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July 24, 2002

 

SAN FRANCISCO PLANNING COMMISSION


          PLANNING DEPARTMENT
          CITY AND COUNTY OF
          SAN FRANCISCO

          Notice of Hearing on Application
          For Zoning Variance

          CITY HALL - Room 408
          1 Dr. Carlton B. Goodlett Place

          Wednesday, July 24, 2002

          Session Begins at 9:30 A.M.


          Public Hearing



          Lawrence B. Badiner, Zoning Administrator



          Thomas Wang, Variance Coordinator
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 City 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 are available on the Internet at http://www.ci.sf.ca.us/planning/variance.htm.



Accessible Meeting Policy

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408, Fourth Floor, San Francisco, CA. The closest accessible BART Station is the Civic Center Station located at the intersection of Market, Hyde and Grove Streets. Accessible curb side parking has been designated at points along McAllister Street. Accessible MUNI Lines serving City Hall are the 42 Downtown Loop, 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro Lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. American sign language interpreters and/or a sound enhancement system will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 72 hours prior to a hearing. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City's efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical based products. Please help the City to accommodate these individuals.


Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices.

Know Your Rights Under the Sunshine Ordinance

Government’s duty is to serve the public, reaching its decisions in full view of the public. Commissions, boards, councils and other agencies of the City and County exist to conduct the people’s business. This ordinance assures that deliberations are conducted before the people and that City operations are open to the people’s review.

For more information on your rights under the Sunshine ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Donna Hall, Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at Donna_Hall@ci.sf.ca.us.


Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action may be required by the San Francisco Lobbyist Ordinance [SF Admin.. Code 16.520 - 16.534] to register and report lobbying activity. For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 1390 Market Street #701, San Francisco, CA 94102, telephone (415) 554-9510, fax (415) 703-0121 and web site http://www.ci.sf.ca.us/ethics/.

          


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 City Planning Code as
described below has been filed with the Zoning Administrator and will be considered at a PUBLIC HEARING to be held on Wednesday, July 24, 2002, City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408 as follows:


9:30 A.M.


(JAMILLA VOLLMANN)

1.                    2002.0304V:           321- 323 EL CAMINO DEL MAR, south side between 26th and 27th Avenues, Lot 046 in Assessor's Block 1332 in an RH-1 (Residential, House, Single-Family) District and a 40-X Height and Bulk District.

REAR YARD VARIANCE SOUGHT: The subject property contains two buildings, one at the front of the property and a cottage at the rear, each containing a dwelling unit. The proposal is to construct an addition (77 square feet) to the existing cottage, which is located in the required rear yard. The proposal also includes reconfiguring the existing roof of the cottage and removing a 15 square foot portion of the cottage at the east property line. An addition (52 square feet), in the buildable area of the subject property, is proposed to the rear of the existing building at the front of the property. The proposed expansion would allow the existing cottage to comply with current standards set forth in the Americans with Disabilities Act (ADA) pursuant to Section 181(b)(2) of the Planning Code.

Section 134(a)(1) of the Planning Code requires that the rear yard in an RH-1 District be at least 25 percent of the total lot depth of the lot on which the building is situated, but in no case less than 15 feet. The minimum required rear yard for this lot is 25 feet. The existing rear yard is less than one foot and the proposed rear yard would be less than one foot.

Section 188 of the Planning Code prohibits the expansion of a noncomplying structure, which increases the degree of noncompliance. The existing building already occupies the required rear yard and is considered a legal noncomplying structure. The proposed expansion would be contrary to Section 188.






(SCOTT SANCHEZ)

2.                    2002.0398V:          1027 LINCOLN WAY, south side between 11th and 12th Avenues; Lot 047 in Assessor's Block 1739; within an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

          REAR YARD AND DWELLING UNIT EXPOSURE VARIANCES SOUGHT: This variance notification contains work that was previously approved by the Planning Department (Building Permit Application Number 2001 06 22 2239 - noticed between 10/12/01 and 11/11/01). The initial project proposed to extend the main building wall of the subject building to the rear by approximately 4 feet, with a further 3-foot extension at the third floor to accommodate a bay window. The current project differs from the original proposal in that it extends the ground level three feet to match the projection of the bay window and extends egress stairs 7 feet (beyond the bay window) along the west side property line into the rear yard.

          Section 134 of the Planning Code requires that the minimum rear yard depth shall be equal to 45 percent of the total depth of the lot on which the building is situated, or the average of adjacent buildings, but in no case less than 25 percent or 15 feet (whichever is greater). Given that the subject property contains a four-car garage at the rear the existing building is non-complying with respect to the rear yard requirement. The proposal would extend the rear wall of the two-family dwelling to within approximately 17 feet of the rear structure and the stairs to within approximately 10 feet of the rear structure where the Planning Code requires a rear yard of approximately 25 feet.

