756V: 204 TINGLEY STREET, Lot 021 in Assessor's Block 6782 in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District. (CASEY NOEL)

REAR YARD VARIANCE SOUGHT: The project is to legalize a constructed horizontal addition at the rear elevation in order to comply with NOV 201296193.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 18 feet. The constructed rear addition encroaches approximately 1 foot into the required rear yard and results in a rear setback of approximately 17 feet; 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/2013.0756V.pdf


3. 2012.0850V: 200 CLAYTON STREET, Lot 030 in Assessor's Block 1210 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 proposal is to construct a series of decks at the second and third floors of the single-family house, and to construct a deck above an existing detached garage at the rear of the property. The project also proposes to remove a portion of the second floor at the rear of the house, construct a new dormer to match existing dormers on the Hayes Street side of the house, construct a minor horizontal addition at the third floor, modify the roof pitch at the southeast portion of the building, interior improvements at the ground floor, and new skylights.

PER SECTION 134 OF THE PLANNING CODE the approximately 106-foot deep subject property requires a rear yard of approximately 27 feet. The proposed firewalls would be 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/2012.0850V.pdf


4. 2013.0774V: 1801 SCOTT STREET, Lot 007 in Assessor's Block 1050 in a RH-2 (Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (GLENN CABREROS)

FRONT SETBACK, REAR YARD, AND PERMITTED OBSTRUCTION VARIANCES SOUGHT: The project proposes new construction of a three-story, single-family residence on a vacant lot (parking lot) of substandard sized.

PLANNING CODE SECTION 132 requires a front setback that is equal to half the depth of the adjacent front setback. The project requires an approximately 2-foot front setback and portions of the project are constructed to the front property line.

PLANNING CODE SECTION 134 requires a 15-foot rear yard for the project; however the project proposes a 12-foot rear yard.

PLANNING CODE SECTION 136 provides specific dimensions for bay windows that project into required open spaces and over public rights-of-way. The project proposes bay windows that exceed the minimum dimensions required by 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/2013.0774V.pdf


5. 2013.1267V: 3647 - 22ND STREET, Lot 045 in Assessor's Block 3627 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (JEFFREY SPEIRS)

REAR YARD VARIANCE SOUGHT: The proposal is to legalize an existing dwelling unit and infill a side area of the existing building. The lot is 25 feet wide and 100 feet deep, with an 8-foot wide portion extending to 128 feet deep. The existing building encroaches 20 feet 6 inches into the required rear yard. The proposed side infill is 3 feet 9 inches wide and 15 feet 3 inches deep, and will not expand the overall extents of the building. Additional work includes interior work and a new street tree.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 45 feet. The proposed infill located at the side of the first and second story encroaches approximately 9 feet 8 inches into the required rear yard, and thus requires a variance from the rear yard requirement.

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/2013.1267V.pdf


6. 2013.0555V: 5000 MISSION STREET, Lot 008 in Assessor's Block 6968 in a NC-3 (Neighborhood Commercial, Moderate Scale) Zoning District and a 40-X Height and Bulk District. (JESSICA LOOK)

REAR YARD, OPEN SPACE AND EXPOSURE VARIANCES SOUGHT: The proposal includes legalizing two dwelling units that currently exist on the second story of a two-story mixed use building. Legalization of the units requires variances for rear yard and open space for both units and exposure for the rear unit. No off-street parking is currently provided on site, and none is proposed; therefore, an administrative parking waiver is also being sought.

PER SECTION 134 OF THE PLANNING CODE, the property is required to maintain a rear yard of approximately to 22 feet, 8 inches to 21 feet, 10 inches. The existing building extends approximately 11 to 14 feet into the required rear yard; therefore, the proposal to legalize the existing dwelling units on the upper floor will require a variance from the rear yard requirements.

PER SECTION 135(d) OF THE PLANNING CODE, the subject property is required to maintain 80 square feet of private open space per unit or 100 square feet per unit if it is common. The two units have a requirement of 200 square feet of common open space, which is satisfied in the rear yard, however the units do not have independent access to the rear yard. As such, the legalization of the dwelling units requires a variance from the open space requirement of the Planning Code

PER SECTION 140 OF THE PLANNING CODE, the subject property is required to have windows of each unit face directly on an open area. Since the rear yard of the subject property is not code compliant, the rear unit does not meet the exposure requirements. As such, the rear unit requires a variance from the exposure 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/2013.0555V.pdf


7. 2013.0160V: 470-476 CASTRO STREET, Lot 012 in Assessor's Block 2647 in a CASTRO (Castro Street Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District. (JESSICA LOOK)

REAR YARD VARIANCE SOUGHT: The proposal includes alteration of an existing building with a one-story addition and facade alteration to operate a community service center for the San Francisco AIDS Foundation. The third floor addition requires a variance from the rear yard requirement.

