A pre-1906 Victorian on 23rd Street in Noe Valley could soon be torn down to make way for a new duplex featuring a four-bedroom primary residence and a one-bedroom apartment. Permits recently filed for the property at 4368 23rd Street outline a roughly 47-foot-tall structure that would bring about 4,500 square feet of housing to a stretch of the block between Douglass Street and Hoffman Avenue.
According to San Francisco YIMBY, the proposal would replace the existing single-family Victorian with two units entirely, swapping the century-old structure for the four-bedroom home and the smaller ground-level apartment. The outlet describes the current building as a two-story, pre-1906 house that carries no landmark status.
The property sits close to the commercial strip along 24th Street, putting any future residents within easy reach of Noe Valley's shops and restaurants. Public records cited by the outlet show the site last changed hands in February for $1.72 million, setting the stage for a project whose construction costs alone are estimated at around $2.4 million — a figure that does not include all development costs.
Design Details Lean Into Modern Finishes
Renderings tied to the filing depict a painted plaster exterior wrapped around floor-to-ceiling windows and wooden entryways. The project calls for 460 square feet set aside for a two-car garage, plus additional space built in for two bicycles, according to the same filing details reported by the outlet.
Mark Thomas Architects is listed as responsible for both the application and the design, the report notes. As with many early-stage proposals making their way through San Francisco's permitting process, the project's backers have not released a timeline for when construction might actually begin.
Another Noe Valley Proposal
Another Noe Valley project was proposed this year. Plans revealed in April for a separate multifamily project at 398 Day Street in Noe Valley similarly proposed doubling residential capacity on that site, according to an earlier San Francisco YIMBY report. Both proposals would add residential units in Noe Valley.
State law has made that kind of conversion easier in some cases. Under California Legislative Information's text of Senate Bill 9, a proposed housing development of no more than two units in a single-family residential zone must be considered ministerially — without discretionary review or a public hearing — if it meets specified requirements. It remains unclear whether those provisions apply to the 4368 23rd Street proposal, and no approval decision, zoning determination, or public-hearing information for the project has been made public.
For now, the filing represents an early step in what could be a lengthy process. No developer, contractor, or financing source has been identified in connection with the project, and whether the Victorian at 4368 23rd Street will ultimately come down remains to be seen.
