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Planning Commission approves Twentieth Street addition with notch and railing changes after heated neighborhood testimony
Summary
After extensive public testimony from neighbors and the Dolores Heights Improvement Club, the Planning Commission approved the discretionary review for 3987 Twentieth Street with modifications: a modest ground‑floor setback/notch on the west side and lighter, more transparent deck railings on upper decks; commissioners declined to eliminate the roof deck entirely.
The San Francisco Planning Commission on Feb. 3 approved a discretionary review for a three‑story rear addition and roof deck at 3987 Twentieth Street in the Dolores Heights Special Use District, but required design changes intended to reduce privacy and shading impacts on adjacent properties. Commissioners voted unanimously to approve the project with conditions after more than four hours of public testimony.
Neighbors and the Dolores Heights Improvement Club urged the commission to deny or substantially scale back the proposal, saying the project would encroach on protected mid‑block open space, erode the Special Use District’s 45% rear‑yard standard and harm the privacy of neighboring yards. Pam Hemphill, co‑chair of the Dolores Heights Improvement Club, said, "The extensive roof decks will adversely impact the privacy of neighboring properties," and argued that allowing the project as proposed would set a damaging precedent.
The project sponsor, Jeremy Paul, and architect James Stavoy maintained the design responds to the block’s topography and existing conditions and noted the project had received a rear‑yard variance previously. Paul said the design "works with the conditions of the site and makes the most of it," adding that some existing neighboring walls and vegetation obscure potential views.
Commissioners pressed staff and the sponsor about alternatives. Commissioner Moore, who moved the successful modification motion, said she was troubled by the upper‑deck massing and asked staff to achieve a lighter, more residential treatment for deck railings. The commission’s direction requires: a modest notch/setback on the ground‑floor west wall (approximately three feet as sketched for staff review), replacement or redesign of solid or heavy parapet railings with more transparent, picket‑style treatments where code and fire safety allow, and that staff work with the architect to refine rooftop elements and screening so mechanical equipment is tucked into the deck area where feasible.
The commission recorded the motion to approve with modifications and voted unanimously: Antonini, Fong, Moore, Seguin, Miguel, Olague and others recorded aye votes. The motion carried with no recorded no votes.
Next steps: staff will work with the project sponsor on the exact setback dimensions, the material and detailing of deck railings consistent with fire and building code, and final plans before a building permit is issued.
