Hearing

Zoning Variance Hearing

Thursday, December 5, 2019

Time
9:30am
Location
1 Dr. Carlton B. Goodlett Place, Room 408
Neighborhood

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 Thursday, December 5, 2019, beginning at 9:30 a.m. in City Hall, 1 Dr. Carlton B. Goodlett Place, Room 408.

2019-006762VAR (BRIDGET HICKS) - 1806-1810 8TH AVENUE, Lot 010 in Assessor's Block 2044 in a RH-2 (Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District. LOT SIZE SOUGHT:  The proposal is to subdivide the existing vacant lot to create two lots that can each be developed. The existing lot is 50 feet wide and an average of 59 feet deep with an approximate lot area of 2,945 square feet. PLANNING CODE SECTION 121 requires the subject property to maintain a minimum lot area of 2,500 square feet. The proposed lots are approximately 1,490 square feet and 1,455 square feet. Therefore, the project requires a minimum lot area variance.

2019-007043VAR (LINDA AJELLO HOAGLAND) - 51 Pond Street, Lot 133 in Assessor's Block 3564 in a RH-2 (Residential-House, Two Family) Zoning District and a 40-X Height and Bulk District. REAR YARD SOUGHT:  The proposal is to relocate an exterior door and widen a landing on the rear elevation of a 3-story (2 stories over basement), two dwelling unit building. PLANNING CODE SECTION 134 requires the property to maintain a rear yard of 17 feet. The existing building, rear stairs, and landings are located within the required rear yard. Therefore, a variance is needed to intensify the non-conforming condition.

2019-002742VAR (CAROLYN FAHEY) - 519 CLIPPER STREET, is located Lot 025A, Block 6556, the RH-2 Zoning District, and the 40-X Height and Bulk District. REAR YARD SOUGHT: The proposal is to legalize a dwelling unit in a detached, approximately 200 square foot structure located at the rear of the lot.
Planning Code Section 134 requires the subject property to maintain a rear yard of 51 feet 10 inches. The structure proposed to be legalized is entirely within the required rear yard. Therefore, a variance is required.

2019-003765VAR (ELLA SAMONSKY) - 122 KINGSTON STREET, REAR YARD & OPEN SPACE SOUGHT: The project is to legalize an approximately 260 square-foot rear addition, and to convert the garage into basement level storage space, within the existing two-story building containing four dwelling units and two commercial tenant spaces. PLANNING CODE PER SECTION 134 requires the subject property to maintain a rear yard of 18 feet 7 inches in depth. The proposed rear addition extends approximately 4 feet 6 inches into the required rear yard. Therefore, the project requires a rear yard variance. PLANNING CODE PER SECTION 135 requires a minimum of 80 square feet of usable open space per dwelling unit. The proposed addition enclosed the deck, which was the only open space on the property. Therefore, the project requires an open space variance.

2018-012611VAR (LAURA AJELLO) - 2101-2103 VALLEJO STREET, Lots 058 & 059 in Assessor's Block 0565 in a RH-2(Residential-House, Two-Family Dwelling) Zoning District and a 40-X Height and Bulk District.  REAR YARD SOUGHT:  The proposal is to construct a vertical addition greater than 30 feet high that encroaches into the required rear yard. Planning Code Section 134 requires the subject property to maintain a rear yard of approximately 16 feet. The height of the rearmost 10 feet of a building is limited to a height of 30 feet. The existing building has 100% lot coverage with a 10-foot 1-inch setback on upper floors. The proposed addition has a 10-foot 1-inch setback and is 40 feet high. Therefore, a rear yard variance is required.
2019-004885VAR (KIMBERLY DURANDET) - 151 Elsie Street, Lot 050 in Assessor's Block 5619 in a RH-1 Zoning (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District. REAR YARD SOUGHT:  The project proposes a 506 square foot rear addition and renovations to the existing three-story, single-family residence (constructed in 1990).  PLANNING CODE SECTION 242 requires a rear yard in an RH-1 Zoning District for the subject property to be equivalent to 35 percent of the total lot depth. The subject property, with a lot depth of 70 feet, has a required rear yard of 24.5 feet.  A portion of the proposed rear addition will extend approximately 1 foot into the required rear yard. Therefore, a variance is required.  PLANNING CODE SECTION 242 requires reduction in the mass of a structure in a RH-1 Zoning District of a total of 650 square feet of usable floor area. This must be deleted from the exterior of the building, causing a reduction in square footage as well as building volume. The project as proposed has only reduced the exterior volume by 418 square feet. Therefore, a variance is required.

