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

Wednesday, February 26, 2014

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

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


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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. 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 on Wednesday, March 26, 2014, at the regularly scheduled monthly Variance Hearing at City Hall:

1. 2013.0465V: 2479 FRANCISCO STREET, Lot 026A in Assessor's Block 0931 in a RH-3(Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (GLENN CABREROS)

FRONT SETBACK AND REAR YARD VARIANCES SOUGHT:  The project proposes facade alterations and construction of a new third floor, a side horizontal addition at the front entry stairs and a rear horizontal addition to the existing two-story, single-family residence.

Planning Code Section 132 requires an approximately 6-foot front setback at the project.  The existing building has no front setback, so additions to the noncomplying portion at the front of the building would require a front setback variance.  The new 3rd floor is proposed to project 3 feet into the required front setback.

Planning Code Section 134 requires an approximately 16-foot deep rear yard for the subject property, which is equal to 25% of the lot depth.  The existing building has a rear yard of approximately 17 feet.  The project proposes a one-story (14' wide) horizontal addition that would project approximately 13 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/2013.0465V.pdf.


To be continued on Wednesday, April 23, 2014, at the regularly scheduled monthly Variance Hearing at City Hall:

2. 2013.1781V: 2374 GREENWICH STREET, Lot 024A in Assessor's Block 0511 in a RH-2 (Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (ALEXANDRA KIRBY)

REAR YARD VARIANCE SOUGHT:  The proposal is to legalize an existing 16-foot tall fence at the north east corner of the rear property line of the subject property.  The proposal would also expand the 16-foot tall fence to the east to span the full width of the lot.

PER SECTION 134 OF THE PLANNING CODE, the required rear yard for the subject property is 45 feet. The proposed fence would be located entirely within the required rear yard at the rear property line.  Although Planning Code 136(c)(19) allows a fence up to 10 feet in height within the required rear yard, the proposed fence would exceed the permitted height by 6 feet; therefore, the project requires a variance from 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/2013.1781V.pdf.

B. 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.

3. 2013.1769V: 65 - 67 MONTEZUMA STREET, Lot 010 in Assessor's Block 5519 in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District. (DANIELLE HARRIS)

PARKING VARIANCE SOUGHT:  The proposal is to legalize the removal of one parking space in Bernal Heights Special Use District. No work is proposed for the project.

PER SECTION 151 OF THE PLANNING CODE the subject property is required to maintain one off-street parking space. The required off-street parking space for 65-67 Montezuma was provided on the adjacent lot at 69 Montezuma Street through an easement. This parking space was removed by the property owner of 69 Montezuma. The removal of parking space and legalization of the removal 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/2013.1769V.pdf.


4. 2009.0258V: 436 O'FARRELL STREET, Lot 005 in Assessor's Block 0317 in a RC-4 (Residential- Commercial, High Density) Zoning District, the North of Market Residential Special Use District #1, and a 80-130-T Height and Bulk District. (PILAR LAVALLEY)

REAR YARD MODIFICATION AND EXPOSURE VARIANCES SOUGHT:  The proposal is for a change of use to convert office space to nine (9) residential units in the existing five-story commercial building. Open space for the new units will be provided by a new roof deck (approximately 600 square feet). With the exception of the roof deck and associated guardrails no other exterior alterations are proposed as part of this project.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 15.5 feet beginning at the lowest story containing a dwelling unit. Pursuant to Planning Code Section 134(g), an exception to rear yard requirements for properties located in an RC-4 District and North of Market Residential Special Use District #1 may be granted if equivalent amounts of rear yard open space meeting certain criteria are provided. The existing building is built to the lot line at the ground floor and has a rear yard of approximately 11.5 feet beginning at the second floor. A code-complying amount of rear yard open space would be approximately 437.5 square feet, and the project proposes to provide approximately 600 square feet of open space on a new roof deck facing O’Farrell Street. As the existing rear yard does not meet the requirements of the Planning Code, the project requires a rear yard modification.

