Zoning Variance Hearing

Notice is hereby given to the general public that applications involving the properties/and or issues described below have been filed with the Planning Department for review as set forth in the City Planning Code. The Zoning Administrator will hold a PUBLIC HEARING on these items and on other matters on Wednesday, July 24, 2019, beginning at 9:30 a.m. in City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408.

CONSENT CALENDAR

Case No. 2019-013169VAR (MONICA GIACOMMUCCI) - 630-632 VERMONT STREET, Lot 001I in Assessor's Block 4028 in an RH-3 (Residential-House, Three Family) Zoning District and a 40-X Height and Bulk District. REAR YARD VARIANCE SOUGHT: The proposal is to add a small deck (approximately 6 feet by 8 feet) to the existing stair structure at the third story. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 43 feet. The proposed rear deck would encroach approximately 9 feet into the required rear yard and result in a rear yard of 34 feet. Therefore, the project requires a rear yard variance.

REGULAR CALENDAR

Case No. 2018-016825VAR (BRIDGET HICKS) - 1035 DIAMOND STREET, Lot 025A in Assessor's Block 6546 in a RH-2 (Residential-House, Two-Family Zoning District and a 40-X Height and Bulk District. REAR YARD & OPEN SPACE VARIANCES SOUGHT: The proposal is to construct a single-story horizontal addition on the south side of the existing structure. The subject lot is 1,030 square feet smaller than the standard lot found within the city. The subject lot measures 30 feet deep and approximately 49 feet wide. The existing building is non-conforming in that it occupies the majority of the rear yard. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of 15 feet. The proposed addition would encroach 15 feet into the required rear yard. Therefore, a rear yard variance is required. PLANNING CODE SECTION 135 requires that two dwelling units in the RH-2 Zoning District provide at least 332 square feet of useable open space. Any space credited shall be at least 15 feet in every horizontal dimension. The project proposes a 300 square foot roof deck and 130 square foot courtyard to satisfy the open space requirement. Neither of these spaces are 15 feet in every horizontal dimension. Therefore, a variance is required.

Case No. 2017-005700VAR (BRIDGET HICKS) - 4200 - 18TH STREET, Lot 052 in Assessor's Block 2648 in the Castro Street Neighborhood Commercial Zoning District and a 40-X Height and Bulk District. REAR YARD MODIFICATION & EXPOSURE VARIANCES SOUGHT: The proposal is to convert the third floor of an existing three-story building from office space to residential dwelling units. The ground floor will remain retail and garage and the second floor will remain medical office spaces. The proposal includes 5 new dwelling units. The proposal is to demolish the northwest corner of the third floor to provide exposure for unit number 5. The proposal also includes a roof deck to provide useable open space for the dwelling units. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 18 feet 9 inches at the second floor and above. The existing building has full lot coverage. Therefore, the project requires a rear yard modification. PLANNING CODE SECTION 140 requires that at least one room that meets the 120-square-foot minimum superficial floor area shall face onto an open area of at least 20 feet by 25 feet. The Project includes one dwelling unit which will not meet this exposure requirement. Therefore, the project requires a variance from dwelling unit exposure.

Case No. 2018-001516VAR (CHRISTOPHER MAY) - 372 - 7TH AVENUE, Lot 023 in Assessor's Block 1438 in an NC-3 (Neighborhood Commercial, Moderate Scale) Zoning District and a 40-X Height and Bulk District. REAR YARD & USABLE OPEN SPACE VARIANCES SOUGHT: The project proposes to convert the existing office use (more recently used as group housing without the benefit of permits) on the second floor of the existing three-story building to a four-bedroom dwelling unit. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 27.5 feet at each level containing a dwelling unit. The existing second floor encroaches approximately 17.5 feet into the required rear yard, resulting in a rear yard of 10 feet. Therefore, the project requires a rear yard variance. PLANNING CODE SECTION 135 requires 80 square feet of private open space per unit. Areas within inner courts must meet minimum dimensional requirements. The existing inner court on the second floor provides a total of 120 square feet of private usable open space but does not meet the minimum dimensional requirements. Therefore, the project requires a usable open space variance.

