Planning Commission approves revised house at 40320 Eighth Street after demolition tally error

The San Francisco Planning Commission voted 5-2 on April 1 to approve a conditional use authorization for the property at 40320 Eighth Street in Noe Valley after the project sponsor revised plans to include a second dwelling unit.

Linda Ajeelo Hoagland of the Planning Department said the project originally permitted a three-story single-family residence but exceeded demolition thresholds during construction, prompting enforcement and a subsequent CUA application. Hoagland told commissioners the department recommends approval with conditions, noting the revised plans provide a 456-square-foot studio and a 2,149-square-foot three-bedroom unit while retaining the previously approved building envelope.

Architect Michael Rogers told the commission the overage resulted from contractor and calculation errors. "There was an error made by the general contractor and not following the proper procedure," Rogers said, and he acknowledged an architect's mistake in counting the attic floor as a horizontal plane in demolition calculations. Rogers said his clients had decided the second unit better serves the city's housing needs.

Commissioners questioned livability details for the studio and whether more garage space could be converted to habitable area. Commissioner Moore asked why the kitchen and living area were arranged in a way that reduced perceived living space; Rogers answered that plumbing already in the concrete slab made reconfiguration costly. Commissioner Chan and others expressed concern about the studio's small size (456 square feet) compared with other accessory units.

Despite those reservations, Commissioner Tanner said the project met the commission's objectives to increase density and provide private outdoor space. The motion to approve carried 5-2, with Commissioners Imperial and Moore voting against.

The approval includes standard conditions of the department and any design refinements noted on the record; the project sponsor said construction would wait until existing tenants voluntarily vacate the property.