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Planning Commission approves garage under Green Street cottages with strict conditions to protect historic wall
Summary
After heated testimony and an appeal by the Russian Hill Community Association complaining of missing mailed notice and potential damage to a historic retaining wall, the Planning Commission approved a subterranean garage at 1135–1139 Green Street with conditions including preservation of street trees, no windows in the retaining wall and an immediate stop for any structural damage pending DBI inspection.
The San Francisco Planning Commission on Nov. 1 granted approval for a two‑level subterranean garage and storage addition at 1135–1139 Green Street, finding the design meets preservation standards but attaching conditions responding to neighbor concerns about the adjacent historic retaining wall.
Brett Gladstone, representing the project sponsor, said the design aims to preserve and stabilize the Maxwell Bugbee cottages and the retaining wall while providing five off‑street parking spaces for owner‑occupant residents. “The goal here is to create a 5‑car garage,” Gladstone said, and the sponsors presented engineering and preservation letters supporting the approach.
Opponents — led by the Russian Hill Community Association (RHCA) — argued the planning department failed to mail mandatory Section 3.11 notices to nearby properties and that the scale and sequencing of excavation pose risk to the historic wall and to cumulative character on the block. RHCA chair Jamie Cherry requested a continuance and asked the commission either to require discretionary review or impose strict conditions if the hearing proceeded. “This massive construction project is in a residential neighborhood and will impact significantly one of the city's treasured historic resources,” Cherry said.
Preservation architects and independent engineers testified that the proposed method, including peer review and monitoring by an independent engineer and the Department of Building Inspection (DBI), can protect the wall. Project engineer Pat Buskovich agreed to be part of peer review and to respond immediately if structural issues are detected. Contractor Soil Engineering Construction described experience with similar excavations and the techniques proposed.
The commission approved the project with these conditions: the subterranean work must not create habitable space or windows in the retaining wall; the three street trees adjacent to the driveway must be preserved and protected by an arborist during construction; construction must stop if structural damage to the wall is observed and DBI must be notified for immediate inspection; and the curb cut shall be limited to the width agreed at the hearing (flat opening ~9 feet with painted wings totaling about 11 feet non‑parkable). Commissioners recorded the conditions on the approval and voted unanimously.
What happens next: Conditions will be recorded with the permit. DBI will perform peer review and construction monitoring as part of the building permit process; neighbors and sponsor reiterated willingness to coordinate around clear, enforceable conditions.
