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

Wednesday, May 27, 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. 2015-002000VAR (ERIKA JACKSON)
   145 BONVIEW STREET, Lot 045 in Assessor's Block 5620 in a RH-1 (Residential-House, One Family) Zoning District and a 40-X Height and Bulk District.
   CURB CUT AND GARAGE DOOR WIDTH VARIANCES SOUGHT: The proposal is to legalize the existing 21 foot wide curb cut that is directly in front of an uncovered 2-car off-street parking pad.  The project also proposes to construct a two-story building within the existing parking pad area with a 15.5 foot wide garage door enclosing the existing two off-street parking spaces.
   PER SECTION 242(e)(5) OF THE PLANNING CODE the maximum width for curb cuts is 10 feet and the maximum width for garage doors is 12 feet.  The existing curb cut is 21 feet wide and the proposed garage door is 15.5 feet wide; therefore, the project requires a variance from this 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/2015-002000VAR.pdf.

2. 2014-002523VAR (JEFFREY SPEIRS)
   71 GATES STREET, Lot 023 in Assessor's Block 5626 in a RH-1 (Residential House, Single Family) Zoning District and a 40X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT:  The proposal is to modify the sloped roof at the rear of the second-story to a flat roof with roof deck. The project will not extend deeper than existing conditions, and no new floor area is proposed.
   PER SECTION 242 OF THE PLANNING CODE, a rear yard of 24.5 feet for the subject property is required.  The existing 3-story structure encroaches 2 feet - 3 inches into the required rear yard, resulting in a rear yard of approximately 22 feet - 3 inches.  The existing roof at the rear of the second-story is sloped. For the proposed flat roof deck, the project will increase the height of the rear wall by approximately 3 feet, to a total height of 29 feet - 4 inches. The proposed second-story roof and roof deck are located within the required rear yard; therefore, 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/2014-002523VAR.pdf.

3. 2015-001273VAR (JULIAN BANALES)
   716 CLEMENTINA STREET - Lot 042 in Assessor's Block 3729 in a RED-MX (Residential Enclave - Mixed) Zoning District and a 45-X Height and Bulk District.
   OPEN SPACE AND EXPOSURE VARIANCES SOUGHT:  The project proposes an infill building expansion at the ground level to allow the addition of two dwelling units.
   PLANNING CODE SECTION 135 requires 60 sf of useable open space per unit.  At a ratio of 1.33, the project would require 479 sf of common usable open space.  The property has a 308 sf rear yard, which is deficient in area; therefore, a variance is required.
   PLANNING CODE SECTION 140 requires a dwelling unit to face onto a rear yard or street.  Unit #6 would not face onto a code complying 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/2015-001273VAR.pdf.

B. REGULAR CALENDAR

4. 2014-000361VAR  (ANDREW PERRY)
   2121-2123 JUDAH STREET, Lot 40 in Assessor's Block 1827 in a RH-3 (Residential House, Three-Family) Zoning District and a 40-X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT:  The project proposes to infill an existing lightwell and egress stair area, which abuts a blind wall of the adjacent building. A new deck and egress stair structure is to be constructed at the rear.
   PURSUANT TO SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 35 feet.  The proposed rear stairs would be allowed as a permitted obstruction under Planning Code Section 136(c)(25) if not for an existing bay window at the rear of the building.  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/2014-000361VAR.pdf.

5. 2015-000281VAR (ANDREW PERRRY)
   1580, 1582, AND 1582A SANCHEZ STREET, Lot 007 in Assessor's Block 6620 in a RH-2 (Residential House, Two-Family) Zoning District and a 40-X Height and Bulk District.
   LOT SIZE, REAR YARD, OPEN SPACE AND EXPOSURE VARIANCES SOUGHT: 
   The project proposes a lot split on a lot with two existing structures within an RH-2 District. The front building has two existing units and the rear building has one dwelling unit. Access to the rear lot would be indirect, through an easement breezeway on the ground floor of the front building.
   PER SECTION 121 OF THE PLANNING CODE, there is a minimum lot area of 2,500 square feet or 1,750 sf for lots near street intersections. The newly created front lot would meet the requirement, but the rear lot is deficient with only 771sf.
   PER SECTION 134 OF THE PLANNING CODE, lots in RH-2 Districts need to have rear yards equal to 45% lot depth, and may not be reduced past the last 25% or 15', whichever is greater. The proposed lot split would create a scenario where both lots contain structures in the required rear yard area.
   PER SECTION 135 OF THE PLANNING CODE, all dwelling units must have access to usable open space. The proposed rear lot would meet the requirement as one dwelling unit, but the front lot would be deficient for the ~333sf that is required.
   PER SECTION 140 OF THE PLANNING CODE, all dwellings must look onto a street, complying rear yard, or courtyard of at least 25'. As it exists, the rear building is non-conforming to this requirement, and will continue the non-conformity.
   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/2015-000281VAR.pdf.

