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

Wednesday, March 25, 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. 2013.1579V 800 EL CAMINO DEL MAR, Lot 024 in Assessor's Block 1312 in a RH-1(D)(Residential- House, One Family- Detached) Zoning District and a 40-X Height and Bulk District. (SHARON LAI)
   FRONT SETBACK AND SIDE YARD VARIANCES SOUGHT:  The proposal is to construct a second floor vertical addition over the existing building footprint of the one-story, single-family house. Other modifications include reconstruction of the entry gate, decks and major interior alterations. A portion of the existing building footprint is located within the required side yards and the fence is located within the required front setback.
   PER SECTION 132 OF THE PLANNING CODE the subject property is required to provide a 15-foot front setback, where approximately 1 foot, 6 inches is provided. The proposed entry gate reconstruction is located within the required front setback and therefore requires a variance.
   PER SECTION 133 OF THE PLANNING CODE the subject property is required to maintain two side yards of 5 feet, where approximately 4 feet is provided along the east side property line. The proposed vertical expansion will encroach approximately 1 foot into the east side yard requirement and thus requires a variance from Planning Code, Section 133.
   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/2013.1579V.pdf.

2. 2014-000940VAR  164 BELVEDERE STREET, Lot 034 in Assessor's Block1253 in a RH-3 (Residential, house, 3-family) Zoning District and a 40-X Height and Bulk District. (SHARON LAI)
   FRONT SETBACK VARIANCE SOUGHT:  The project proposes to widen the existing garage, reconstruct the front entry stairs, construct a three-story horizontal rear expansion and make various façade alterations to the three-story single-family home.
   PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback of approximately 8 feet, 6 inches.  The proposed garage expansion will increase in width and is located at the front property line; therefore, a variance from the front setback requirement 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/2014-000940VAR.pdf.

B. REGULAR CALENDAR

3. 2014.1549V 1321 DE HARO STREET, Lot 036 in Assessor's Block 4218 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (AARON HOLLISTER)
   FRONT SETBACK, REAR YARD AND STREET FRONTAGE VARIANCES SOUGHT:  The proposal is to demolish an existing single-family residence and construct a three-story structure that will contain two dwelling units.  The variance application requests to extend an expired variance that was previously granted under Case No. 2009.0107V.  
   PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback of approximately 14.5 feet.  The proposed garage portion of the building would encroach approximately 7 feet into the front setback and result in a front setback of 7.25 feet; therefore, the project requires a variance from the front setback requirement.
   PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 45 feet.  The proposed building would encroach approximately 26.7 feet into the required rear yard and result in a rear yard of 18.3 feet; therefore, the project requires a variance from the rear yard requirement.
   PER SECTION 144 OF THE PLANNING CODE no less than one-third of the width of the ground story along the front lot line and along a building wall that is set back from any such lot line, shall be devoted to windows, entrances for dwelling units, landscaping, and other architectural features that provide visual relief and interest for the street frontage.  As proposed, the street-facing ground story does not meet this requirement; therefore, the project requires a variance from the street frontage 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/2014.1549V.pdf.

4. 2014.1518V 379 ELIZABETH STREET, Lot 022 in Assessor's Block 3652 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (ANDREW PERRY)
   REAR YARD VARIANCE SOUGHT:  The proposal includes the expansions to both front and rear of building, the latter which is entirely in the required rear yard area. The rear building will expand to the front by 7'-9", to the rear by 2'-11", and expand on the side to the east property line, changing the total square footage from 322sf to 490sf. The front building will enclose a porch at the rear, and the side passage and pergola structure are to be modified.
   PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 51'-4". The rear building is entirely within the required rear yard area; therefore, any expansion 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/2014.1518V.pdf.

5. 2014.1350V:   309 CHESTNUT STREET, Lot 030 in Assessor's Block 0062 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (CARLY GROB)
   REAR YARD VARIANCE SOUGHT:  The proposal is to enclose an existing deck to create a family room for an existing third floor unit.
   PER PLANNING CODE SECTION 134, the minimum rear yard depth shall be equal to 45% of the lot depth, and may be reduced to the greater of 25% of lot depth or 15 feet based on the rear yards of adjacent properties. In any case where the rear yard is reduced, the last 10 feet of building depth is limited to 30 feet in height. The proposed addition requires a variance as it extends two feet beyond the permitted building depth of 59 feet based on averaging, and is 35'6" in height within the last 10 feet of building depth.
   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/2014.1350V.pdf.

6. 2014.1209V  222 MONTCALM STREET, Lot 007 in Assessor's Block 5538 in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District. (ERIKA JACKSON)
   CURB CUT VARIANCE SOUGHT:  The proposal is to legalize the existing 16 foot wide curb cut.  The curb cut is directly in front of an uncovered 2-car off-street parking pad.
   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/2014.1209V.pdf.

7. 2014-000702VAR 1311 GUERRERO STREET, Lot 050 in Assessor's Block 6532 in a RH-3 (Residential House, Three-Family) Zoning District and a 40-X Height and Bulk District. (ERIKA JACKSON)
   REAR YARD VARIANCE SOUGHT:  The proposal is to construct a new approximately 150 square foot rear deck and stairs at the second level of an existing three-family dwelling.
   PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 45 percent of lot depth, which is 56’-3”. The existing rear yard is 44’-3” to the existing two-story rear addition.  The proposed rear addition would extend into the rear yard an additional 14 feet, leaving a rear yard of 30'-3".  The proposed rear deck and stairs would be constructed within 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/2014-000702VAR.pdf.