PER SECTION 140 OF THE PLANNING CODE every dwelling unit shall face directly on an open area consisting of a public street, public alley at least 25 feet in width, side yard at least 25 feet in width, or rear yard meeting the requirements of this Code. As four of the new dwelling units will face the non-conforming rear yard, the project 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/2009.0258V.pdf.


5. 2013.1221V30 ALLSTON WAY, Lot 018 in Assessor's Block 2981 in a RH-1(D) (Residential- House, One-Family, Detached) Zoning District and a 40-X Height and Bulk District. (THOMAS WANG)

REAR YARD VARIANCE SOUGHT:  The proposal includes the construction of a second floor deck, at the rear of the existing one-story over garage, single-family dwelling. The proposed second floor rear deck would be 4 feet tall above grade.   

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a minimum rear yard depth of 25 feet, measured from the rear property line. The proposed second floor rear deck would encroach 14 feet 6 inches into the required rear yard to within 10 feet 6 inches 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/2013.1221V.pdf.


6. 2013.1409V: 616 CAROLINA STREET (AKA 616A CAROLINA ST), Lot 002 in Assessor's Block 4071 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (DANIELLE HARRIS)

REAR YARD VARIANCE SOUGHT:  The proposal is to renovate and expand an existing two-story, non-conforming rear yard dwelling. The structure will expand approximately 128 square feet. Work includes window removal, window replacement, spiral stair removal, new code-compliant stair, and upgrading walls for energy efficiency. The existing building is non-complying in that it is completely within the rear yard.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 45 feet. The proposed expansion of the non-conforming structure would add approximately 32 square feet and thus make the building more non-conforming. Therefore, the project requires a variance from the rear yard requirement of Planning Code Section 134.

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/2013.1409V.pdf.


7. 2013.0981V75 LANSING STREET, Lot 184 in Assessor's Block 3749 in a RH DTR (Rincon Hill Downtown Residential) Zoning District and a 65-X Height and Bulk District. (BEN FU)

OPEN SPACE VARIANCE SOUGHT:  The proposal is to convert one existing live-work unit in a building containing three live-work units to a dwelling unit.  The project will result in a total of one dwelling and two live-work units on the property.

PLANNING CODE SECTION 827 requires 75 square feet of usable open space for each dwelling unit.  The existing building has full lot coverage and provides no usable open 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/2013.0981V.pdf.


8. 2013.0676V: 117 MANCHESTER STREET, Lot 017 in Assessor's Block 5544 in a RH-1(Residential- House, One Family) Zoning District and a 40-X Height and Bulk District. (BRITTANY BENDIX)

PARKING, REAR YARD AND MASS REDUCTION VARIANCES SOUGHT:  The proposal includes a vertical and rear horizontal addition to the existing two-story with attic, single-family dwelling.

PER SECTION 242(e)(2) of the Planning Code, the required rear yard for the property is 31 feet 8 inches. The existing building and rear two story porch result in a rear yard of 37 feet 9 inches. The proposed horizontal addition will establish a rear yard of 28 feet 2 inches at the ground floor and 31 feet 8 inches for the stories above. The rear yard variance is required for the ground floor. 

PER SECTION 242(e)(3) of the Planning Code, after calculation of the maximum permissible height and lot coverage, a total of 692 square feet of useable floor area must be deleted from the exterior of the building causing a reduction in square footage, as well as, building volume. The proposal will reduce the mass by 333 square feet and is seeking a variance for up to 359 square feet. 

PER SECTION 242(e)(4) of the Planning Code, requires that if one or more alterations add over 400 square feet of useable floor area and bring the total useable floor area above 2,250 square feet, the project must provide three off-street parking spaces. The existing building provides one off-street parking space. The project proposes maintaining only one off-street parking space for the single-family dwelling. The parking variance is for two off-street parking spaces.  

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/2013.0676V.pdf.


9. 2013.0901V: 1681 FULTON STREET, Lot 026 in Assessor's Block 1185 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 two-story vertical addition on the existing two-story, single-family dwelling and add two new dwelling units. The project also includes reducing the depth of the building by approximately 10 feet, constructing a four-story horizontal addition at the front of the building, and constructing a roof deck with a stair penthouse.

