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Planning panel approves demolition and discretionary review for 1321 DeHaro with conditions after heated neighborhood debate
Summary
The Planning Commission approved demolition and took discretionary review for a proposed three‑unit replacement at 1321 DeHaro Street, imposing conditions that eliminated garage access to Star King Open Space and required the applicant to redesign the building to reduce its visual impact on the open space. The action followed hours of public testimony opposing scale, shadowing and use of the park for vehicular access.
The commission voted on Oct. 15, 2009, to approve demolition of the existing single‑family house at 1321 DeHaro Street and to take discretionary review of a proposed three‑unit replacement building after an extended public hearing that centered on impacts to Star King Open Space and nearby residents and schoolchildren.
Diego Sanchez of the Planning Department summarized staff’s recommendation and noted the project would add two dwelling units and family‑sized bedrooms; staff also proposed modifications to reduce visual impact. Opponents — including the Star King Open Space board, the Potrero Boosters and a large group of neighbors and parents — argued the proposed structure was out of scale with the single‑story house it would replace, would create shadowing and could open the open space to more vehicle traffic under a hardship easement. Several neighbors pressed the commission to require access from DeHaro Street rather than across the open space.
Project architect Theodore Brown and owner Alex McGannum said the design had been altered in response to neighbor input, including lowering the roof profile and adding articulation and landscaping. The project sponsor and architect said they had met with neighborhood groups and would continue to refine the design.
After lengthy debate and proposed amendments, the commission approved two related actions: (1) a motion not to take discretionary review (i.e., to approve demolition) and (2) to take discretionary review and approve the project subject to conditions including elimination of the garage facing Star King/Open Space unless relocated to DeHaro Street, a requirement that the building be redesigned to reduce visual impact and a clarification that the project not exceed the Carolina‑facing height already proposed in staff’s modified drawings (19 feet 3 inches at the rear elevation as presented). Commissioners also signaled they would be amenable to future variances or reductions in unit count if the sponsor sought them.
How the commission voted: The demolition motion carried 5–2 (Seguaya and Olague opposed). The discretionary review motion (with the garage elimination and design‑sculpting direction) carried 6–1 with Commissioner Olague opposed to the variance accommodation.
What to watch: The commission left the record open for staff to work with the project sponsor on detailed conditions (landscaping, maintenance, and parking/garage relocation). Any future change to parking or access from Carolina Street will require a separate variance hearing; the commission indicated willingness to consider a parking variance if the sponsor later sought one, but explicitly rejected garage access into the open space in the version before the commission.