6. 2015-001355VAR (BRITTANY BENDIX)
   2728 GREEN STREET, Lot 009 in Assessor's Block 0950 in an RH-2 (Residential, House, Two Family) Zoning District and a 40-X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT:  The proposal includes the following: (1) reconstruction and expansion of a portion of the building at the rear of the basement and ground floor levels, and (2) a horizontal expansion at the rear of the third and fourth floors.
   SECTION 134 OF THE PLANNING CODE requires a rear yard in an RH-2 Zoning District to be 45 percent of the lot depth, or the average of adjacent rear building walls, but in no case less than 25 percent of the lot depth, or 15 feet (whichever is greater). Additionally, when using averaging to determine the required rear yard, the structure must be 30 feet in height or less.
   The size of the subject lot varies in regards to depth. The 25-foot wide portion of the lot is 112.5 feet deep and requires a rear yard of 40.9 feet, and the 1.25-foot wide portion of the lot is 87.5 feet deep and requires a rear yard of 21.9 feet. The existing building configuration provides rear yards of 27.3 feet and 16 feet, respectively, and is therefore legally noncomplying. The proposal requires a variance for the following: (1) reconstructing the rear second story deck and in-filling the two levels below, (2) proposing a 10-foot tall wall above the rear 2nd story deck along the west side property line, (3) boxing out a planter on the third floor along the east property line, and (4) expanding the 3rd and 4th floors into the required rear yard area, but not beyond the rearmost building wall, at a height of 35.5 feet.
   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/2015-001355VAR.pdf.

7. 2014-002691VAR (CHRISTOPHER TOWNES)
   2635 - 18TH STREET, Lot 024 in Assessor's Block 4024 in a RH-2 (Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT:  The proposal includes the construction of a 543 square foot wood deck (11.5 feet above grade) at the rear of an existing single-family residence.
   PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 25% of the lot depth (or 23.75 feet). The proposed deck would occupy nearly the entire rear yard and would be setback 3 feet from the east side property line and abut the rear and west side property lines with a firewall 15 feet above grade; 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/2014-002691VAR.pdf.

8. 2014.0666VAR (CHRISTOPHER TOWNES)
   241 - 10TH STREET, Lot 020 in Assessor's Block 3518 in a RCD (Regional Commercial) Zoning District and a 55-X Height and Bulk District.
   The proposal includes the demolition of an existing commercial building (containing car-rental) and the construction of a new 5-story, mixed-use, 28-dwelling unit building with ground floor commercial.
   PER SECTION 136 OF THE PLANNING CODE, bay window architectural obstructions must meet specific dimensional requirements. While the proposed bay windows on the front façade meet the area requirements, they would not meet the shape or setback 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/2014.0666VAR.pdf.

9. 2014-002453VAR (ERIKA JACKSON)
   76 BERNAL HEIGHTS BLVD, Lot 030 in Assessor's Block 5639 in a RH-1 (Residential- House, One Family) Zoning District and a 40-X Height and Bulk District.
   REAR YARD VARIANCE:  The proposal includes the replacement of the existing rear deck and stairs with a larger rear deck and stairs and a 19 foot firewall along the west side property line.  The proposed firewall would not extend further into the rear yard than the existing building to the west.
   PER SECTION 242(e)(2) OF THE PLANNING CODE the subject property is required to maintain a rear yard that measures 35% of lot depth.  In this case the rear yard requirement is 22'-9".  The existing rear yard is 16 feet and the proposed rear deck and stairs would extend into the rear yard an additional 4 feet, leaving a rear yard of 12 feet.  The proposed deck and stairs would be constructed 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/2014-002453VAR.pdf.

