90 Jersey St Sets A New High Bar For Hubris

Yeah, it's a bold claim. But we think it's justified. Here's why:

• Until recently, 90 Jersey St was a classic Noe Valley Victorian that probably needed some upgrades but was a nice single family house. Permits approved were for an interior renovation, a third story, and excavation for a garage. No demolition permit was obtained.
• This week it was listed for $4.85M - to live just 50 feet from the J-Church.
• Easy access to public transit, shuttle buses and a high walkability score didn't deter the developer from including a five car garage.

Nicely done, though. At least on the inside.

Update (11/7): 90 Jersey St closed escrow on 10/31 after only 9 days on market for $4.895M. Did they take the first offer and run? Thanks to the anon commenter for the tip.

[90 Jersey St]

This Week At The Planning Commission: New Construction On 27th St

A look at Noe Valley projects in front of the Planning Commission this week. Information is provided by the Planning Commission, and taken from its published agenda. All hearings are on Thursday at 1:30pm, Room 400 in City Hall.

May 22, 2014

456 27TH STREET – on the north side of 27th Street between Noe and Sanchez streets; Lot 018 in Assessor’s Block 6580 - Mandatory Discretionary Review, pursuant to Planning Code Section 317(d), of Demolition Permit Application No. 2013.03.11.1908, proposing to demolish a one-story, single-family dwelling in a RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.

And:

...to construct a three-story, two-family dwelling in a RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District.

Staff Analysis: Full Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve

Purchased in 2012 and occupied by the Project Sponsor since, 456 27th St is a 958sf one bedroom single family home without parking. Appraised at $1.31M in February, the building qualifies for demolition in part because it is not considered affordable housing. The proposed project will include two units - a ground floor 923sf 2BD/1BA and two-car tandem garage, and a 2623sf 3BD/2.5BA unit above.

The Project Sponsor met many times with neighbors and made changes to gain their support.

Primary opposition to the project is from Lorna Murdock, who also represents fellow tenants and owner of the 6 unit apartment building next door. She writes:

I live in 462 27th Street, Apartment 6, San Francisco, 94131. The new building as currently drawn would obstruct my only source of natural light in my living room, which is the southeastern exposure I get from sunrise to sunset through the window off of my building’s courtyard/garage. All other units in 462 27" Street would suffer similarly from the lack of natural light.

Planning Staff have concluded that the existing units will still receive sufficient light. They will lose their views, however.

Update (5/27): The project was approved 6-0 by the Planning Commission as "sensible and sensitive" infill and "well within the Residential Design Guidlines. Video of the hearing here.

[SF Planning: 456 27th St (PDF)]
[Photo: SF Planning]

Video: Demolition of 448 Diamond St

Tom sent us this time-lapse video of the demolition on 448 Diamond St:



Here's what it will look like when the new "family-sized 5 bedroom" [PDF] home just outside Noe Valley is completed:

Teardowns: Prices Dropping?

Check out 469 Valley St: $649k for a total teardown. The MLS describes it as a probate sale and "absolutely uninhabitable under current conditions." But even given the condition we'd expect a bit more, especially because of the potential for views.

Compare it to a few recent sales that were also torn down or majorly fixed:

1409 Sanchez sold in September 2008 for $875k. It returned to the market as an empty lot with approved plans for $1.25M. It didn't sell, and was eventually withdrawn from the MLS.

168 Clipper St sold in 2007 for $800k and is currently slated for demolition and working through the approval process for new construction.

4033 26th St sold in 2007, was raised 2 levels and is now offered as a $2.595M single family home.

Has the market changed that much? Or is the risk to developers just too high, and construction loans that hard to come by? Maybe it's just not Noe Valley enough?

This Week At The Planning Commission

A weekly look at Noe Valley projects in front of the Planning Commission. Information is provided by the Planning Commission, and taken from its published agenda. All hearings are on Thursday at 1:30pm, Room 400 in City Hall.

