8 variance
Case 25-054
Continued 4-0
freeContinued 4-0moved by Rebecca Saroyan3 conditions of approval
San Francisco Meetings
Board of Appeals, January 28, 2026
Approved: Kitchen in-kind renovation permit at 2198 Jackson Street, 4-0
5h 17m46,119 words
228 mentionszoningcommercialpublic hearingvariancesetbackdeniedresidentialapprovedland useSan Francisco, CA
Just researching this meeting? Get free San Francisco alerts
How this board votes
The Board of Appeals approved 48% of 23 recorded land-use decisions this period. Most frequent dissent: Jose Lopez (2 of 30 recorded votes).
Parsed from the official meeting recordings. Verify against the official minutes.
See the full board record, member by memberWhat happened
On January 28, 2026, San Francisco approved Kitchen in-kind renovation permit at 2198 Jackson Street (4-0).
The San Francisco Board of Appeals took up four land-use appeals on 2026-01-28. The Board granted appeal 25-055 for 678 Vermont Street, revising the deck permit to require reconstruction/legalization of the rear-yard deck with a 3-foot setback on the northern property line and a…
Meeting key facts
- Jurisdiction
- San Francisco, CA
- Date
- January 28, 2026
- Decisions
- 4 zoning decisions
- Outcome
- Approved, 4-0
Projects in this meeting (2)
Each is its own project; some span multiple hearingsRear deck alteration permit
Approved 3-13 conditions of approval
Administrative dismissal
Awaiting final vote3 conditions of approval
Free sample: decision 1 of 4
Street vendor permit revocation appeal - Xavier Mikolev
Appeal 2540 of the revocation of street vendor permit number 25-12 issued to Xavier Mikolev by SF Public Works, over a history of noncompliance beginning 10/07/2023. The Board continued the matter to March 11 and requested a chart enumerating violations, dates, amounts and whether fines were paid; legal analysis of whether one ticket can constitute multiple violations; and the legal authority for departing from the ordinance fine schedule. Motion carried 3-1 with Commissioner Abad voting nay.
- chart enumerating violations, dates and amounts prepared by DPW enforcement
- whether/when fines were paid
- legal analysis on single vs multiple violations per ticket
- legal basis for departing from fine schedule
The other decisions are listed below. Available full write-ups and conditions are included with Pro.
Get every San Francisco meeting with full decisions, votes, and zoning details, within hours of each session.
San Francisco access in Pro, $39/month.
Key Decisions (4)
Continued
Street vendor permit revocation appeal - Xavier Mikolev
Vote: 3-14 conditions attachedMoved by John Trezvina
Continued
Front-yard fence variance at 20 Burnside Avenue
Vote: 4-03 conditions attachedMoved by Rebecca Saroyan
Approved
Rear deck alteration permit at 678 Vermont Street
Vote: 3-13 conditions attachedMoved by John Trezvina
Approved
Kitchen in-kind renovation permit at 2198 Jackson Street
Vote: 4-04 conditions attachedMoved by Rebecca Saroyan
3 recorded roll calls, member by member, in Pro.
Full write-ups and conditions for all 4 decisions in Pro.
Development Activity (3)
Rear deck replacement at 678 Vermont Street
Residential
Kitchen in-kind renovation at 2198 Jackson Street
Residential
Six-foot solid front fence at 20 Burnside Avenue
Residential
Market Signals (3)
Sentiment
Multiple commissioners emphasized keeping young families and first-time buyers in…
Commercial Demand
Strong demand for equitable vending space near Oracle Park during…
Infrastructure
Recent zoning code changes (sections 188.1 and related) now allow…
Agenda results
Each land-use item on the agenda, with its recorded voteWho spoke
19 distinct speakers; 16 identified names.
All speaker roles: 1 Clerk, 5 Applicant, 3 Board Member, 1 Chair, 3 Staff, 3 Applicant Rep, 1 Witness, 2 Public.
Identified name roles: 1 Clerk, 3 Board Member, 1 Chair, 4 Applicant, 3 Staff, 3 Applicant Rep, 1 Witness.
Speaker sample: Yann O'Connor, Applicant.
15 more identified names in Pro: 1 Clerk, 3 Board Member, 1 Chair, 3 Applicant, 3 Staff, 3 Applicant Rep, 1 Witness.
Full speaker roster in Pro
Meeting audio
Listen to the recording and select a timestamp with Pro.
Audio in Pro
Zoning terms (9)
228 recorded timestamps
- zoning (34 timestamps)
- commercial (2 timestamps)
- public hearing (3 timestamps)
- variance (64 timestamps)
- setback (73 timestamps)
- denied (12 timestamps)
Decision moments (4)
Ask this meeting anything
The transcript is ready. Ask questions with answers cited to this meeting in Pro.
Meeting Q&A in Pro
Questions you can ask
- What conditions were attached to the decisions?
- What were the recorded votes?
- Who spoke, and what did they discuss?
Go deeper on this meeting
4 recorded decisions, 14 conditions across 4 decisions. Available full write-ups are included with Pro for San Francisco.
Full write-up and conditions in Pro
Follow San Francisco
Get the agenda when a meeting is posted, plus decision and analysis alerts.
We'll email you a 6-digit code, no password.
or