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Commission approves two‑unit replacement at 485 Duncan Street after neighbor debate
Summary
Planning commissioners unanimously approved demolition of an older single‑family house and construction of a two‑family dwelling at 485 Duncan (Noe Valley), after neighbors raised concerns about height, excavation and outreach; the sponsor committed to continued outreach and standard construction management plans.
The Planning Commission unanimously approved a proposal to replace an existing 1,124‑square‑foot house on Duncan Street with a new two‑family dwelling (one 3,313 sq ft primary unit and a 1,413 sq ft secondary unit) that the applicant said will be owner‑occupied.
Staff described the project as code‑compliant and consistent with residential design guidelines; neighbors raised concerns about the building’s scale when viewed from the downhill portion of Duncan Street, excavation impacts and the need for clearer notice and outreach. The project sponsor, Inbar Berman, said the owners intend to live on the property and had conducted outreach with adjacent neighbors and would continue to coordinate on construction management.
Commissioners asked detailed questions about height measurement on a steeply sloped lot and how much proposed square footage is below grade; the sponsor and project team clarified livable area and that the larger unit’s gross area included a garage and below‑grade support spaces. After deliberation Commissioner Coppell moved to approve the project with standard conditions; the motion carried 5–0.