Case No. 2017-013272VAR (CHRISTOPHER MAY) - 3074 PACIFIC AVENUE, Lot 008C in Assessor's Block 0964 in an RH-1(D) (Residential, House, One-Family Detached) Zoning District and a 40-X Height and Bulk District.SIDE YARD & REAR YARD VARIANCES SOUGHT: The project proposes a third-floor vertical addition measuring approximately 1,3920 square feet above the existing two-story single-family dwelling. The project also proposes a roof deck above the third-floor addition, accessed by a sliding skylight hatch.PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 26 feet. The proposed third floor vertical addition encroaches approximately 10 feet into the required rear yard, resulting in a rear yard of 16 feet. Therefore, the project requires a rear yard variance. PLANNING CODE SECTION 133 requires the subject property to maintain side yards of 3 feet on both sides. The proposed third floor vertical addition encroaches 3 feet into the required side yards on both sides, resulting in side yards of 0 feet. Therefore, the project requires a rear yard variance.

Case No. 2019-000411VAR (DAVID WEISSGLASS) - 1306 CALIFORNIA STREET, Lot 008 in Assessor's Block 0248 in an RM-3 (Residential - Mixed, Medium Density) Zoning District and a 65-A Height and Bulk District. EXPOSURE VARIANCE SOUGHT: The project proposes to add one new Accessory Dwelling Unit (ADU) at the first story of an existing three-story, six-unit building. PLANNING CODE SECTION 140 requires the subject property to have qualifying windows of each unit face directly on to a public street or alley at least 20 feet in width or an open area meeting minimum dimensional requirements. The open area may be administratively reduced an area of no less than 225 square feet, with no dimension of less than 9 feet in width and depth for ADUs. The proposed ADU will face a noncompliant rear yard 6 feet in depth and Acorn Alley past the rear yard. Acorn Alley is only 12 feet 6 inches wide. Therefore, an exposure variance is required.

Case No. 2015-009227VAR (ESMERALDA JARDINES) - 159-161 CHARTER OAK AVENUE, Lots 070 and 071 in Assessor's Block 5377 in an RH-1 (Residential-House, Single Family) Zoning District and a 40-X Height and Bulk District. LOT WIDTH, LOT AREA, LOT FRONTAGE, REAR YARD, & DWELLING UNIT EXPOSURE VARIANCES SOUGHT: The proposal is to merge lots 070 and 071 in block 5377 and then subdivide that into four lots, being parcels: A (161 Charter Oak Avenue - 2,243 sq. ft); B (159 Charter Oak Avenue – 1,857 sq. ft.); C (157 Charter Oak Avenue – 2,195 sq. ft); and D ( 155 Charter Oak Avenue – 2,633 sq. ft.). PLANNING CODE SECTION 121 requires the subject lots to maintain a minimum lot area of 2,500 sq. ft. and a minimum lot width of 25 feet. A lot area variance is required for Parcel C and lot area and width variances are required for Parcels A and B. Further, Lots B, C, and D do not have frontage on a public street or alley but instead are accessed through a permanent easement. Therefore, all four parcels will require lot frontage variances. PLANNING CODE SECTION 134 requires the subject lots to maintain a rear yard of varying dimensions including: 25 feet for Parcel A, 20 feet 3 inches for Parcel B, 16 feet 1 inch for Parcel C, and 15 feet for Parcel D. Parcel D proposes a building that will encroach into the required rear yard. Therefore, a rear yard variance is required for Parcel D. PLANNING CODE SECTION 140 requires that all dwelling units face a Code-complying open area. Though parcels A, B, and C face code-complying rear yards, Parcel D does not face a code-complying open area. Therefore, a dwelling unit exposure variance is required for Parcel D.

Case No. 2015-009257VAR (JEFFREY HORN) - 2026-2028 GREAT HIGHWAY, Lot 005 in Assessor's Block 2168 in an RH-2 (Residential House - Two Family) Zoning District and a 40-X Height and Bulk District. REAR YARD VARIANCE SOUGHT: The project proposes a one-story vertical addition and a 2-foot, 3-inch rear addition on the second floor of an existing two-story, two-family home. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 15 feet. The proposed additions will encroach approximately 7 feet into the required rear yard, thereby resulting in a rear yard of 8 feet. Therefore, the project requires a variance.

