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Board denies appeals and upholds permits for Greenwood remodel at 2650–2652 Hyde Street
Summary
After hearing claims from neighbors alleging inaccurate surveys, mismeasured grade planes and privacy impacts, the Board of Appeals voted to deny two appeals and uphold permits for a remodel and a conditioned roof deck at 2650–2652 Hyde, finding planning and DBI reviews supported the permit approvals.
The San Francisco Board of Appeals on Feb. 7 denied two appeals challenging permits for work at 2650–2652 Hyde Street, upholding a site permit issued after discretionary planning review and a rear-yard variance.
Neighbors Ellen Sang (Ms. Singh) and Edgar Brinkett claimed the project’s drawings misstated elevations and grade-plane measurements in a way that could change the building’s classification from three stories over a basement to four stories, which plaintiffs said would trigger additional seismic retrofit and other code requirements. They also raised concerns about added roof decks, planters placed on deck edges and potential privacy impacts.
Property owner Craig Greenwood and his project architect said the plans were prepared by licensed professionals, that the planning commission conducted discretionary review and required a five-foot deck setback to protect adjacent privacy, and that the zoning administrator granted a rear-yard variance on May 11, 2017. Planning staff confirmed neighborhood notification and the planning commission’s 4–1 discretionary approval of the revised design; DBI staff said the permit had undergone multi-agency review and that prior complaints recorded against the property were closed.
After questions from commissioners about the availability of the underlying site survey and how grade plane determinations are made, the Board concluded planning and DBI had acted within their review authority and voted to deny both appeals. Vice President Rick Swig moved to deny the appeals; President Frank Fung, Commissioner Daryl Honda and Commissioner Bobby Wilson voted to deny and uphold the permits.
The Board’s decision affirms the planning commission’s condition (a five-foot setback for the deck) and leaves contested claims about historical complaints and measurement technique to agency follow-up or separate enforcement proceedings rather than reversing the current permits.
