Planning Department
City and County of San Francisco

Notice of Hearing
On Application for Zoning Variance

CITY HALL – Commission Chambers Room 408,
1 Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689

Public Hearing
Wednesday, October 28, 2015
beginning 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 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.

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

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.

A. CONSENT CALENDAR

1. 2015-002248VAR       (JEFFREY SPEIRS)
   811 CAPP STREET, Lot 062 in Assessor's Block 3642 in a RTO-M (Residential Transit Oriented - Mission) Zoning District and a 40-X Height and Bulk District.
   USEABLE OPEN SPACE AND EXPOSURE VARIANCES SOUGHT:  The proposal is an addition of a ground floor dwelling unit within the rear structure on the property. The lot is 24 feet wide and 122 feet deep, and currently contains a three dwelling unit building at the front and a one dwelling unit building at the rear. The new dwelling unit will not expand or alter the existing volume.
   PER SECTION 135 OF THE PLANNING CODE the subject property is required to maintain 100 square feet of open space per unit.  Currently, the building does not comply and no additional open space is proposed; 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, with an increase of five feet in every horizontal dimension at each subsequent floor immediately above. The new unit opens to a rear yard that 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/2015-002248VAR.pdf.

2. 2015-010665VAR       (KATE CONNER)
   2451 SACRAMENTO STREET; Lot 038 in Assessor's Block 0636 in a RM-1 (Residential Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
   REAR YARD AND OPEN SPACE VARIANCES SOUGHT:  The proposal includes a one-story rear horizontal addition at the ground floor of an existing 98-unit 100% affordable housing project, which encroaches into the required rear yard. The proposed 17'-0" deep addition encroaches into the required rear yard. This project is part of the City’s RAD (Rental Assistance Demonstration) Program.
   PLANNING CODE SECTION 134 requires a minimum rear yard of approximately 60 feet. Currently, the subject site has a noncomplying 32-foot rear yard and the proposed side horizontal addition would encroach 17 feet into the required rear yard resulting in a 15-foot rear yard.
   PLANNING CODE SECTION 135 requires at least 100 square feet per dwelling unit of open space if private, and 133 square feet per dwelling unit if commonly accessible. The Project contains 98 dwelling units thereby requiring 13,034 sf of common open space. With the proposed addition, there is 12,537 sf of common open space which is 497 sf less than the required amount.
   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/2015-010665VAR.pdf.

3. 2015-012129VAR       (KATE CONNER)
   1750 MCALLISTER STREET, Lots 007, 008 in Assessor's Block 1157 in a RM-1 (Residential Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
   REAR YARD AND OPEN SPACE VARIANCES SOUGHT:  The proposal includes a one-story rear horizontal addition, approximately 830 sf in size, located at the ground floor of an existing 97-unit 100% affordable housing project. The proposed 29-foot deep addition encroaches into the required rear yard; however, the overall building depth will not be affected because the proposed addition does not encroach any further into the required rear yard than the existing building. This project is part of the City’s RAD (Rental Assistance Demonstration) Program.
   PLANNING CODE SECTION 134 requires a minimum rear yard of approximately 62 feet. Currently, the subject site has a noncomplying 26-foot rear yard and the proposed horizontal addition would encroach 29 feet into the required 62-foot required rear yard. The overall building depth will not be affected because the proposed addition does not encroach any further into the required rear yard than the existing building and the addition will be located 33 feet from the rear property line.
   PLANNING CODE SECTION 135 requires at least 100 square feet per dwelling unit of open space if private, and 133 square feet per dwelling unit if commonly accessible. The Project contains 97 dwelling units thereby requiring 12,901 sf of common open space. With the proposed addition, there would be 10,250 sf of common open space which is 2,651 sf less than the required amount.
   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/2015-012129VAR.pdf.