Section 140 of the Planning Code requires that each dwelling unit face either a street or alley at least 25 feet in width, a code-complying rear yard or the open area of a code-complying rear yard whose depth is no greater than its width. The ground floor dwelling unit within the subject building faces only the rear yard; given that the proposal seeks to reduce the rear yard, this unit would not have the proper exposure.


(SCOTT SANCHEZ)

3.                    2002.0431V:          1915 CALIFORNIA STREET, south side between Gough and Octavia Streets; Lot 001A in Assessor's Block 0649; within an RM-3 (Residential, Mixed, Medium Density) Zoning District and a 40-X Height and Bulk District.

          PARKING VARIANCE SOUGHT: The proposal seeks to authorize three dwelling units added without benefit of permit (identified in Notice of Violation #199927459) and without the required three independently accessible off-street parking spaces. The applicant has indicated that the subject dwelling units have existed for approximately 25 years. No physical changes are proposed. The authorized use of the subject property is 18 dwelling units. The RM-3 zoning will allow up to 25 dwelling units.

Section 151 of the Planning Code requires that one independently accessible off-street parking space per unit be provided for the subject property. The proposed project provides 18 independently accessible off-street parking spaces and one tandem parking space where the Planning Code requires 21 independently accessible parking spaces.


(GEOFFREY NELSON)

4.                    2002.0563V:          250 WALNUT STREET, northwest corner of Walnut and Clay Streets, Lot 016 in Assessor's Block 0997 in an RH-1 (Residential, House District, One-Family) District and a 40﷓X Height and Bulk District.

REAR YARD VARIANCE SOUGHT: The subject property is a three-story, approximately 23 foot tall (as measured at the front of the property, along Clay Street) single-family dwelling. The existing structure is approximately 37 feet deep, with a 20 foot deep front yard and an 8 foot deep rear yard. The proposal is to build partial 4th floor addition entirely within the buildable portion of the lot, and a rear fire stair that will project into the required rear yard.

                                        Section 134 (a)(1) of the Planning Code requires that the rear yard in an RH-1 District be equal to 25% of the total lot depth of the lot on which the building is situated, but in no case less than 15 feet. The subject lot is 64 feet deep, and therefore has a rear yard requirement of 16 feet. The existing structure was originally built 8 feet into the required 16 foot rear yard. The proposed rear fire stair will project 12 feet into the required rear yard, 4 feet beyond the existing structure.


                                                                                                                        (TOM WANG)

5.                    2002.0382V:          3559, 3559A, 3561, AND 3561A 17TH STREET/28 DOLORES TERRACE, south side of 17th Street and north side of Dolores Terrace between Dolores and Guerrero Streets; Lot 069 in Assessor's Block 3578 in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.

MINIMUM LOT AREA, REAR YARD AND USABLE OPEN SPACE VARIANCES SOUGHT: The proposal is to subdivide a 2,500 square-foot lot into two separate lots. There are two existing buildings on the site, including a two-story over garage, four-family dwelling (3559, 3559A, 3561, 3561A 17th Street) and a one-story over garage, single-family dwelling (28 Dolores Terrace). The proposed lot subdivision would occur between these two buildings, approximately 75 feet from the property line fronting on 17th Street. The proposed lot subdivision provides that each existing building would be within its own boundaries. The proposed northerly lot fronting on 17th Street would contain the two-story over garage, four-family dwelling while the proposed southerly lot fronting on Dolores Terrace would contain the one-story over garage, single-family dwelling. There would be no physical alterations to either building under this proposal.

Section 121(e)(2) of the Planning Code requires a minimum lot area of 2,500 square feet in RM-1 Districts. The proposed northerly lot will be 1,875 square feet in area. The proposed southerly lot will be 625 square feet in area. Both of the proposed lots would be deficient in minimum lot area.


                                                                                                                        (TOM WANG)

6.                    2002.0498V:          84 EAGLE STREET, north side between Mono and Yukon Streets; Lots 017 in Assessor's Block 2711 in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

REAR YARD VARIANCE SOUGHT: The proposal to (1) extend the existing first floor dining room by 3 feet towards the rear of the lot and (2) expand the existing second floor towards the front and rear of the lot, to an existing two-story with basement, single-family dwelling.

