September 10, 2004PLANNING DEPARTMENT
CITY AND COUNTY OF
Notice of Hearing on Application
For Zoning Variance
SF PLANNING DEPARTMENT
1660 MISSION STREET - #505
Friday, September 10, 2004
Session Begins at 10:00 A.M.
Larry Badiner, Zoning Administrator
Marge Gambelin, 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 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.
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 Friday, September 10, 2004, SF Planning Department - 1660 Mission Street, Room 505 as follows:
2004.0558V: 142 2nd AVENUE, east side between Lake and California Streets, Lot 032 in Assessor's Block 1361 in an RH-2 (Residential, House, Low-Density) District and a 40-X Height and Bulk District.
REAR YARD, NON-COMPLYING STRUCTURE VARIANCES SOUGHT: The proposal is to remove the existing legally non-complying rear staircase and relocate it to the south side of the rear yard area. Upon relocation, the edge of the stairs will be 3'-6" from the south property line. At the second floor, in the area currently occupied by the staircase, a deck will be constructed. The deck with stairs will encroach approximately 24 feet into the 54 foot required rear setback. Because the existing three-story structure with stairs already encroaches into the rear yard, the proposal requires rear yard and non-complying structure variances. The proposal would not decrease the existing rear yard at the subject property.
Section 134 of the Planning Code requires a rear yard area in an RH-2 District to be equivalent to 45 percent of total lot depth, or when using the average of the two adjacent rear yards, no less than 25 percent of the total lot depth or 15 feet, whichever is greater. The required rear yard of the subject property is approximately 54 feet.
Section 188 of the Planning Code prohibits the expansion, intensification or change in use of a non-complying structure. Because the existing structure already encroaches into the required rear yard, it is considered a legal, non-complying structure. The proposal is considered to be an expansion and intensification of a non-complying structure.