Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Development Control topic
No spam. Unsubscribe anytime.
Board adopts Planning Commission conditions for 1671 Eleventh Ave addition, allows half‑bath
Summary
After neighbor objections over notice, privacy and mid‑block open‑space impacts, the board overturned a procedural denial and adopted the Planning Commission's modifications for a third‑floor vertical addition at 1671 Eleventh Avenue while allowing a ground‑floor half bath in place of a full bath.
The Board of Appeals on Feb. 11 considered an appeal related to a proposed third‑floor vertical addition at 1671 Eleventh Avenue and ultimately adopted the Planning Commission's discretionary‑review conditions with one modification: the board permitted a half‑bath on the ground floor rather than eliminating all ground‑floor baths.
Planning staff had recommended approval without discretionary review, but the Planning Commission granted neighbor requests and imposed conditions after a hearing, citing concerns about rooms‑down configurations that could facilitate conversion to an additional dwelling unit, privacy impacts from a deck on the second‑story pop‑out, and front bay projections. Conditions included recording a Notice of Special Restriction limiting the property to two dwelling units, removing or modifying certain front projections, eliminating the proposed second‑story deck and the ground‑floor full bath.
Neighbors said the applicant had submitted inconsistent plans, mis‑notified the neighborhood, and that recent serial permitting and changes had resulted in unanticipated massing and rooftop changes affecting views, privacy and mid‑block open space. Planning staff explained the commission concluded discretionary review and conditions were warranted because the building layout could enable a rooms‑down configuration and the proposed deck location (on top of a two‑story pop‑out) differed from lower‑level decks historically present on the block.
After deliberation the board overturned the procedural denial, adopted the Planning Commission’s action (including NSR, removal of certain projections and the second‑story deck) but allowed a compromise on bathrooms: a half‑bath on the ground floor was permitted. The board recorded findings for its decision and instructs the permit holder and departments to proceed under those conditions.