Section 134(c)(4)(A) of the Planning Code requires a minimum rear yard of 15 feet, measured from the rear (north) property line, for the subject lot. The proposed first floor dining room extension would extend to within 3 feet of the rear property line, encroaching into the required rear yard. The portion of the proposed second floor expansion towards rear of the lot would extend to the rear property line, encroaching 15 feet into the required rear yard.

Section 188 of the Planning Code prohibits the enlargements or alterations of a noncomplying structure. Since the existing building already encroaches into the required rear yard, it is considered a legal noncomplying structure. Therefore, the proposed extension of the first floor dining room and a portion of the expansion of the second floor would both result in the enlargement of a noncomplying structure.


(SARA VELLVE)

7.                    2002.0572V:          3981 – 18th STREET, south side between Noe and Sanchez Streets; Lot 078 in Assessor's Block 3584 in an RH-3 (House, Three-Family) District and 40-X Height and Bulk District.

REAR YARD VARIANCE SOUGHT: A request to reconstruct and expand the noncomplying rear deck and stairs at the first story over ground of a single-family dwelling. The proposed deck and stairs will be approximately 15 feet wide and 17 feet deep, 2 feet wider and 2 feet shallower than the existing deck and stairs. The total encroachment into the rear yard of the existing structure and the proposed deck and stairs will be 25 feet.

Section 134 of the Planning Code requires a minimum rear yard depth of approximately 46 feet for the subject property, measured from the rear property line. The proposed deck would extend to within approximately 15 feet of the rear property line and encroach into the required rear yard.

Section 188 of the Planning Code prohibits the expansion of a noncomplying structure. Because a portion of the existing building already encroaches into the required rear yard, it is considered a legal noncomplying structure. Therefore, the expansion as proposed would be contrary to Section 188.


                                                                                                              (SARA VELLVE)

8.                    2002.0464V:          4250 – 23RD STREET, north side between Eureka and Douglass Streets; Lot 023 in Assessor's Block 2773 in a RH-2 (House, Two-Family,) District and 40-X Height and Bulk District.

REAR YARD VARIANCE SOUGHT: A request to permit a deck at the second level with spiral stairs providing access to the back and side yards. The deck and stairs are 12 feet 9 inches in depth and 5 feet 1 inch in width and are located on the west side of the building.

Section 136 (c)(25)(B)(ii) of the Planning Code requires two-story buildings constructed in the required rear yard to be set back from each property line by 5 feet. The proposal does not meet this requirement as the existing building is constructed to the east property line and within the required rear yard.
                                                            
                                                                                                                                            
                                                                                                              (DANIEL SIROIS)

9.                    2002.0409V:           69 PROSPER STREET, east side of Prosper Street, between 16th and 17th Streets, Lot 027 in Assessor's Block 3564 located in an RH-2 District (Residential, House, Two-Family) District and in a 40-X Height and Bulk District.

REAR YARD VARIANCE SOUGHT: The proposal is to replace existing decks and stairs at the rear of the building with new decks and stairs.

Planning Code Section 134 requires a rear yard of at least 25 percent of the lot. The proposed decks and stairs require a variance because they would encroach eight feet within the required rear yard.



(DANIEL SIROIS)

10.                    2002.0594V:          680 SANCHEZ STREET, west side of Sanchez, between 20th Street and Cumberland, Lot 011 in Assessor's Block 3601 located in an RH-1 District (Residential, House, One-Family) District and in a 40-X Height and Bulk District.

FRONT SETBACK VARIANCE SOUGHT: The proposal is to construct a new deck and stairs at the front of the existing single-family dwelling. The floor of the new deck is approximately 7 feet 10 inches above the existing retaining wall. The maximum width of the deck is 18 feet 6 inches and projects a maximum of 24 feet from the main building wall.

Planning Code Section 132 requires a front setback equal to the average of the two adjacent homes or a maximum of 15 feet. The proposed deck requires a variance because it would encroach within the required 15-foot front setback.

                                                                                                              
                                                                                                              (RICK CRAWFORD)

11.                    2002.0500V:          80 – 82 JERSEY STREET, on the north side of Jersey Street between Church and Dolores Streets, Lot 014 in Assessor's Block 6510; in a RM-1 (Residential Mixed, Low Density) District and within the 40-X Height and Bulk District.

PARKING VARIANCE SOUGHT: The proposal is to legalize a dwelling unit, subject of Violation Notice # 200226633, installed without benefit of a permit by developing tandem parking spaces in the garage as a means of providing the required off street parking for a third dwelling unit.

Section 151 of the Planning Code states that each dwelling unit must have a minimum of one off street parking space and that each parking space be independently accessible.

