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

Wednesday, June 24, 2015

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

Accessibility, Language Assistance and Sunshine Ordinance

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.

1. 2014.0866V  (KIMBERLY DURANDET)
   801 SILVER AVENUE, Lot 025 in Assessor's Block 5900A in a RH-1(Residential-House, One Family) Zoning District and a 40-X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT: The proposed project is a seismic retrofit and compliance with Americans with Disabilities Act (ADA) accessibility requirements to an existing building that was previously used as a gymnasium. In order to meet ADA guidelines for accessibility and Building Code egress requirements, a new lobby, elevator, exterior walkway and stairs will be added to western façade. The lobby elevator and exterior walkway extend approximately 10 feet from the existing building wall. The stairs will extend approximately 25 feet from the existing building wall. The height of the elevator enclosure is approximately 29 feet and the lobby is 11.5 feet from grade.
   PER SECTION 134 OF THE PLANNING CODE the required rear yard is 25 percent of lot depth. The existing gymnasium building is located entirely within the required rear yard; therefore, the proposed project 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/2014.0866V.pdf

2. 2015-002645VAR  (VERONICA FLORES)
   1350 - 48TH AVENUE, Lot 026 in Assessor's Block 1802 in a RH-2 (Residential-House, Two-Family) Zoning District and a 40-X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT: The proposal is to increase the rear height by approximately 2 feet to increase the ceiling height in the living space to bring it up to current building code standards and match the existing ceiling height of the rest of the residence. Also infill 6' x 2.5" (2.25 sf) at rear south corner. Building depth to remain the same.
   PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 45% of the lot depth. The existing building encroaches approximately 19 feet 6 inches into the required rear yard while maintaining the existing building depth; 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/2015-002645VAR.pdf.

B. REGULAR CALENDAR

3. 2014.1323V  (DOUG VU)
   326 PROSPECT AVENUE, Lot 005 in Assessor's Block 5672 in a RH-2 (Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District.
   REAR YARD AND OFF-STREET PARKING VARIANCES SOUGHT: The proposal includes the conversion of the basement to habitable space and raising the roof at the rear of the building for conversion of the attic to a second story of the existing non-complying one-story over basement, single-family dwelling. The proposed addition would intensify the non-complying rear yard and does not include any off-street parking, necessitating the granting of a variance.
   PER SECTION 242(e)(2) OF THE PLANNING CODE the property is required to maintain a rear yard equal to 45 percent of the lot depth, or 27’ including a 4’-6” reduction for the 9’-6” front setback. The proposal is to convert the attic of the non-complying building that has a rear setback of 17’-2” into habitable space by raising the roof 5’; therefore, the project requires a variance.
   PER SECTION 242(e)(4) OF THE PLANNING CODE the property is required to provide two off-street parking spaces because the alteration would add more than 400 sq. ft. of habitable space to the building. The proposal does not include any off-street parking spaces; therefore, the project 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/2014.1323V.pdf.

4. 2014.0793V  (JEFFREY SPEIRS)
   1117 HOWARD STREET, Lot 118 in Assessor's Block 3730 in a WMUG Zoning District and a 55-X Height and Bulk District.
   REAR YARD AND OPEN SPACE VARIANCES SOUGHT: The proposal is to convert a warehouse building into a single-family dwelling. The lot is 27 feet wide and 100 feet deep. The existing building is two stories, 18 feet 6 inches in height, and extends the full length of the lot. The project does not propose any building expansion. Other work includes changes to the front façade.
   PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 25 feet. The existing building is full lot coverage; therefore, the conversion to residential use requires a variance.
   PER SECTION 135 OF THE PLANNING CODE the subject property is required to maintain 80 square feet of open space per unit. Currently, the building does not comply; 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/2014.0793V.pdf.

5. 2015-000152VAR  (JONATHAN DISALVO)
   1127 CAROLINA STREET, Lot 041 in Assessor's Block 4219 in a RH-2 ([Residential House, Two-Family) Zoning District and a 40-X Height and Bulk District.
   FRONT SETBACK VARIANCE SOUGHT: The proposal is to construct a third story addition on an existing two-story residence. At the third story, the proposed project would include construction of a master suite, and deck covered by a trellis.
   PER PLANNING CODE SECTION 132, the subject property requires a front setback of 15 feet. The proposed deck, trellis, and trellis beam would encroach into the required 15-foot front setback by up to 8 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/2015-000152VAR.pdf.