PER SECTION 134 OF THE PLANNING CODE the 100-foot deep subject property requires a rear yard of 45 feet. The proposed vertical addition would encroach approximately 19 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/2013.0901V.pdf.


10. 2013.1391V: 562 SANCHEZ STREET, Lot 012 in Assessor's Block 3584 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (DOUG VU)

REAR YARD VARIANCE SOUGHT:  The proposed project includes the construction of exterior stairs behind an existing deck that will access a new roof deck above the three-story, single-family dwelling.  The exterior stairs will encroach 2-feet, 9-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 29 feet using the method of averaging; therefore, the proposal to construct exterior stairs that will encroach into the required rear yard 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/2013.1391V.pdf.


11. 2013.0988V: 3294 MISSION STREET (AKA 199 TIFFANY AVENUE), Lot 023 in Assessor's Block 6596 in a NC-3(Neighborhood Commercial, Moderate Scale) Zoning District and a 40-X Height and Bulk District. (JEFFREY SPEIRS)

REAR YARD VARIANCE SOUGHT:  The proposed project seeks a rear yard variance for two existing enclosures (housing a mechanical ventilation system, and a storage enclosure) projecting into the rear yard. The property is located in a NC-3 Zoning District and a 40-X Height and Bulk District.  A Rear Yard Modification was approved in 2001 to allow the triangular shaped lot to have a rear yard no less than 15 feet in every horizontal dimension and a single 5,000 square-foot triangular open space in-lieu of a rear yard. 

PER SECTION 134 OF THE PLANNING CODE the property is required to maintain a rear yard equivalent to 25% of lot depth free of obstructions.  The existing mechanical ventilation projection is 21 feet 8 inches wide, 13 feet 7 inches deep, and approximately 7 feet 6 inches in height.  The projection is located approximately 8 feet from the northern property line, and approximately 13 feet from the nearest dwelling unit along 29th street; therefore, a rear yard variance is required for the obstruction.  The existing storage enclosure is approximately 7 feet wide, 17 feet deep, and 10 feet in height.  The storage is located near the northwest corner of the open space, against the rear wall of the west portion of the building.  A rear yard variance is required for these obstructions, into the 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/2013.0988V.pdf.


12. 2013.1068V: 49 MOSS STREET, Lot 119 in Assessor's Block 3731 in a RED(South Of Market Residential Enclave) Zoning District and a 45-X Height and Bulk District. (JEFFREY SPEIRS)

REAR YARD AND PERMITTED OBSTRUCTION VARIANCES SOUGHT:  The proposed project seeks a rear yard variance for the conversion of an existing industrial building, with full lot coverage at the ground floor, to a residential dwelling unit; and a variance for a projection of the front facade.  The proposal is a two-story, single-family residential unit. A roof deck is proposed at the second level, and the second story is set back 32 feet from the rear property line.

PER SECTION 134 OF THE PLANNING CODE the property is required to maintain a rear yard equivalent to 25% of lot depth.  The existing building has full lot coverage at the ground floor; therefore, the proposed dwelling unit requires a rear yard variance.

PER SECTION 136(c)1 OF THE PLANNING CODE the property is required to comply with prescribed projection dimensions.  The proposal is for a panel extending 10 inches from the front facade for a height of 9 feet 6 inches. The maximum height of an architectural feature as a horizontal projection is 2 feet 6 inches; therefore, the panel projection 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/2013.1068V.pdf.


13. 2013.1366V: 20 - 30 JANSEN STREET, Lot 021 in Assessor's Block 0074 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District. (KANISHKA BURNS)

LOT AREA, REAR YARD, AND USABLE OPEN SPACE VARIANCES SOUGHT:  The proposal is to split a 65 foot 8 inch wide by 50 foot deep lot, containing two structures into two lots.  One lot (Lot A) will measure approximately 32 feet 6 inches wide and 50 feet deep and contain a three-story-over-basement structure with two dwelling units.  The other lot (Lot B) will measure approximately 33 feet wide and 50 feet deep and contain a two-story-over-basement structure with four dwelling units.

