2214-2218 Irving St, San Francisco, CA 94122

The property at 2214-2218 Irving Street is a two-story, mixed-use building constructed in 1921, containing three residential units and ground-floor commercial space, currently owned by 149 Morris LLC. The building has undergone significant recent changes, most notably the conversion of the commercial space into "Luxe Paw Grooming" between March and May 2024, which included the installation of pet shower tubs, new anti-slip flooring, and bathroom updates along with associated plumbing, electrical, and signage work. The property received a new roof in March 2024 representing a substantial investment.

The commercial space has a varied history, previously functioning as a specialty market with kitchen facilities in 2015, and there were prior attempts to establish different business uses, including a Chinese herbalist store in 2006 and unauthorized restaurant operations in 2019-2020. The building's maintenance and compliance history shows regular upkeep, including a kitchen fire suppression system installation in 2015, though there have been some enforcement actions related to unauthorized business operations in the past. Recent municipal service calls primarily involve street cleaning issues, with multiple reports of garbage and debris between 2023 and 2024, though most have been promptly resolved.

Two graffiti incidents were reported in 2023-2024, one of which is currently open as of December 2024. A fire complaint from May 2021 was investigated and determined to have no merit. The property appears to be currently operating within its permitted use as a pet grooming service, with all recent modifications properly permitted and completed according to available records.