8. 2014.1409V  618 NATOMA STREET, Lot 045 in Assessor's Block 3727 in a RED (South Of Market Residential Enclave) Zoning District and a 40-X Height and Bulk District. (JEFFREY SPEIRS)
   EXPOSURE AND OPEN SPACE VARIANCES SOUGHT:  The project proposes to add one dwelling unit to an existing five-family dwelling.  The new dwelling unit will convert 370 square feet of existing ground floor accessory storage space, and no expansion of the building envelope is proposed.
   PER SECTION 135 OF THE PLANING CODE the subject property must provide at least 60 square feet of private useable open space, or 80 square feet of common useable open space, per unit.  The proposed dwelling unit is not provided with adequate private or common useable open space; therefore, a variance is required.
   PER SECTION 140 OF THE PLANNING CODE the subject property is required to have windows of each unit face directly on an open area no less than 25 feet in every horizontal dimension or a code-complying rear yard, with an increase of five feet in every horizontal dimension at each subsequent floor above the second. The proposed dwelling unit does not face the street and the rear yard does not meet these requirements; 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/2014.1409V.pdf.

9. 2013.1578V 533 ELIZABETH STREET, Lot 039 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)
   FRONT SETBACK VARIANCE SOUGHT:  The proposal is to construct a one story vertical addition, a rear addition, and alter the front elevation of the single-family dwelling.  The vertical addition would be set back 16'-2" from the proposed rear building wall. The resulting building would measure approximately 73 feet in depth and 31 feet, 3 inches in height above the curb. 
   PER SECTION 132 OF THE PLANNING CODE the subject property is required to maintain a front setback of approximately 5'-4" measured from the front property line.  The proposed vertical addition would align with the building's existing front wall approximately one and a half feet from the front property line, thus encroaching over three 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/2013.1578V.pdf.

10. 2014.1363V  978 - 980 GUERRERO STREET, Lot 092 in Assessor's Block 3618 in a RH-3 (Residential- House, Three Family) Zoning District and a 40-X Height and Bulk District. (RICHARD SUCRE)
    REAR YARD VARIANCE SOUGHT:  The proposal includes the addition of a dwelling unit and reconstruction of a deck and stairs at the rear of the existing two-unit building. The new third dwelling unit would be established at the basement level.
    PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 29-feet, 4-inches.  Currently, the existing building encroaches into the required rear yard. Since the project includes reconstruction of the rear deck and stair within a portion of the required rear yard, a variance is required from Planning Code Section 134.
    On March 4, 2015, the Historic Preservation Commission will review the proposal (See Case No. 2014.1363A).
    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/2014.1363V.pdf.

11. 2014-001116VAR  1719 ALABAMA STREET, Lot 017 in Assessor's Block 5540 in a RH-1 (RESIDENTIAL, HOUSE, ONE-FAMILY) Zoning District, a 40-X Height and Bulk District, and Bernal Heights Special Use District (RICHARD SUCRE)
    MASS REDUCTION AND PARKING VARIANCES SOUGHT:  The proposal includes construction of a one-story vertical addition on an existing one-and-one-half-story single-family residence.  The proposal will increase the useable floor area from 2,087 square feet to 2,578 square feet.
    PER SECTION 242(e)(3) OF THE PLANNING CODE, the subject property is required to reduce 650 square feet of useable floor area from the maximum buildable volume. Currently, the proposal includes a new one-story vertical addition that provides no mass reduction from the maximum buildable volume. Therefore, a mass reduction variance is required.
    PER SECTION 242(e)(4) OF THE PLANNING CODE, the subject property is required to provide three off-street parking spaces, since the proposal includes construction of a new addition that is more than 400 square feet in size and results in a total useable floor area between 2,251 and 2,850. In addition, the Bernal Heights Special Use District specifies that no tandem parking spaces are permitted for the first two required parking spaces. Currently, the existing building contains two off-street parking spaces in a tandem configuration.  The proposal does not include any new off-street parking; therefore, a parking 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/2014-001116VAR.pdf.

12. 2014.1419V 2656 MCALLISTER STREET, Lot 012 in Assessor's Block 1166 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 proposal is to raise the existing building approximately three feet in order to add a three-car garage and to construct a three-story horizontal addition at the rear of the proposed three-story, three-unit building. The proposed horizontal addition is located within the required rear yard.
    PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 27 feet, where 20 feet is currently provided.  The rear horizontal addition would extend approximately 12 feet into the required rear yard; therefore, 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/2014.1419V.pdf.

13. 2014-000288VAR  310 - 312 WALNUT STREET, Lots 053-054 in Assessor's Block 1008 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 to remove the existing horizontal extensions, decks, and stairs and construct a new three-story horizontal addition, and new decks and stairs at the rear of the three-story, two-family dwelling. The proposed rear addition (approximately 13 feet deep by 10 feet wide by 34 feet 6 inches high) will be set back 5 feet from the south property line.  The proposed rear decks and stairs (approximately 15 feet wide by 11 feet deep by 17 feet 6 inches high) will be set back 5 feet from both side property lines, and will include an approximately 11-foot high fire-rated wall abutting the south property line. Other modifications to the residential building include a lateral addition (approximately 3 feet wide by 10 feet deep) abutting the north property line which is not the subject of this variance.
    PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 62 feet. The proposed rear addition, rear decks, and stairs will be located entirely within the required rear yard and extend to within 34 feet, 4.5 inches of the rear property line; 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/2014-000288VAR.pdf.

14. 2013.0038V 2398 ALEMANY BLVD, Lot 007 in Assessor's Block 7032A in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District. (TINA CHANG)
    REAR YARD VARIANCE SOUGHT: The Project includes a 1,494 square foot, two-story horizontal rear addition to an existing 790 square foot single-family home that has been deemed a historic resource.
    SECTION 134 requires a rear yard amounting to 25% of lot depth in RH-1 Zoning Districts. A 20' rear yard for the subject property is required; however, the project will provide a 15' 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/2013.0038V.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