SECTION 121 OF THE PLANNING CODE requires each lot have a minimum area of 1,750 square feet. The proposal would create one lot measuring approximately 1,626 square feet (Lot A) and one measuring approximately 1,657 square feet (Lot B).  The project requires a variance from the lot size requirement for each proposed lot. 

SECTION 134 OF THE PLANNING CODE requires a rear yard of no less than 15 feet on each lot.  Lot A will have a rear yard of eight feet and lot B will not have a rear yard.  The project requires a variance from the rear yard requirement for each lot.

SECTION 135 OF THE PLANNING CODE requires each lot to provide 100 square feet of private open space or 133 square feet of common open space for each dwelling unit.  Lot A is required to provide 266 square feet of common open space and would provide 95 square feet.  Lot B is required to provide 532 square feet of common open space and would provide 398 square feet.  The proposal does not provide the minimum open space required and requires a variance from the open space requirement for each 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/2013.1366V.pdf.


14. 2009.1110V: 799 DUNCAN STREET, Lot 050 in Assessor's Block 6605 in a RH-1(Residential- House, One Family) Zoning District and a 40-X Height and Bulk District. (MICHAEL SMITH)

REAR YARD VARIANCE SOUGHT:  The proposal is to legalize the "as built" construction of a 12'-5" tall trellis located at the rear property line (abutting the adjacent property on Duncan Street).

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 25 feet.  The “as built” trellis is located entirely within the required rear yard and as such is limited to a maximum height of 10' above grade, per Section 136 of the Code.  The “as built” trellis is 12'-5" in height and 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/2009.1110V.pdf.


15. 2013.1275V: 767 OAK STREET, Lot 024 in Assessor's Block 0843 in a RM-1(Residential- Mixed, Low Density) Zoning District and a 40-X Height and Bulk District. (SARA VELLVE)

REAR YARD VARIANCE SOUGHT:  The proposal is to expand the existing two-story, single-family house horizontally and vertically, including a one-story horizontal addition at the rear of the building.

PER SECTION 134 OF THE PLANNING CODE, the average required rear yard of the subject property is approximately 51 feet from the rear property line.  The one-story horizontal addition at the rear of the building extends 12 feet into the required rear yard.  Section 136(c)(B)(i) of the Planning Code limits the height of a one-story, 12-foot deep permitted obstruction to no more than 10 feet above grade. As the proposed horizontal addition is approximately 15 feet above grade, a variance from Planning Code Section 134 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/2013.1275V.pdf.


16. 2013.1279V: 4 MILEY STREET, Lot 035 in Assessor's Block 0942 in a RH-2(Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District. (SHARON LAI)

REAR YARD VARIANCE SOUGHT:  The subject property is a through lot between Greenwich and Miley Streets.  The project proposes to horizontally expand a non-complying single-family house located within rear yard of the property (Miley Street frontage).  The project does not include any changes to the two-unit structure at the front of the property (Greenwich Street frontage).

PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 54 feet. The proposed 4-story expansion and new entry awning are located entirely within the required rear yard.  The project proposes to regularize the envelope of the existing building and does not increase the encroachment 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/2013.1279V.pdf.


17. 2013.0969V: 1533 SUTTER STREET, Lot 030 in Assessor's Block 0688 in a RM-4(Residential- Mixed, High Density) Zoning District and a 50-X Height and Bulk District. (SHARON LAI)

REAR YARD VARIANCE SOUGHT:  The proposal is to construct a new three-car garage structure within the rear yard of the single-family dwelling. The subject corner lot fronts on Sutter Street and the garage would be accessed from an easement along Octavia Street. The garage will measure approximately 28 feet, 6 inches wide by 24 feet deep by 13 feet tall. A roof deck is proposed above the garage.

PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 34 feet.  The proposed garage would 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/2013.0969V.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: 2/21/2014 6:17:43 PM