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]

This Week At The Planning Commission: Millionaires Behaving Badly

Noe Valley has hit the big time: we now have the sort of NIMBY battle usually seen in Malibu, Belvedere and Sea Cliff. At issue this week is 645 Duncan St - a vacant view lot right next door to, and down the street from, some of the most expensive homes in Noe Valley. Plans to build a new, modern, 4200sf home to the west have met resistance from one Bruce Gilpin, who 5 years ago paid over $5M for 625 Duncan - 6000sf on a 50 foot wide lot and 270 degree views. Here's item #18 at this week's Planning Commission:

September 19

645 DUNCAN STREET – south side between Diamond and Castro Streets; Lot 039 in Assessor’s Block 6604 – Request for Discretionary Review of Building Permit Application No. 2011.11.17.9087, proposing to construct a new single-family dwelling on a vacant lot within an RH-1 (Residential, House – One-Family) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Full Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve

We first received news of the online petitition to stop the project a few weeks ago (347 signatures, 10 by hand), but the negotiations go back to 2011 per Planning documents. The original design has been scaled back, but apparently the loss of a western view is still driving objection to the project. Despite many changes to the design, on Sep 11, 2013, Mr Gilpin's lawyer delivered another strongly worded objection to the project to Planning Commission President Rodney Fong citing setback, height, facade finishes and a lack of negotiation in good faith.

Planning Staff has determined that the proposed project meets Residential Design Guidelines, is in character with the surrounding neighborhood, and complies with all codes. The Staff Analysis is clearly annoyed by this DR: "Angling the 2nd and 3rd stories to mirror the eased setback of the DR Requester, who is the exception in the neighborhood with a 50'-0" wide home, would not be consistent with the prevailing 25'-0" wide neighborhood facade patterns." Discretionary Review reform can't happen soon enough.

The full analysis, with plans, arguments, letters, renderings, etc, is worth a read if you're interested in how to spend your money when you have tons of it.

FWIW - The owners of the small building directly to the west at 647 Duncan are in strong support. Maybe they'd like to build something someday?

Update 9/19: DR denied - Planning Commission approves project 7-0.

[SF Planning: 645 Duncan St (PDF)]
[Socketsite: A Rather Ironic Noe Valley Fight Continues, Decision This Week]
[NVSF: Hot Properties: The $5M Club]

This Week At The Planning Commission

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.

November 29

88 28TH STREET - north side between Dolores and Guerrero Streets; Lot 016A in Assessor’s Block 6599 - Request for Discretionary Review of Building Permit Application No. 2012.03.14.6044, proposing to construct a rear addition at the first and second stories, a new third story and roof decks above the second story of the existing single family dwelling structure within the RH-2 (Residential, House – Two-Family) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve

Chalk this one up to a classic San Francisco argument over rights to air and light, with an added twist of objecting to the abatement of asbestos siding. There were meetings with lawyers, experts engaged, some compromises and now a hearing in which approval is expected.

The complete document with request for Discretionary Review, response, lights studies, drawings, letters of support and staff analysis is here (large PDF).

Update: Approved 6-0.

[SF Planning: 88 28th St]
[Photo: SF Planning]

This Week At The Planning Commission

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.

November 15th

481 JERSEY STREET - south side between Diamond and Castro Streets, Lot 029 in Assessor's Block 6539 - Requests for Discretionary Review of Building Permit Application No. 2008.03.18.7426 proposing to construct a one-story vertical addition, a rear horizontal addition, infill the setbacks at the east side of the building, and alter the front façade of a single-family dwelling, resulting in a two-story over garage, single-family dwelling, located within a RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve

In brief: Previous owners filed for a construction permit in 2008 (that was approved after a mandatory Discretionary Review) but never started work. Instead, they remodeled the kitchen and bathroom and sold the building in 2011. The new owners filed to complete the original permit with some envelope changes, triggering new 311 notification. Neighbors on both sides requested Review citing light and air concerns, as well as design issues. The neighbors say that the new owners have made no effort (and "refused to meet") to discuss alternative designs. The applicant disputes that claim and provides a timeline of meetings and concessions. The Residential Design Team states the project meets Guidelines, and Planning staff recommends approval.

The complete document with request for Discretionary Review, response, drawings, letters and complete staff analysis is here (large PDF).

Update: Approved 5-0.

[SF Planning: 481 Jersey St]
[Photo: SF Planning]

This Week At The Planning Commission

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.

August 2

4365 26TH STREET - south side between Douglass and Diamond Streets; Lot 024 in Assessor’s Block 6561 - Request for Discretionary Review of Building Permit Application 2011.10.18.7006, proposing to construct a rear addition at the first floor, a new second floor, and front and rear decks to the existing single family dwelling structure within the RH-1 (Residential, House – One-Family) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve

The complete document with request for Discretionary Review, response, drawings, letters of support and complete staff analysis is here (large PDF). In a nutshell:

• DR Requestor: "We have no objection with the development of the property. We just want it to be in continuity with the neighboring houses and not at the expense of the neighboring homes."
• Applicant: "This same neighbor requesting the DR has also just completed a renovation of his property ~3 years ago, adding a 2nd floor and expanding to the rear." [Ed.--seriously great smackdown of the requestor's objections in applicant's response.]
• Summary of Planning Staff Analysis: The project meets Residential Design Guidelines. Approve it. Also: "Under the Commission’s pending DR Reform Legislation, this project would not be referred to the Commission as this project does not contain or create any exceptional or extraordinary circumstances."

[SF Planning: 4365 26th St]
[Photo: SF Planning]