A group of Bernal neighbors hope the Board of Supervisors will overturn plans to build four new homes on a patch of private land where Powhattan and Bernal Heights Boulevard converge on the south side of Bernal Hill.
The site is zoned for development, and the proposal has already been approved by the Planning Department. SocketSite tells us what happened next:
A subdivision of the 7,500-square-foot, triangular-shaped lot at 40 Bernal Heights Boulevard was approved by the City two months ago, setting the stage for four new single-family homes – the building permits for which have already been requested – to rise across the site.
As designed, the new two-story over garage homes would total 12,058 square feet of gross space, or roughly 3,000 square feet apiece, including garages and decks. The finished living space for the homes would average around 2,100 square feet each.
And within ten days of being approved, an appeal of the subdivision was filed.
From the objecting group of Bernal Heights Neighbors in their appeal to San Francisco’s Board of Supervisors:
“This lot is one of the last open space hillsides on East Slope of Bernal, and offers commanding views to pedestrians, bike riders, car passengers, and commuters on the 67 Bernal Heights bus.
Our primary objection to this development, however, is that it is too large and too dense for the space, and for the neighborhood. The four houses proposed for this space are hugely out of proportion with surrounding houses, even those built at the height of the 1960s square-box trend. Properties within a 300′ radius of the proposed development average 1313 square feet of livable space on lots averaging 2064 square feet. The developers of this lot, however, flip this ratio, proposing to build four luxury houses averaging 2139 square feet of livable space (with garages and roof decks that can take that square footage close to or over 3000 square feet), on lots averaging only 1903 square feet…
The patch of land in question is certainly nice, and the views are terrific, so it’s easy to understand why those who live nearby excited by the proposed new housing.
Except…. It’s not their property, and it’s not public property, and it’s unfortunate that a group of neighbors who themselves likely live in million-dollar homes are using the “luxury housing” trope to oppose the construction of new houses that would give a few more families the opportunity to become our Bernal neighbors.
Bernal has extremely strict planning codes, spelled out by the Bernal Heights Special Use District. If these new homes conform to those guidelines, their density and design will meet the standards that we as a neighborhood agreed upon. The Planning Department says there are no major problems with the proposed design. Socketsite quotes the Planning Department’s response to the neighbors’ concerns:
From San Francisco’s Planning Department in response:
“We urge the Board of Supervisors to reject this appeal; to consider these issues at this time could thwart the well-established, thoughtful and public review process that occurs at the time the Planning and Building permit review takes place, which also include rights of appeal. Both Planning staff and the Commission (if Discretionary Review is requested) can contribute to the discourse on massing; and provide specific direction relative to the applicable design guidelines. Further, we would suggest…that a project where the lot is subdivided into three parcels, instead of four may result in three larger houses than the four houses currently under review.”
SocketSite says the Board of Supervisors will consider this subdivision during a meeting scheduled for December 1.
PHOTOS: Site photos, Telstar Logistics. Aerial map, via SocketSite