122 Kingston St, San Francisco, CA 94110

The property at 122 Kingston Street is a two-story, six-unit multi-family residential building with commercial space, owned by LS Ventures LLC. Built in 1900, the building has a complicated history involving numerous permits, violations, and ongoing compliance issues. Most notably, there is an active complaint from 2015 regarding an allegedly illegal third dwelling unit in commercial space, with multiple serious violation citations including unauthorized unit conversion, unapproved wiring and plumbing, inadequate fire safety features, and improper exits. The building underwent several significant improvements and modifications between 2019-2024, including seismic upgrades, fire sprinkler installation, and accessibility improvements, with recent plumbing work completed in 2024 including replacement of plumbing fixtures and systems.

A series of 311 calls in 2024 document various issues including garbage concerns, a sewage backup, and a pavement defect near the property. The property has undergone various renovation attempts and compliance measures over the years, including work to address accessibility requirements and seismic safety. Multiple permits from 2020-2023 show ongoing efforts to bring the building up to code, including fire safety improvements and structural revisions. The building's history includes several complaints about unauthorized units and safety concerns, particularly regarding the commercial space on Mission Street, though many historical complaints are no longer active.

Recent work in 2024 has focused on plumbing and infrastructure improvements, suggesting continued investment in building maintenance and systems. The property's commercial ground floor space has been a particular focus of regulatory attention, with multiple permits and planning records indicating attempts to address past violations related to its use and modifications. There have been various plumbing and electrical work attempts in 2021 that were later cancelled or expired, though recent permits show more successful completions of infrastructure work. The building's recent permit activity (2023-2024) indicates continued efforts to address accessibility requirements and building code compliance, though some historical violations and complaints remain unresolved.