168 CLIPPER STREET - north side between Church and Sanchez Streets; Lot 021 in Assessor’s Block 6549 - Mandatory Discretionary Review, pursuant to Planning Code Section 317 requiring review of residential demolition, of Demolition Permit Application No. 2007.12.20.1029, proposing to demolish a one-story over basement, single-family dwelling in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the demolition permit.

168 CLIPPER STREET - north side between Church and Sanchez Streets; Lot 021 in Assessor’s Block 6549 - Mandatory Discretionary Review, pursuant to Planning Code Section 317 requiring review of the replacement building in association with residential demolition, of Building Permit Application No. 2007.12.20.1032, to construct a three-story over garage, two-family dwelling in an RH-2 (Residential, House, Two -Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the new building permit.

3900 22ND STREET - west side between Collingwood and Castro Streets; Lot 011 in Assessor’s Block 2770 - Request for Discretionary Review of Building Permit Application No. 2009.07.14.2590, to convert a three-family structure into a two-family dwelling in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.

NOTE: On October 15, 2009, following public testimony, the Commission continued the matter to November 5, 2009. Public hearing remains open.

Blue Church: Demolished

The developer may not start construction for 9-10 months (according to the Voice), but they're not risking losing the project to appeal after such a lengthy battle for permits.

Update: A couple reader-submitted photos from just before the Blue Church was only a hole in the ground.

Photo: S Yao

Photo: K Wallace

[NVSF: Blue church: Slated For Demo]

Notice Of Violation: 947 Church St

You know how your life is inconvenienced when someone crashes into your car in the middle of the night and you have to fight the insurance companies for 3 weeks and have no way to get to work? Consider what happened to the folks living just outside our coverage area at 947 Church St after a moving truck crashed through their garage on Thursday.

Violation Description: An automotive vehicle crashed into building, entering through garage opening at front of building and into rear wall of garage before coming to a stop. Impact has caused significant damage to front facade of building and compromising the structural integrity of building. Damage to utilities. Turn off and cap all utilities.

Corrective Action: ...permit application within 30 days with plans...permit within 60 days...complete within 90 days...Failure to comply will cause abatement hearings to begin... Consult with structural engineer to assess damages, provide shoring plan and implement plan within 24 hours. Also secure building and repair/board all windows. Obtain a building permit to repair damage.

Not enough of a headache? The building is now under "Restricted Use," which is to say "Do Not Enter" without consulting the Department of Building Inspection. Not even to get your toothbrush.

Violation? Who exactly is being violated here?

[CalBeat: PHOTOS: Moving truck crumpled after it slams into a San Francisco home]
[NVSF: Fun With Maps: Where is Noe Valley?]

This Week At The Planning Commission

A weekly look at Noe Valley projects in front of the Planning Commission. Information is provided by the Planning Commission, and taken from its published agenda. All hearings begin at 1:30pm, Room 400 in City Hall.

1629 DOLORES STREET - east side between 29th and Day Streets, Lot 015 in Assessor’s Block 6634 - Mandatory Discretionary Review pursuant to Planning Code Section 317, of Building Permit Application No. 2007.01.08.1172, proposing the demolition of a one-story, single-family dwelling, located in the RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the demolition.

1629 DOLORES STREET - east side between 29th and Day Streets, Lot 015 in Assessor’s Block 6634 - Mandatory Discretionary Review pursuant to Planning Code Section 317, of Building Permit Application No 2007.01.08.1168, proposing the construction of a new three-story-over-garage, three-family dwelling, located in the RH-3 (Residential, House, Three-Family) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.

This Week at the Planning Commission

A weekly look at Noe Valley projects in front of the Planning Commission. Information is provided by the Planning Commission, and taken from its published agenda. All hearings begin at 1:30pm, Room 400 in City Hall.

February 19

3950 24TH STREET - north side between Sanchez and Noe Streets; Lots 041 and 028 in Assessor’s Block 3654 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303(c), 303(i), 703.4, 728.40, and 790.102(a), to allow a new formula retail grocery store (d.b.a. Whole Foods) to operate within the 24th Street – Noe Valley Neighborhood Commercial District and 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions.