4. 2015-005881VAR       (LAURA AJELLO)
   345 LOCUST STREET, UNIT #4, Lot 062 in Assessor's Block 1011 in the Sacramento Street NCD (Sacramento Street Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District.
   USABLE OPEN SPACE VARIANCE SOUGHT:  The proposal is to enclose a 194 square-foot patio located on the third floor at the front of the subject three-story building and behind an existing parapet. The patio serves as required private usable open space for Unit #4. The proposed patio enclosure will eliminate the required open space usable open space for that unit; and, 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/2015-005881VAR.pdf.

5. 2015-007107VAR       (LAURA AJELLO)
   17 ARGUELLO BLVD, Lot 003 in Assessor's Block 1355 in aRH-1(D), (Residential House, One-Family, Detached) Zoning District and a 40-X Height and Bulk District.
   FRONT SETBACK AND SIDE YARD VARIANCES SOUGHT:  Replacement in kind of an existing non-conforming solid fence located in the Front Setback and a new fence located in the Side Yard. The height of the fence ranges from 11 feet, 5 inches high to 12 feet, 5 inches high. The proposed fence is located in the front setback and exceeds the three foot height allowed for solid fences in the front yard and the ten foot height allowed in the side yard; therefore, the project requires variance approval.
   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/2015-007107VAR.pdf.

6. 2014.1346VAR           (LILY YEGAZU)
   146 WAVERLY PLACE, Lot 040 in Assessor's Block 0210 in a CRNC (Chinatown-Residential-Neighborhood Commercial) Zoning District and a 50-N Height and Bulk District.
   REAR YARD MODIFICATION AND EXPOSURE VARIANCES SOUGHT:  The proposal is to convert the second and third floors of the existing three-story building from non-residential into eight studio residential units. The existing ground floor restaurant use would remain. The proposal would also include the construction of a new roof deck and a new stairway and stairway penthouse on the roof.  This project was previously noticed for hearing on September 23, 2015; however, the project is being renoticed to include the required Rear Yard Modification.  The scope of the project remains the same as previously noticed.
   SECTION 134.1 OF THE PLANNING CODE requires the site coverage of structures at the lowest level occupied by dwelling be no more than 75 percent. The non-covered area (412.5 SF) requirement may be provided in a location other than the rear yard including balconies and rooftop terraces if the new structure does not significantly impede the access of light and air to adjacent properties, as determined by the Zoning Administrator. The subject building provides a roof deck area that is equal to or exceed (662 SF) the required non-covered area.
   SECTION 140 OF THE PLANNING CODE requires each dwelling unit to face directly onto a qualifying street or a Code-complying rear yard.  The subject structure does not feature a Code-complying rear yard and the four of the eight new units do not face directly onto a qualifying street; therefore, the proposal requires a variance from exposure 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/2014.1346VAR.pdf.

B. REGULAR CALENDAR

7. 2014.1521V                 (ANDREW PERRY)
   532 DAY STREET, Lot 037 in Assessor's Block 7537 in a RH-1 (Residential House, One-Family) Zoning District and a 40-X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT:  The project proposes to construct a one-story vertical addition to an existing two-story, single-family dwelling.
   PER SECTION 134 OF THE PLANNING CODE, the property is required to maintain a rear yard of approximately 28'-6". The existing structure is considered legal noncomplying, located in the required rear yard area. The proposed addition would also be located in the required rear yard; therefore, a variance is required.
   This project was previously granted a rear yard variance to do a similar addition in 2003, but work did not commence. The previous decision was only valid for 3 years; therefore a new 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/2014.1521V.pdf.

8. 2015-007311VAR       (ESMERALDA JARDINES)
   233 BARTLETT STREET, Lot 074 in Assessor's Block 3643 in a [RTO-M]([Residential Transit Oriented-Mission]) Zoning District and a [45-X] Height and Bulk District.
   REAR YARD VARIANCE SOUGHT:  The proposal is to replace and re-build a new staircase, decks and to add a firewall at the rear of the existing three-story over garage, three-unit building.
   PER SECTION 134 OF THE PLANNING CODE, the subject property is required to maintain a rear yard of 56.25 feet. The existing building currently extends 14.75 feet into the required rear yard. The proposed rear stair case, decks and firewall along the north property line extend an additional 13 feet into the rear yard leaving a rear yard of approximately 28.5 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/2015-007311VAR.pdf.