2019-005338VAR (KIMBERLY DURANDET) - 3641MISSION STREET, Lot 022 in Assessor's Block 5713 in an RH-2 (Residential House - Two-Family) Zoning District and a 40-X Height and Bulk District. REAR YARD AND FRONT SETBACK SOUGHT:  The project proposes to legalize and alter an existing rear structure and to add screened parking in the front setback area. PLANNING CODE SECTION 242 requires a rear yard in an RH-2 Zoning District for the subject property to be equivalent to 45 percent of the total lot depth. The subject property, with a lot depth of 112 feet, has a required rear yard of 50 feet. The structure proposed to be legalized is located within the required rear yard. Therefore, a variance is required. PLANNING CODE SECTION 132 requires a front setback equal to the average of the two adjacent front setbacks, which is 7.25 feet for this property. The project proposes a 6-foot tall solid fence within the required front setback, and an off-street parking space partially within the front setback. Therefore, a variance is required.

2019-004915VAR (MATHEW CHANDLER) - 1071 MISSISSIPPI STREET, EXPOSURE SECTION 140 SOUGHT: The project proposes to convert existing PDR (Production, Distribution, and Repair) space to one new Accessory Dwelling Unit (ADU) at the first floor of an existing four-story, three-unit building. PLANNING CODE SECTION 140 requires the subject property to have qualifying windows of each unit face directly on an open area meeting the requirements of the Planning Code. The open area may be reduced to an area of no less than 225 square feet, with no dimension of less than 9 feet in width and depth for ADUs. The ADU will have a qualifying window facing a rear yard that does not meet the minimum required 9 foot dimension or 225 square feet. Therefore, a variance is required.

2019-005871VAR (MONICA GIACOMUCCI) - 79 ELSIE STREET, Lot 036 in Assessor's Block 5613 in an RH-1 (Residential-House, Two-Family) Zoning District and a 40-X Height and Bulk District. MASS REDUCTION AND REAR YARD SOUGHT: The proposal is to construct vertical and horizontal additions on an existing two-story single-family residence. PLANNING CODE SECTION 242(e)(2) requires a rear yard of 35%, or 24 feet 6 inches. The proposed building protrudes approximately 9 inches into the required rear yard, resulting in a rear yard of approximately 23 feet. PLANNING CODE SECTION 242(e)(3) requires the proposal to reduce 650 square feet from the potential exterior mass of the building, creating a reduction in overall volume. The proposal only reduces 520 square feet from the exterior of the building.  Therefore, Variances from the Rear Yard and Mass Reduction provisions in the Bernal Heights Special Use District are required.

2019-004455VAR (SYLVIA JIMENEZ) - 2728 UNION STREET, Lot 009 in Assessor's Block 0947 in a RH-2 Zoning District and a 40-X Height and Bulk District.  REAR YARD SOUGHT:  The proposal is to construct vertical and horizontal additions on an existing three story, single-family residence including the conversion of a basement into habitable space. PLANNING CODE PER SECTION 134 requires the subject property to maintain a rear yard of 34 feet 9 inches in depth. The proposed rear addition extends into the required rear yard. Therefore, the project requires a rear yard variance.

2018-014193VAR (SHARON YOUNG) - 55 WOODLAND AVENUE, Lot 014 in Assessor's Block 2631 in a RH-2 Zoning (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District. REAR YARD SOUGHT:  The proposed project is to construct a rear addition (approximately 25 feet wide by 12 feet deep) on the second and third floors of the three-story single-family house. The proposed project will include rear facade modifications, interior renovations, soil excavation, removing the existing hardscape, and installing retaining walls at the rear of the upsloping lot.  PLANNING CODE SECTION 134 requires a rear yard in an RH-2 Zoning District for the subject property to be equivalent to 45 percent of the total lot depth, or when using averaging, no less than 25 percent of the lot depth or 15 feet, whichever is greater. The subject property abuts a property that has a rear building wall that does not qualify for averaging that limits the development potential of the subject property to extend into its required rear yard. The subject property, with a lot depth of 80 feet, has a required rear yard of 36 feet.  A portion of the proposed rear addition will extend approximately 6 feet into the required rear yard. Therefore, a variance is required.

2018-015239VAR (SYLVIA JIMENEZ) - 222 FUNSTON AVENUE, Lot 040 in Assessor's Block 1738 in a RH-2 Zoning District and a 40-X Height and Bulk District. FRONT SETBACK AND REAR YARD SOUGHT:  The proposal is to demolish an existing one-car garage at the front of the subject property and construct a new four story, single family residence.  PLANNING CODE SECTION 132 requires the subject property to maintain a front setback of 15 feet. The proposed single-family residence encroaches into the required front setback, providing only approximately 6 feet. Therefore, the project requires a front yard variance. PLANNING CODE SECTION 134 requires the subject property to provide a rear yard equal to 45 percent of the lot depth. The proposed building does not extend into the required rear yard. However, the existing building falls entirely within the required rear yard. Pursuant to Zoning Administrator interpretation, such a development scenario requires a rear yard variance.

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

11/14/2019