1409 SANCHEZ STREET - east side between 27th and Duncan Streets; Lot 031 in Assessor’s Block 6592 - Mandatory Discretionary Review, under Planning Code Section 317 requiring review of residential demolition, of Demolition Permit Application No. 2008.10.20.4543, proposing to demolish a one-story, single-family dwelling in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the demolition permit.

1409 SANCHEZ STREET - east side between 27th and Duncan Streets; Lot 031 in Assessor’s Block 6592 - Mandatory Discretionary Review, under Planning Code Section 317 requiring review of the replacement building in association with residential demolition, of Building Permit Application No. 2008.10.20.4546, to construct a two-story over garage and basement, two-family dwelling in an RH-2 (Residential, House, Two -Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the new building permit.

1381 Sanchez Street - east side between Cesar Chavez and 27th Streets; Lot 025 in Assessor's Block 6579 - Request for Discretionary Review of Building Permit Application No. 2008.09.23.2413 proposing to enclose the existing rear stairs along the south property line in order to accommodate a reconfigured interior at the first floor and the ground level at the rear. The subject building is a single-family home located within an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and Approve the Project with Modifications.

[NVSF: All posts tagged Whole Foods]
[NVSF: 1409 Sanchez: Back on the Market]

This Week at the Planning Commission

A weekly look at Noe Valley projects in front of the Planning Commission. Information is provided by the Planning Commission, and taken from its published agenda. All hearings begin at 1:30pm, Room 400 in City Hall.

3645 23RD STREET - south side between Fair Oaks and Guerrero Streets; Lot 032 in Assessor’s Block 3647 - Mandatory Discretionary Review, under Planning Code Section 317 requiring review of residential demolition, of Demolition Permit Application No. 2007.10.10.5010, proposing to demolish a one-story, single-family dwelling in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the demolition permit.

3645 23RD STREET - south side between Fair Oaks and Guerrero Streets; Lot 032 in Assessor’s Block 3647 - Mandatory Discretionary Review, under Planning Code Section 317 requiring review of the replacement building in association with residential demolition, of Building Permit Application No. 2007.10.12.5328, to construct a three-story over garage, two-family dwelling in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the new building permit.

Also of interest is this item from the edge of Noe:

3398 22Nd street - northeast corner at Guerrero and 22nd Streets, Lot 028 in Assessor’s Block 3617 - Request for Conditional Use Authorization pursuant to Planning Code Sections 145.2, 303 and 710.26 to legalize a walk-up facility (ATM), dba "Swipe USA", that is not recessed 3-feet from the property line, in an NC-1 (Neighborhood Commercial Cluster) Zoning District with an 40-X Height and Bulk designation.

Preliminary Recommendation: Approval

NOTE: Will also include a brief informational presentation regarding Swipe USA's practice of installing ATMs within the City and County of San Francisco.

These machines are everywhere - there's even two within 10 feet of each other at 24th & Church. Is the City likely to start regulating where they go, or will they all be approved like the above location? And if approved, what's the point in the conditional use?

This Week at the Planning Commission

A weekly look at Noe Valley projects in front of the Planning Commission. Information is provided by the Planning Commission, and taken from its published agenda. All hearings begin at 1:30pm, Room 400 in City Hall.


November 20, 2008

440 29TH STREET - north side between Sanchez and Noe Streets, Lot 014 in Assessor's Block 6620 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of residential demolition, of Demolition Permit Application No. 2006.0915.2416 proposing to demolish a two-story, single-family dwelling located in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the demolition.

440 29TH STREET - north side between Sanchez and Noe Streets, Lot 014 in Assessor's Block 6620 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of the construction of new residential buildings in association with residential demolition, of Building Permit Application No. 2006.0915.2421, proposing to construct a new two-family dwelling on the subject lot, located in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and recommend revisions to the proposed new construction.