9. 2015-005886VAR       (JEFFREY HORN)
   286-288 FAIR OAK, Lot 015 in Assessor's Block 5895 in a RH-1 - Residential- House, One Family Zoning District and a 40-X Height and Bulk District.
   REAR YARD VARIANCE SOUGHT:  The proposal is to demolish an existing rear yard landing, staircase and deck and to construct a replacement staircase and patio at the rear of a three-story, single-family home.
   PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard equal to 25% of the total depth of the lot (40'-6").  The existing building encroaches into the required rear yard and the proposed replacement stairs would be located within 8 feet of the rear property line and setback 7'-7" from the south side property line; 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/2015-005886VAR.pdf.

10. 2013.0341V     (NICHOLAS FOSTER)
    2293 POWELL STREET/309-311 BAY STREET, Lots 001 & 0034 in Assessor's Block 0041 in a C-2 Zoning District (Community Business) Zoning District and a 40-X Height and Bulk District.
    REAR YARD, PERMITTED OBSTRUCTIONS, AND EXPOSURE VARIANCES SOUGHT: The project proposes to demolish two, currently-vacant commercial buildings and to construct a four-story, mixed-use building with 17 dwelling units and approximately 5,000 gsf of ground-floor commercial space atop of a basement garage.
    SECTION 134(A)(1) OF THE PLANNING CODE requires a minimum rear yard of 15 feet for the subject property. The project proposes new construction on the subject property, with a portion of the new building (approximately 27 feet and 6 inches wide) encroaching to the rear property line; therefore, a variance is required.
    SECTION 136(C)(2) OF THE PLANNING CODE allows permitted obstructions (bay windows) to extend over streets and alleys by 2 feet for the subject property, provided that such projections meet certain requirements for dimensions and separation. The project proposes new construction on the subject property, with bay windows at the second, third, and fourth floors. The bay windows on the second and fourth floors project over the public-right-of-way along the Bay and Powell Street frontages, but do not comply with these requirements; therefore, a variance is required.
    SECTION 140 OF THE PLANNING CODE requires that at least one room in each dwelling unit must face directly on a public street, alley, or side yard at least 25 feet in width, or a rear yard meeting the requirements of the Code. The project proposes new construction on the subject property, with 16 of the 17 dwelling units meeting the requirements of Section 140. Three of the proposed units face an inner court that 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/2013.0341V.pdf.

11. 2014-000234VAR       (SARA VELLVE)
    2555 DIVISADERO STREET, Lot 002 in Assessor's Block 0962 in a RH-1(D) (House, One Family (Detached Dwelling) Zoning District and a 40-X Height and Bulk District.
    REAR YARD VARIANCE SOUGHT:  The proposal is to construct a four-story elevator shaft within the required rear yard of the subject property.
    PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 35 feet. The existing building projects to the required rear yard and the proposed elevator shaft would project approximately 7 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/2014-000234VAR.pdf.

12. 2015-000639VAR       (SARA VELLVE)
    2300 VALLEJO STREET & 2833 - 2835 FILLMORE STREET; Lot 043 & 044 in Assessor's Block 0558 in a RH-2 (Residential-House, Tow Family) Zoning District and a 40-X Height and Bulk District.
    REAR YARD VARIANCE SOUGHT:  The proposal is to construct additions within the required rear yard of each subject property which are under the same ownership. The rear portion of the building at 2300 Vallejo Street would be expanded at the ground floor to create a garage. Portions of the rear wall of 2833 - 2835 Fillmore Street would be removed and reconstructed to create a roof deck.
    PER SECTION 134 OF THE PLANNING CODE the property at 2300 Vallejo Street is required to maintain a rear yard of approximately 15 feet. The proposed garage would project to the rear property line and within the required rear yard; therefore, a variance is required.
    PER SECTION 134 OF THE PLANNING CODE the property at 2833 - 2835 Fillmore Street is required to maintain a rear yard of approximately 15 feet. The wall proposed to be removed and reconstructed is located at the rear property line; 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/2015-000639VAR.pdf.

