Zoning Variance Hearing

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. 2018-017007VAR       (BRIDGET HICKS)
342 MIRAMAR AVENUE, Lot 014 in Assessor's Block 3197 in a RH-1(D) (Residential-House, One Family - Detached) Zoning District and a 28-X Height and Bulk District.
SIDE YARD VARIANCE SOUGHT: The Project proposes to lift the existing single-family home 3 feet in height in order to create ground floor habitable space. No horizontal expansion is proposed.
PLANNING CODE SECTION 133 requires the subject property to maintain a side yard of 3 feet on either side. The building is currently noncomplying because small portions extend into the side yard on the north side. This increase in height will intensify the noncomplying side 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://notice.sfplanning.org/2018-017007VAR.pdf.

2. 2019-004679VAR       (KATHERINE WILBORN)
78 CARMEL STREET, Lot 014 in Assessor's Block 1291 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 demolish the existing deck and trellis at the second story and replace with a larger deck of frosted and transparent glass within the legal, noncomplying trellis footprint.
PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 50 feet. The proposed deck would replace the existing trellis footprint, which would be extended approximately 8 feet into the required rear yard and result in a rear yard of approximately 42 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://notice.sfplanning.org/2019-004679VAR.pdf.

B  REGULAR CALENDAR

3. 2019-001903VAR       (ALEX WESTHOFF)
1701 & 1703 MCKINNON AVE, Lot 001 in Assessor's Block 5305 in a RH-2 (Residential-House, Two-Family) Zoning District and a 40-X Height and Bulk District.
AREA LOT & LOT WIDTH VARIANCES SOUGHT: The proposal is to subdivide the existing lot into two separate lots. One lot would be approximately 28 feet wide and would contain the existing two-story building at 1701 McKinnon Avenue. The other lot would be 16 feet wide and would contain the existing three-story building at 1703 McKinnon Ave.
PLANNING CODE SECTION 121(d) requires new lots to have a minimum lot width of 25 feet. The lot proposed for 1703 McKinnon Ave will have a lot width of only 16 feet. Therefore, a variance is required.
PLANNING CODE SECTION 121(e) requires new lots to have a minimum area of 1,750 square feet if within 125 feet of a street intersection. Additionally, only that portion of a lot meeting the minimum lot width may count towards the area calculation. The lot proposed for 1703 McKinnon Ave has an area of 1,184 square feet, although none of the property meets the required minimum lot width. 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://notice.sfplanning.org/2019-001903VAR.pdf.

4. 2018-007725VAR       (CATHLEEN CAMPBELL)
244 DOUGLASS STREET, Lot 006 in Assessor's Block 2691 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 construct a vertical addition and roof deck above the existing footprint of a noncomplying two-unit building to accommodate additional habitable space for the first-floor unit.
PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 40 feet 5 inches. The project proposes to construct a roof deck at the rear of the existing noncomplying building and vertically expand portions of the existing noncomplying building that currently encroach into the required rear yard by 29 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://notice.sfplanning.org/2018-007725VAR.pdf.

5. 2016-014049VAR       (CHRISTOPHER MAY)
172-174 TERRA VISTA AVENUE, Lots 031 and 032 in Assessor's Block 1104 in a RM-1 (Residential - Mixed, Low-Density) Zoning District and a 30-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The project proposes to construct a new three-story, two-unit building fronting O'Farrell Street at the rear of the lot. The project also proposes a one-story horizontal infill addition beneath the cantilevered two-story portion of the existing building fronting Terra Vista Avenue and the conversion of ground floor storage space for a new Accessory Dwelling Unit. A new common roof deck above the third floor, accessed by a stair penthouse, will provide usable open space for the units in the building fronting Terra Vista Avenue and an interior court separating the two buildings will provide common usable open space for the two units in the building fronting O'Farrell Street.
PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 51 feet. The proposed three-story building will be located entirely within the required rear yard, resulting in no rear yard. Therefore, the project requires a rear yard variance.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://notice.sfplanning.org/2016-014049VAR.pdf.

6. 2019-002272VAR       (DAVID WEISSGLASS)
34 STEINER STREET, Lot 013 in Assessor's Block 0875 in a RTO (Residential Transit Oriented) Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to add 2 new dwelling units to the existing 7-unit building, excavate the basement level to create storage space, construct a new roof deck, add new open stairs and a separate stair penthouse to access the roof deck, and to add a firewall to the rear stairs.
PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of approximately 22 feet 6 inches. The existing building projects approximately 17 feet 9 inches into the required rear yard. The proposed firewall will be located completely within the required rear yard. Therefore, a rear yard variance is required.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://notice.sfplanning.org/2019-002272VAR.pdf.

