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Appeals board upholds abatement for 13132 Beulah St., sets staged repair and permitting schedule
Summary
The San Francisco Abatement Appeals Board upheld and modified an order of abatement for 13132 Beulah Street, requiring immediate life‑safety fixes within 30–90 days, a 4.5‑month deadline to submit planning/permitting for illegal units and up to one year to complete work, with a conditional fee reduction if deadlines are met.
The Abatement Appeals Board on June 20 modified and upheld a director’s order of abatement for 13132 Beulah Street, concluding staff evidence supported safety-related violations while giving the owner time and incentives to seek legalization.
Senior inspector Andrew Klaus of the Department of Building Inspection told the board the property (PO#6758, complaint #200857189) had hazardous conditions including improper wiring and lack of required hardwired smoke detectors after inspectors found work done without electrical, plumbing or building permits. Klaus said inspectors had received repeated occupant complaints and no permits had been filed to correct the violations.
Appellant Catherine Roberts, the property owner, told the board the units were historic and in continuous use for many decades, said she had already obtained permits for identified dry-rot repairs, and disputed that the building posed an imminent safety risk. “I have smoke detectors. I have carbon monoxide detectors,” Roberts said, adding that she is financially strapped after filing Chapter 13 and cannot afford major legalization work immediately.
Board members and staff focused on distinguishing life‑safety hazards (egress and hardwired alarms) from other code issues that require planning review. Deputy Director Sweeney and the hearing officer said the city lacked plans or permits that would allow staff and planning to assess whether units could be legalized or would need to be removed.
After extended questioning and public comment from a tenant who supported Roberts, commissioners fashioned a compromise. The modified decision treats identifiable egress and other life‑safety hazards as “imminent” and requires the owner to commence corrective work within 30 days and complete it within 90 days. The owner was given 4.5 months to submit building permit plans to DBI (so the case can be routed to planning, fire and other reviewers) and up to one year to complete the broader legalization or removal work, with the board agreeing to review progress as planning reviews proceed.
As part of the modification, the board also tied a reduction in accrued abatement fees to the owner’s compliance: if the owner files required plans and responds to plan‑check inquiries in good faith within the set period, the department will reduce the assessment (commissioners debated 25–50% and settled on a conditional reduction). If the deadlines are not met, the abatement would be filed and the full fees would be due.
The board recorded a roll‑call vote; President Clinch, Vice President Melgar, Commissioner Lee, Commissioner Marr, Commissioner McCarthy, Commissioner McCray and Commissioner Walker voted in the affirmative and the motion carried unanimously. The board directed staff to spell out the fee incentives, set inspection checkpoints and return for review if planning delays require adjustment.
The abatement will remain held in abeyance while the owner pursues the required permits and corrections. The board emphasized that the interim schedule was intended to balance occupant safety with a path for the owner to pursue legalization where permitted by zoning and planning review.
