Planning board upholds permit for ADU at 277 Justin Avenue despite neighbor's appeal

The San Francisco City Council meeting on July 4, 2025, addressed a significant permit application concerning a property located at 277 Justin Avenue. The property, a two-story single-family dwelling built in 1924, is situated in the RH 1 zoning district and the 40 X Heightened Bulk District. The proposed project involves the construction of a new accessory dwelling unit (ADU) on the ground floor, along with repairs to existing decks and stairs, and the replacement of windows at both the front and back of the property. Importantly, no expansion of the building is proposed.

The appellant, an adjacent neighbor to the east, raised concerns regarding potential excavation related to the project. However, it was clarified that the current proposal does not include any expansion of the building's footprint. The history of the permit application dates back to 2015, when an inside extension was initially proposed. During that review, the Planning Commission mandated a reduction in the depth of the extension by seven feet, resulting in the approval of the permit by the planning department in January 2019. Despite this approval, the permit was never issued.

In 2022, the property owner sought to reduce the scope of the original permit application. The planning department collaborated with the applicant to revise the project, which now includes an ADU on the ground floor and a dwelling unit on the second floor, each featuring three bedrooms and one bathroom. The planning department concluded that the revised project complies with the planning code and the state ADU program.

During the meeting, President Zwick acknowledged the lack of physical expansion to the building, confirming that the only change involves the addition of the ADU on the ground floor. The planning department requested that the board deny the appeal and uphold the issuance of the permit, emphasizing the project's compliance with existing regulations.

The meeting highlighted the ongoing challenges and considerations surrounding residential development in San Francisco, particularly in relation to neighborhood concerns and historical preservation. The board's decision on the appeal will determine the future of the proposed ADU and the ongoing development landscape in the city.