Commission approves Belgrave Avenue rebuild but conditions ADU enlargement

The Planning Commission approved the demolition of a structurally compromised, long‑vacant house at 35 Belgrave Avenue and its replacement with a new single‑family home plus an accessory dwelling unit after directing the sponsor to enlarge the ADU.

Planning staff described the existing structure as unfinished and unsafe, citing substandard drainage and damaged framing; staff recommended approval with conditions. Support and opposition were both present: some neighbors said the large new house would worsen an emerging pattern of trophy mansions and degrade downhill properties’ light and privacy; immediate adjacent neighbors and several callers supported replacing the unoccupied structure and praised the design and the addition of an ADU.

Project counsel Scott Emblidge said the sponsors want to remove the defective building and construct a home with a 2‑bedroom ADU. Commissioners focused on whether the ADU amount is a meaningful contribution to housing supply or merely a token. Several commissioners said they preferred a larger ADU and better assurance the unit would be used as housing. To reach a unanimous decision, commissioners adopted a motion to approve with the condition that the sponsor work with staff to increase the ADU to no less than 600 square feet and provide a memo with plans for the commission’s record. The motion passed 5–0.

Why it matters: The vote allowed an occupied, structurally deficient building to be replaced while tying approval to a commitment to a larger ADU — a compromise the commission said balanced context, the removal of a dangerous uninhabited structure and modest progress on additional housing supply.

What's next: The sponsor will work with staff to produce enlarged ADU plans (>=600 sq ft) and submit them as a memo to the commission as part of the project record.