7. 2019-001033VAR       (ELLA SAMONSKY)
727 NATOMA STREET, Lot 032 in Assessor's Block 3728 in a RED-MX (Residential Enclave-Mixed Zoning District and a 45-X Height and Bulk District.
REAR YARD, EXPOSURE & OPEN SPACE VARIANCES SOUGHT: The project proposes to construct a two-story vertical addition, rear decks, roof deck, and add five dwelling units to the existing two-story four-unit residential building.
PLANNING CODE SECTION 134 requires the subject property to maintain a rear yard of 18 feet 9 inches. A portion of the proposed building and the rear decks are located within the required rear yard. Therefore, a variance is required.
PLANNING CODE SECTION 135 requires the subject property to provide a minimum off 80 square feet of open space per dwelling unit. The property contains no useable open space. New private open space is proposed for the three units on the third and fourth floors, but not the two units at the basement level. Therefore, a variance is required.
PLANNING SECTION 140 the subject property is required to have qualifying windows of each dwelling unit face directly on an open area meeting the requirements of the Planning Code. The proposed units at the basement level face onto a non-conforming rear yard that is 6 feet 4 inches in depth. 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://notice.sfplanning.org/2019-001033VAR.pdf.

8. 2018-003085VAR       (GABRIELLA PANTOJA)
4 AQUAVISTA WAY, Lot 023 in Assessor's Block 2798 in a RH-1(D) (Residential-House, One Family- Detached) Zoning District and a 40-X Height and Bulk District.
FRONT SETBACK & REAR YARD VARIANCES SOUGHT: The proposal is to construct a two-story horizontal addition and a one-story vertical addition on an existing two-story, single-family residence.
Planning Code Section 132 requires a front setback for the subject lot equal to the front setback of the adjacent building in the RH, RTO, or RM District. The required front setback for the subject lot is 6 feet. The proposed horizontal and vertical additions will extend the subject building’s main wall to the front property line of the subject property and encroach 6 feet into the required front setback. Therefore, a front setback variance is required.
Planning Code Section 134 requires the subject lot to maintain a minimum rear yard equal to 25 percent of the total lot's depth, but in no case shall the required rear yard be less than 15 feet. The required rear yard for the subject lot is 15 feet. The proposed horizontal and vertical additions will extend the subject building’s rear wall to the rear property line and encroach 15 feet into the required rear yard. Therefore, a rear yard variance is required.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://notice.sfplanning.org/2018-003085VAR.pdf.

9. 2018-012489VAR       (LAURA AJELLO)
2566-2568 PINE STREET, Lot 013 in Assessor's Block 0656 in a RH-2 (Residential, House, Two-Family) Zoning District and a 40-XHeight and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to legalize a detached one-story building within the required rear yard that contains a 1-car garage, one full bath, and other habitable space. The main building has four dwelling units, 2-car parking, and a concurrent building permit filed to add one ADU.
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. The subject property, with a lot depth of approximately 138 feet, has a required rear yard of 51 feet. The building proposed for legalization is constructed entirely within the rear yard. Therefore, a rear yard variance is required.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://notice.sfplanning.org/2018-012489VAR.pdf.

10. 2018-013152VAR       (XINYU LIANG)
152 ELSIE STREET, Lot 20 in Assessor's Block 5618 in a RH-1 (Residential House, One Family) Zoning District and a 40-X Height and Bulk District.
FRONT SETBACK VARIANCE SOUGHT: The proposal is to legalize an approximately 8 feet, 6-inch solid fence that is located within the required front setback. No new construction is proposed.
PLANNING CODE SECTION 132 requires the subject property to maintain a 10-foot, 6-inch front setback. Within the required front setback, fence heights are limited to 3 feet if solid and 6 feet if 75% open (per Section 136). The fence proposed for legalization is solid and an average of approximately 8 feet 6 inches above the sidewalk grade. Therefore, legalization of the fence requires a variance.
ARCHITECTURAL PLANS: The site plan and elevations of the proposed project are available on the Planning Department’s website at: http://notice.sfplanning.org/2018-013152VAR.pdf.

C  PUBLIC COMMENT