PER SECTION 134 OF THE PLANNING CODE, the property is required to maintain a rear yard of approximately to 31 feet, 6 inches at the second story and above. The proposed third floor addition extends approximately 16 feet 6 inches into the required rear yard; therefore, the proposal to add a third floor addition requires a variance from the rear yard requirements.

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/2013.0160V.pdf


8. 2013.0129V: 2909 BUSH STREET, Lot 021 in Assessor's Block 1055 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (KANISHKA BURNS)

REAR YARD VARIANCE SOUGHT: The subject property is a 7,217 square foot flag-shaped lot with a two-story single-family home at the front of the lot and a 308 square foot one-story structure at the southeastern corner of the lot, wholly within the rear 25 percent of the lot. The proposal is to expand and convert the structure at the rear of the subject property into a dwelling unit. The proposed project includes expanding the rear structure horizontally 10 feet 6 inches to the east and 13 feet to the west to create a 679 square foot dwelling unit. The proposed project would maintain a distance of approximately 41 feet between the front and rear buildings and maintain over 3,000 square feet of open space.

SECTION 134 OF THE PLANNING CODE requires a minimum rear yard depth of approximately 56 feet for the subject property with no obstructions in the rear 34 feet of the yard. The proposed expansion and change of use of the rear structure would occur entirely in the rear 34 feet of the lot, constituting an expansion and intensification of a non-complying structure in 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/2013.0129V.pdf


9. 2013.1205V: 261 - 10TH AVENUE, Lot 015 in Assessor's Block 1423 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District. (KANISHKA BURNS)

REAR YARD AND EXPOSURE VARIANCES SOUGHT: The subject property contains two structures - a three-story single-family dwelling at the front of the property and a one-story garage at the rear. The proposal is to convert the rear yard garage structure into a studio dwelling unit with interior alterations and new windows and doors. No expansion to the structure is proposed.

SECTION 134 OF THE PLANNING CODE requires a minimum rear yard depth of approximately 50 feet for the subject property. The noncomplying garage structure is located entirely within the required rear yard.

SECTION 140 OF THE PLANNING CODE requires at least one room in each dwelling unit to face directly on to a public street, public alley or side yard at least 25 feet in width or code compliant rear yard. The subject lot is required to provide a 50 foot rear yard. Since the noncomplying garage structure is located entirely within the required rear yard, the dwelling unit proposed for this structure would face onto a non-complaint rear yard. Therefore, a variance from Section 140 of the Planning Code 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/2013.1205V.pdf


10. 2013.0277V: 553 ELIZABETH STREET, Lot 034 in Assessor's Block 3656 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (MICHAEL SMITH)

REAR YARD VARIANCE SOUGHT: The subject property contains two residential structures. The proposal is to connect the building at the rear of the lot with the building at the front of the lot and add habitable space within the attic by adding a flat roof to the rear of the front building. The rear 10 foot 6 inches of the rear building would be removed to create a larger rear yard and the roof of the rear building would be converted to a flat roof with a roof deck on top. The additions and stairs at the rear of the front building would be removed and a horizontal addition would be constructed at the rear of the front building to connect it with the rear building.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 51 feet 3 inches measured from the rear property line. A portion of the proposed rear addition that would connect the structures would encroach approximately five feet 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/2013.0277V.pdf


11. 2013.0567V: 492 DOUGLASS STREET, Lot 009 in Assessor's Block 2753 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (MICHAEL SMITH)

FRONT SETBACK VARIANCE SOUGHT: The subject property contains an existing dwelling located at the rear of the lot. The proposal is to construct a four-story addition at the front of the building. The resulting building would have nearly full-lot coverage with courtyard open space located towards the middle of the lot to align with the proposed open space for the adjacent development at 4308 21st Street.

PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 9 feet measured from the front property line. The proposed addition would extend to within three feet of the front property line, encroaching approximately 6 feet into the required front setback; therefore, the project requires a variance from the front setback 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/2013.0567V.pdf


12. 2013.0589V: 4308 - 21ST STREET, Lot 010 in Assessor's Block 2753 in a RH-2 (Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (MICHAEL SMITH)

FRONT SETBACK VARIANCE SOUGHT: The subject property contains an existing single-family home located at the rear of the lot. The proposal is to construct a four-story, detached, single-family dwelling at the front of the lot. A 26-foot wide open space courtyard would be retained between the buildings.

PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 14 feet 5 inches measured from the front property line. The proposed building would extend to within three feet of the front property line, encroaching approximately 11 feet 5 inches into the required front setback; therefore, the project requires a variance from the front setback 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/2013.0589V.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: 11/25/2013 12:47:08 PM