6. 2013.0960V  (MARY WOODS)
   2833 - 2835 UNION STREET, Lot 023 in Assessor's Block 0949 in an RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT: The proposal is to construct a new second floor landing and stairs to grade, measuring approximately 9 feet deep by 10 feet wide, at the rear of the four-story, two-unit building. The stairs would provide access to the rear yard open space.
   PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of approximately 54 feet. The existing non-complying building already extends approximately 16 feet into the required rear yard setback. The proposed landing and stairs would encroach an additional 8.7 feet into the required rear yard resulting in a rear yard of approximately 30 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/2013.0960V.pdf.

7. 2014-001944VAR  (MICHAEL SMITH)
   2079 - 15TH AVENUE, Lot 001O in Assessor's Block 2135 in a RH-1(D) Zoning District and a 40-X Height and Bulk District.
   SIDE YARD VARIANCE SOUGHT: The proposal is to construct a one-story vertical addition, a 14' rear horizontal addition, a north side addition, and extensive interior and exterior alterations. The unpermitted second dwelling unit within the basement will also be removed as part of the project. No change is proposed for the detached garage at the rear of the property.
   Pursuant to SECTION 133 OF THE PLANNING CODE, the subject property is required to maintain a minimum side yard depth of three-feet measured from the side property lines. The project would provide a 4'-1" side yard on the south side of the building but no side yard would be provided on the north side of the building where a 1'-10" side yard exist currently. Therefore, the project requires a variance from this section of the 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/2014-001944VAR.pdf.

8. 2015-002213VAR  (NICHOLAS FOSTER)
   844 LOMBARD STREET, Lot 006 in Assessor's Block 0066 in a RM-1 (Residential, Mixed: Low Density) Zoning District and a 40-X Height and Bulk District.
   STREET FRONTAGE VARIANCE SOUGHT: The project proposes a new detached garage structure towards the front of the lot.
   PLANNING CODE SECTION 144 requires that street facing garage structures and doors must not extend beyond the primary building façade. The proposed garage structure is detached and extends beyond the primary building façade, which is setback substantially from the street; 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/2015-002213VAR.pdf.

9. 2014-000229VAR  (SARA VELLVE)
   73 DOWNEY STREET, Lot 062 in Assessor's Block 1254 in a RH-2 (Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT: The proposal is to modify the roof form at the rear of the building. The existing hipped roof with a dormer facing the rear property line would be changed to a gambrel roof with dormers facing each side property line. The proposal would not alter the footprint of the existing building.
   PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 20 feet. The exiting building projects into the required rear yard by approximately 5 feet. The change in roof form is located within the required rear yard; therefore, the project 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/2014-000229VAR.pdf.

10. 2014-003213VAR  (SHARON YOUNG)
    680 - 682 OAK STREET, Lot 016 in Assessor's Block 0828 in a RM-1 Zoning (Residential-Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
    REAR YARD VARIANCE SOUGHT: The proposal is to legalize the construction of existing stairs (approximately 18 feet 6 inches wide by 6 feet 3 inches deep by 13 feet 6 inches high) at the rear of the three-story, four-unit building. The stairs (inclusive of stair landings) are set back approximately 4 feet 3 inches from the west side property line and 2 feet from the east side property line.
    PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of approximately 22 feet. The stairs proposed to be legalized extend to within 3 feet 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/2014-003213VAR.pdf.