                                                                                                              
                                                                                                              (RICK CRAWFORD)

12.                    2002.0642V:          528 LISBON STREET, on the west side of Lisbon Street between France and Russia, Lot 033 in Assessor's Block 6274; in a RH-1 (Residential House, One Family) District and within the 40-X Height and Bulk District

PARKING VARIANCE SOUGHT: The proposal is to remove a requirement that the off street parking space required for the property at 528 Lisbon Street be provided on the property at 530 Lisbon Street.


Section 151 of the Planning Code requires a minimum of one independently accessible off street parking space be provided for each dwelling.

                                                                                                              
                                                                                                              (RICK CRAWFORD)

13.          2002.0454V:          1853 15th AVENUE, on the west side of 15th Avenue between Noriega and Ortega, Lot 005E in Assessor's Block 2052A; in a RH-1 (D) (Residential House One Family, Detached Dwellings) District and within the 40-X Height and Bulk District.

SIDE YARD VARIANCE SOUGHT: The proposal is to construct vertical addition to the rear portion and a new two-story bay window to the south side of the existing dwelling. The vertical addition continues the setback of the existing building and will be 1.5 feet from the side property line. Planning Code Section 133 requires a minimum side yard of 3 feet on both sides of the dwelling.

Section 188 of the Planning Code prohibits the expansion of a noncomplying structure in a manner that increases the structure's degree of noncompliance. The existing structure does not comply with the side yard requirement of the Planning Code and the proposed vertical addition will increase the floor area within the required side yard.
          


                                                                                                    (MARK LUELLEN)

14.          2002. 0438V:           1146-1148 LEAVENWORTH, east side between Sacramento and California Streets, Lot 019 in Assessor's Block 0247; in an RM-3 (Mixed Residential, Medium Density) District and a 40-X Height and Bulk District.

OFF-STREET PARKING VARIANCE SOUGHT: The proposal is to convert existing legal guest room, bath and storage room into a legal third unit by adding a kitchen. The building currently contains two units and two sub-standard, legal non-complying off-street parking spaces.

Article 1.5 Section 150 of the Planning Code requires one off-street parking space for each dwelling unit. This proposal would not provide an additional (new) off-street parking space.




(SUSAN SNYDER)

15. 2002.0435V          361 SAN JOSE AVENUE on the east side of San Jose Avenue, between 25th and 26th Streets, and Poplar Street, Lot 21A in Assessor's Block 6531, RM-2 (Residential, Mixed District, Low Density).

REAR YARD VARIANCE SOUGHT: The proposal is to construct a two-story over garage addition at the rear of the existing house and to provide access for two off-street parking spaces from Poplar Street for this single-family dwelling.

Section 134(a)(2) of the Planning Code, the required rear yard is 40'-6 for this dwelling. The existing building encroaches 14'-0 into the required rear yard along the north side property line. The proposed addition would extend the footprint of the encroaching portion to the rear property line, on Poplar Street, leaving a rear yard of 0'-0 . The addition would be approximately 27'-6 in height (to the midpoint of the gable roof) and approximately one-half the width of the lot.

(JON PURVIS)

16.           2002.0379V:          878 JAMESTOWN AVENUE, north side, between Hawes and Coronado Streets; Lot 9 in Assessor's Block 4972; in an RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk designation.

REAR YARD VARIANCE SOUGHT: The proposal is to redesign the rear yard to create more useable open space for this single-family dwelling. The existing rear yard has a slope of approximately 32 percent. The yard would be regraded adding approximately 2'-6 to the existing grade at the rear property line and reducing the grade at the rear building wall by approximately 5'-0 in order to create a level yard. A new deck and stairs would be built at the rear of the basement level, about 70 square feet of which would project into the required rear yard. Also, a 110-square-foot garden trellis would be built in the rear yard, about 10 square feet beyond the maximum allowed in the rear yard.

Section 134(a)(1) of the Planning Code requires a rear yard of 25 percent of the lot depth, or 15'-9 for the subject lot. Under Sections 136(c)(14) and (24), decks and stairs are permitted within this rear yard space under certain conditions and within limits, depending on their height above grade, the amount of projection into the yard and the slope of the yard.

Section 136(c)(23) of the Planning Code allows garden structures, such as trellises, within the rear yard limited to 100 square feet in area. Taking all of this into account, the proposal would include as much as 70 square feet of deck and stair space that would project within the required rear yard and a trellis that is 10 square feet beyond the maximum size limit. Thus, a Rear Yard Variance is required.








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: 11/17/2009 10:00:41 PM