Board conditions studio permit on opaque roof after neighbors object to glass design at 681 Twelfth Ave.

On Feb. 21 the San Francisco Board of Appeals voted 4–0 to grant an appeal and approve the permit for a one‑story accessory studio at 681 Twelfth Avenue on the condition that the plans be revised to show a solid (opaque) roof as reviewed by the planning commission in September 2022.

Appellant Pamela Fine said the glass‑roofed studio proposed in revised plans would interrupt a strong mid‑block open‑space pattern, cast additional glare and impede privacy across adjacent backyards. She asked the board to require the walls be solid and remove the glass roof, arguing the studio is a working space that will be used at night and has the potential to emit light and reflectivity that would conflict with neighbors’ backyards.

The permit holder, artist Jenny Chin, and architect Brent Martin described design measures to limit light impacts: tinted glass that the architect said reduces visible light transmission, roller blackout shades for the roof, curtains and controlled down‑lighting to limit horizontal light spill, and a kiln with mechanical venting. Architect Brent Martin said the chosen tinted glass reduces visible‑light transmission and that roller shades and curtains would control nighttime light. The permit holder agreed to consult with neighbors about kiln emissions and pointed to modern, lower‑emission glazes and mechanical venting.

Planning staff (Tina Tam) told the board the planning commission had approved the project in 2023 on the basis of plans showing a solid roof; the record later showed a glass roof in revised building plans. Planning and DBI both recommended that, because the commission had acted on a different roof material, the board should grant the appeal but require the plans be revised to reinstate the solid roof material approved previously.

Vice President Alex Lundberg moved to grant the appeal and require the permit be issued with the roof material set to the solid roof shown to the planning commission in plans dated Sept. 1, 2022. The motion passed 4–0. Commissioners said the modification balances the property owner’s desire for a daylight studio with neighbors’ concerns about light, privacy and the mid‑block open‑space character.

Outcome: permit approved with condition to revise plans to a solid/opaque roof as shown to the planning commission (plans dated 09/01/2022). Planning staff and the applicant to coordinate details and any follow‑up review before building permit finalization.