As we outlined earlier this year:
Purchased for $6.5 million, or a breathless “$6,069 per square foot,” back in May of 2018, plans to raze the existing 1,071-square-foot home on an oversized, 6,926-square-foot Dolores Heights lot at 3669 21st Street, with “180 degree views from Twin Peaks to San Bruno Mountain,” have been drawn (while plans to surreptitiously “renovate” and “expand” the existing home have been abandoned).
And as proposed, a new 6,516-square-foot home, along with an integrated 854-square-foot “Accessory Dwelling Unit” (ADU) and a 1,200-square-foot garage, could rise on the site, designed by John Maniscalco Architectue for PBC Holdings (LLC).
Demolition and building permits for the home have been requested to expedite its development, assuming it’s approved and survives any challenges.
And while the existing home on the lot, which was built circa 1885, was initially deemed an eligible historic resource by Planning Staff, having once been home to James W. Hackett, a noted haiku poet who worked from (the) home in the 1960s, said determination was subsequently revised (“due to additional research provided by the Project Sponsor” challenging Hackett’s significance).
The proposed project has since received its required environmental clearance to proceed. And with the aforementioned building permits close to being approved, the project has been challenged.
From the requested Discretionary Review(s) which were recently filed by a number of neighbors:
“The lot for 3669 21st Street extends 138’ deep which is significantly larger than the lots of adjacent properties [and the] sponsors have used this unusual lot configuration to maximize the size of the proposed structure in a way that materially negatively impacts adjacent properties and the neighborhood.
The mass of proposed structure combined with the depth of the lot creates a noteworthy and unwelcome intrusion in to the green space associated with adjacent properties and the neighborhood. It is worth noting that two nearby currently non-compliant structures on this block are scheduled for demolition which will substantially enhance neighborhood green space and align future structures with the letter and spirit of the Dolores Heights Special Use District provisions. Unfortunately, the subject property will reverse these neighborhood green space gains on a permanent basis.
The proposed project will also significantly reduce natural light exposure for two of three residential units (3677 and 3679) located immediately to the west of the subject property. In addition, the mass of the proposed structure will likely significantly reduce light exposure for the single family residence at 3663 21st Street, immediately to the east of the subject property.”
“In short, the unique configuration of this lot has allowed the project sponsors to advance a project that is inconsistent with the stated intent of the Dolores Heights Special Use District, “to preserve and provide for an established area with a unique character and balance of built and natural environment, with public and private view corridors and panoramas, to conserve existing buildings, plant materials and planted spaces, to prevent unreasonable obstruction of view and light by buildings or plant materials, and to encourage development in context and scale with established character and landscape.””
And in terms of the requested changes and remedies:
“At a minimum, we believe the sponsors should complete comprehensive solar exposure studies to determine air and light impacts on adjacent properties. These studies should be carefully reviewed and evaluated by the planning department before providing permitting approval. More importantly, we suggest modestly reducing the mass of the proposed structure in order to be consistent with more typical lot sizes for the Dolores Heights Special Use District.”
Keep in mind that shadow (“solar”) studies typically aren’t required for projects under 40 feet in height. We’ll keep you posted and plugged-in.