10. 2014-002581VAR (GONZALO MOSQUERA)
    625 HYDE STREET, Lot 007 in Assessor’s Block 0302 in a RC-4 (Residential-Commercial combined) Zoning District and a 80-T Height and Bulk District.
    REAR YARD VARIANCE SOUGHT:  The proposal is for a horizontal addition at the 5th Floor extending into the required 25% rear yard by 5'-6". The addition is on a historic building, 4-stories over basement with 7 dwelling units.
    PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of 25% of the lot (15 feet minimum) or approximately 21 feet.  The proposed rear addition would encroach approximately 5 feet 6 inches into the required rear yard and result in area of approximately 65 square feet. The project requires a variance from the rear yard requirement (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/2014-002581VAR.pdf.

11. 2014.1394V (KIMBERLY DURANDET)
    144 LEXINGTON STREET, Lot 091 in Assessor's Block 3589 in a RTO-Mission/Valencia NCT Zoning District and a 45-X/55-X Height and Bulk District.
    LOT SIZE, REAR YARD AND FRONT SETBACK VARIANCES SOUGHT:  The proposed project will be seeking a lot subdivision of a through lot resulting in one substandard lot.  No changes are proposed to the existing building on Valencia. The building on Lexington proposes a horizontal extension of the 2nd floor and vertical addition of a 3rd floor increasing the number of residential units from 2 to 3.
    PER SECTION 121 OF THE PLANNING CODE the proposed subdivision will create a substandard 1,508 square feet lot at 144 Lexington Street.
    PER SECTION 132 OF THE PLANNING CODE the existing building at 144 Lexington does not meet the front setback requirement of two feet.
    PER SECTION 134 OF THE PLANNING CODE the property at 144 Lexington is required to maintain a rear yard of 25 percent of lot depth or a minimum of 15 feet. The rear yard created by the subdivision will be 10 feet to the existing building.
    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/2014.1394V.pdf.

12. 2014.0419V  (LAURA AJELLO)
    457 WALLER STREET, Lot 031 in Assessor's Block 0867 in a RTO (Residential Transit Oriented District) Zoning District and a 40-X Height and Bulk District.
    REAR YARD AND OPEN SPACE VARIANCES SOUGHT:  The proposal is to construct a 3-story single-family dwelling at the rear of a through lot that fronts on both Waller and Germania Streets. The new building will be entirely within the required rear yard of the lot, which is developed with a three-story-over-basement, three-unit building that fronts on Waller Street. 
    SECTION 134 OF THE PLANNING CODE requires a rear yard in an RTO Zoning District to be 45 percent of the lot depth or the average of adjacent rear building walls, but in no case less than 25 percent of the lot depth or 15 feet (whichever is greater).  The subject property has a required rear yard of 59 feet based on the average depth of adjacent rear building walls. The proposed new building would be built to the rear property line (i.e. the Germania Street frontage) and would thus be entirely within the required rear yard.  Therefore, the proposal requires a rear yard variance.
    SECTION 134 OF THE PLANNING CODE requires 133 square feet of Common Open Space per dwelling unit. The proposal will not provide Code-complying open space for the three existing dwelling units facing Waller Street. Thus, the proposal requires a variance for open space.
    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/2014.0419V.pdf.

13. 2014-002293VAR (NICHOLAS FOSTER)
    1036 FRANCISCO STREET, Lot 003 in Assessor's Block 0476 in a RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.
    FRONT SETBACK AND REAR YARD VARIANCES SOUGHT:  The proposal is to legalize fences constructed along the east side property line without benefit of permit.  The fences are located within the required front setback and rear yard and do not meet the height limits for fences under the Planning Code.
    PLANNING CODE SECTION 132 requires a front setback of 3 feet for the subject property.  Within this area, an open fence of six feet is allowed.  The fence proposed for legalization is approximately 9 foot, 2 inches; therefore, a variance is required.
    PLANNING CODE SECTION 134 requires a rear yard of 34.4 feet for the subject property.  Within this area, a solid fence of 10 feet is allowed.  The fence proposed for legalization varies in height up to a maximum of 14 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/2014-002293VAR.pdf.

14. 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.
    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.

15. 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.

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