Case No. 2018-005768VAR (LAURA AJELLO) - 2209 BRODERICK STREET, Lot 005 in Assessor's Block 0981 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District. REAR YARD VARIANCE SOUGHT: The project proposes to legalize roofline changes over 30 feet in height, and to construct a new horizontal addition in required rear yard. The project also includes front façade changes, additions at the side and rear of the building, and new decks at the front and rear of the building. The existing dwelling units will be reconfigured with habitable space added to the basement and attic levels. Planning Code Section 134 requires properties in the RH-2 Zoning District to maintain a rear yard equivalent to 45 percent of the total lot depth at grade level and at each succeeding story of the building, unless reduced to the average of qualifying adjacent rear building walls. The minimum rear yard, if averaged, shall be no less than 25 percent of the total depth of the lot on which the building is situated, or to less than 15 feet, whichever is greater. This last 10 feet of the reduced rear yard is subject to a height limit of 30 feet. The subject property, with a lot depth of approximately 87.5 feet, has a required rear yard of 21 feet, 11 inches (the minimum required). The existing nonconforming building encroaches into the rear yard at various points. The roofline changes to be legalized have a height of 39 feet and a proposed infill underneath a cantilevered portion at the rear of the building, new deck and stair, and replacement egress stairs are all located in the required rear yard. Therefore, a rear yard variance is required.

Case No. 2018-006787VAR (SEEMA ADINA) - 440 IVY STREET, Lot 062 in Assessor's Block 0807 in an RTO (Residential Transit Oriented) District and a 40-X Height and Bulk District. REAR YARD VARIANCE SOUGHT: The project proposes to construct a four-story, 2-dwelling unit building. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 14.5 feet. The proposed building would encroach approximately 10 feet into the required rear yard. Therefore, the project requires a rear yard variance.

Case No. 2017-012887VAR (SEEMA ADINA) - 265 OAK STREET, Lot 024 in Assessor's Block 0838 in the Hayes NCT (Neighborhood-Commercial Transit) District and a 40-X Height and Bulk District. REAR YARD VARIANCE SOUGHT: The project proposes to demolish the garage structure and construct a four-story single-family home at the rear of a lot that already contains four units at the front. The Project also includes interior tenant improvements in the front structure.  PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 30 feet. The proposed building would encroach entirely into the required rear yard, resulting in no rear yard. Therefore, the project requires a rear yard variance.

Case No. 2018-007305VAR (SHARON YOUNG) - 727 - 35TH AVENUE, Lot 007 in Assessor's Block 1609 in a RH-2 Zoning (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District. REAR YARD VARIANCE SOUGHT: The project proposes to replace and expand the rear decks and exterior stairs that extend into the required rear yard of the existing three-story, single-family house. The proposed project will also include new side exterior stairs (with glass enclosure) on the south side of the building, rear facade modifications, and interior renovations. PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of 54 feet. On the first floor, the proposed project will construct an approximately 261 square foot "L-shaped" rear deck at the rear of the building that will partially extend (approximately 5 to 15 feet) into the required rear yard. On the second floor, the proposed project will include expanding the existing north side deck from approximately 194 to 207 square feet and new exterior stairs that will extend entirely into the required rear yard. On the third floor, the proposed project will include an approximately 72 square foot rear deck with exterior stairs around its perimeter that will extend entirely into the required rear yard. A portion of the proposed new side exterior stairs (with glass enclosure) on the south side of the building will extend approximately 6 feet into the required rear yard. Therefore, the proposed project requires a variance.

Case No. 2018-015130VAR (STEPHANIE CISNEROS) - 50 SPRINGFIELD DRIVE, Lot 033 in Assessor's Block 7253 in a RH-1(D) (Residential-House, One Family) Zoning District and a 40-X Height and Bulk District. SIDE YARD VARIANCE SOUGHT: The project proposes a two-story addition that will project into the required side yard. PLANNING CODE SECTION 133 requires the subject property to maintain two side yards of approximately three feet each. The proposed addition will encroach approximately 2 feet 7 inches into one of the required side yards. Therefore, a variance is required.

To view the official Variance Hearing Agenda which includes the link to the site plans and elevations of the proposed projects, please visit the website: https://sfplanning.org/hearings-zoning-variance. Persons who are unable to attend the scheduled Planning Commission hearing may submit written comments regarding these cases to the individuals listed for each case above at the Planning Department, 1650 Mission Street, 4th Floor, San Francisco, CA 94103.

Corey A. Teague
Zoning Administrator
Planning Department
1650 Mission Street, 4th Floor
San Francisco, CA 94103

7/04/2019