11. 2008.0410V  (TINA CHANG)
    799 CASTRO STREET / 3878 - 21ST STREET, Lot 024 in Assessor's Block 3603 in a RH-2 (Residential- House, Two Family) Zoning District and a 40-X Height and Bulk District.
    LOT AREA, FRONT SETBACK AND REAR YARD VARIANCES SOUGHT: The subject property contains two structures. The building at the front is an existing one-story, limited, non-conforming commercial structure. The building at the rear is a two-story-over-basement, two-unit dwelling structure. The Project proposes the change of use of the existing one-story commercial structure to a four-story single-family dwelling unit. The Project also proposes a lot subdivision, proposing two separate lots; the front lot containing a single-family dwelling unit and the rear lot containing the existing two-unit residential structure.
    SECTION 121 requires a minimum lot area of 2,500 square feet, except that the minimum lot area for any lot having its street frontage entirely within 125 feet of the intersection of two streets shall be 1,750 square feet. The proposed lots will measure less than the required minimum areas, therefore a variance is required.
    SECTION 132 requires a setback amounting to 1/2 the front setback of the adjacent property, for corner lots. The Project requires a 4'-4.5" setback; however, a 0'-0" is proposed. Therefore, a variance is required.
    SECTION 134 requires a rear yard amounting to 45% of lot depth in RH-2 Zoning Districts. Although the project increases the existing setback of 8'-0" to 10'-0" between the two structures, both proposed lots will contain encroachments within the required rear-yard setback. 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/2008.0410V.pdf.

12. 2014-000098VAR  (TODD KENNEDY)
    621-623 ALVARADO STREET, Lot 034 in Assessor's Block 2803 in a RH-2 (Residential-House, Two-Family) Zoning District and a 40-X Height and Bulk District.
    REAR YARD VARIANCE SOUGHT: A variance request to the rear yard requirement to permit a multi-level spiral staircase and landing that is a required means of egress, but not a permitted obstruction beyond the first story.
    Per SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 51 feet, 9 inches. The existing rear building wall encroaches 3 feet into the required rear yard. The proposed multi-level stairway would encroach an additional 5 feet into the required rear yard; therefore, the project requires a variance for a total deviation of 8 feet 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/2014-000098VAR.pdf.

13. 2015-000889VAR  (TODD KENNEDY)
    1495 - 25TH AVENUE, Lot 005C in Assessor's Block 1828 in a RH-2 (Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District.
    REAR YARD VARIANCE SOUGHT: A variance request to the rear yard requirement for the construction of a balcony and stair for access to the rear yard and a new fence.
    SECTION 134 OF THE PLANNING CODE requires a rear yard of 19 feet for the subject property. The proposed deck and staircase are constructed entirely within the required rear yard and extend to the rear property line. Additionally, the project proposes a 13.5' tall fence along the north and west property lines within the required rear yard (which permits a maximum fence height of 10'). 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/2015-000889VAR.pdf.

14. 2014-001627VAR  (WAYNE FARRENS)
    283 - 10TH AVENUE, Lot 018 in Assessor's Block 1423 in a RM-1 (Residential - Mixed, Low-Density) Zoning District and a 40-X Height and Bulk District.
    USABLE OPEN SPACE AND FRONT SETBACK VARIANCES SOUGHT: The proposal is to construct a rear addition which will eliminate access to the rear yard from one of the two existing dwelling units. The proposal relocates the required open space for this unit to the front yard, utilizing an existing 6-foot fence for screening purposes.
    PER SECTION 135 OF THE PLANNING CODE the subject property is required to provide for each dwelling unit private open space with a minimum horizontal dimension of 10 feet. As proposed, the project provides private open space at a width of approximately 15 feet and a depth ranging between 6.5 and 9 feet. Therefore, the project requires a variance from the Usable Open Space requirements of the Planning Code.
    PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain an approximately 6.25-foot deep front setback. Subsection 132(f) further specifies that only those obstructions listed in Section 136 of the Planning Code shall be permitted in the required front setback area. Section 136 of the Planning Code limits solid fence heights within the front setback area to a maximum of 3 feet. Therefore, the project requires a variance from the Front Setback 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/2014-001627VAR.pdf.

15. 2015-001604VAR  (WAYNE FARRENS)
    2127 BRODERICK STREET, Lot 001 in Assessor's Block 1000 in a RH-2 (House, Two-Family) Zoning District and a 40-X Height and Bulk District.
    REAR YARD VARIANCE SOUGHT: The proposal is to demolish the existing second-floor deck and to construct a replacement deck, measuring approximately 10 feet wide by 12 feet deep, with firewall (12.5 feet tall) at the rear of the three-story single-family house. The proposal also includes stairs to provide access from the deck to the rear yard.
    PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 33 feet. The proposed deck and stairs would encroach approximately 12 feet into the required rear yard resulting in a rear yard of 21 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/2015-001604VAR.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