Planning Commission approves expansion at 361 Upper Terrace with variance for rear deck and 3-foot roof raise

The San Francisco Planning Commission on Feb. 2 voted unanimously to approve a conditional use authorization for 361 Upper Terrace, a project that raises an existing roof by approximately 3 feet and expands a rear deck into the required rear yard.

Staff planner Brandon Gunn told the commission the lot is steeply sloped, totals 2,425 square feet and is located in an RH-3 district within the Corona Heights large-residential special use district. The department reported two neighbor letters in support and recommended the project as consistent with the general plan, noting the project “is necessary, desirable, and compatible with the surrounding neighborhood.”

Project sponsor Amy Lee, representing the owners Alan and Andrea Austin, said the design aims to create a usable rear-yard open space for a growing family while keeping the building’s massing contextual. “The project is necessary and desirable. It will certainly allow for a family, a growing family to remain in San Francisco,” Lee said.

Neighbors who called in raised notice and amenity concerns and warned the 3-foot roof increase would diminish private views. “My view will be affected by that 3-foot increase,” said Shelly Sutherland of 340 Upper Terrace, who also questioned whether the additional volume was necessary. Ron Merida, a nearby owner, said the proximity would make the new roof more visually dominant and urged the applicant to explore alternatives.

Commissioners noted that private views are not a protected entitlement in Planning Commission decisions and that the project had engaged adjacent neighbors and submitted letters of support. Acting Zoning Administrator Tina Tam closed the public hearing and stated she intended to grant the variance with standard conditions of approval. A motion to approve the CUA passed 7-0.

The commission’s approval includes standard planning conditions and the zoning administrator’s variance to permit the reduced rear-yard depth and the modest roof increase; the public record will reflect the department’s findings and the specific conditions attached to the permit.