13. 2015-002255VAR       (SHARON YOUNG)
    3636 - 3638 WEBSTER STREET, Lots 045 - 046 in Assessor's Block 0445A 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 legalize construction of a one-story horizontal addition with 132 square-foot deck and walkable skylight above at the rear of the three-story, two-family dwelling.  The one-story rear addition (approximately 13 feet 6 inches wide by 10 feet 6 inches deep by 8 feet 6 inches high) abuts the north side property line, is set back approximately 11 feet 6 inches from the south property line, and extends to within approximately 17 feet 6 inches of the rear property line. The proposal includes the removal of a portion of an existing 28 square-foot rear deck located at the southeast corner of the building.
    The proposal is in relation to Building Permit Application No. 2014.09.30.7684 to repair the existing rear addition (with sloped solarium windows) and approximately 90 square-foot rear deck, which was subject to Board of Appeals Case No. 14-171 for work exceeding the scope of the permit.
    PER SECTION 134 OF THE PLANNING CODE the subject property is required to maintain a rear yard of approximately 23 feet 6 inches.  The one-story rear addition extends approximately 6 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/2015-002255VAR.pdf.

14. 2015-005151VAR       (SHAUNN MENDRIN)
    1283-1285 HOWARD STREET, Lot 083 in Assessor's Block 3729 in a WMUG (Western SOMA Mixed-Use General) Zoning District and a 55-X Height and Bulk District.
    REAR YARD VARIANCES SOUGHT:  The proposal is to replace an existing 3-story rear deck and stairs within a smaller footprint and to provide more functional open space per unit with the use of spiral stairs.
    PER SECTION 134 PLANNING CODE requires a rear yard of approximately 21 feet for the subject property.  The proposed deck and stairs will be setback 15 feet from the rear property line; 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/2015-005151VAR.pdf.

15. 2013-1685VAR           (TODD KENNEDY)
    609 CASTRO STREET, Lot 076 in Assessor's Block 3602 in a RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District.
    REAR YARD VARIANCE SOUGHT:  The proposal is to legalize an existing one story deck, stairs, and firewall at the rear of the subject property within the required rear yard.  The existing deck is approximately 6 feet 9 inches above grade and the firewall will be approximately 10 feet 3 inches above grade.
    PER SECTION 134 OF THE PLANNING CODE, the subject site is required to maintain a rear setback of approximately 20 feet 9 inches.  The existing deck is 12 feet from the rear property line.  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/2013-1685VAR.pdf.

16. 2012.0865VAR           (DOUG VU)
    1198 VALENCIA STREET, Lot 014 in Assessor's Block 3635 in a Valencia St NCT (Valencia Street Neighborhood Commercial Transit) Zoning District and a 55-X Height and Bulk District.
    REAR YARD MODIFICATION VARIANCE SOUGHT: The proposal includes demolition an automobile service station and construction an approximately 60,400 gross square foot, five-story 55-foot tall building that encompasses the entire lot and include up to 47 dwelling units, approximately 5,100 square feet of commercial space, and up to 30 off-street parking spaces in a basement level garage.
    PER SECTION 134(e) OF THE PLANNING CODE, the property is required to maintain a rear yard equal to 25% of the lot depth beginning at the lowest story containing a dwelling unit, but can be modified if: 1) residential uses are included in the new development; 2) the new structure will not significantly impede the access of light and air to and views from adjacent properties; and 3) the new structure will not adversely affect the interior block open space formed by the rear yards of adjacent properties, therefore, the proposal to construct a new building without a rear yard requires a rear yard modification.
    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/2012.0865VAR.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