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Certificate of Appropriateness Case Report Consent Calendar HEARING DATE: JULY 6, 2011

 Filing Date:  May 11, 2011 Case No.:  2011.0485A Project Address:  560 PACIFIC AVENUE Historic Landmark:  Jackson Square Historic District Zoning:  C‐2 (Community Business) District   65‐A Height and Bulk District Block/Lot:  0163/008A Applicant:  Daniel Frattin   Reuben & Junius, LLP   One Bush Street, Suite 600   San Francisco, CA  94104 Staff Contact  Pilar LaValley ‐ (415) 575‐9084   pilar.lavalley@sfgov.org Reviewed By   Tim Frye – (415) 575‐6822   tim.frye@sfgov.org  

PROPERTY DESCRIPTION 560 PACIFIC STREET, north side between Kearny and Montgomery Streets, Assessor’s Block 0163, Lot 008A.   The  subject property,  constructed  in  1910  and  substantially  altered  in  1965,  is designated  as  a “contributory/compatible”1  resource  to  the  Jackson Square Historic District and  is  located within a C‐2 (Community Business) District with a 65‐A Height and Bulk limit.   

The subject building, which underwent a major alteration  in 1965,  is a two‐story, masonry, commercial building with a bow truss roof behind parapet.  There are three storefronts at the ground floor and three groupings  of  narrow, wood  sash,  fixed windows with  tinted  glass  and  square  casements  below  and alternating arched and  rectangular  steel  transoms at  the  second  floor.   The  first and  second  floors are delineated by a horizontal band of Cor‐Ten steel that extends to each end of the façade where Cor‐Ten plates extend along the building corners.  The façade terminates with a Cor‐Ten balustrade.    PROJECT DESCRIPTION The proposed project  involves façade alterations  including enlargement of window openings at second floor  and  installation  of  new  double‐hung,  wood‐sash  windows;  reducing  height  of  façade  by approximately  two  feet;  removing  existing  steel  balustrade  and  installing  a  projecting,  painted metal 

                                                           1  In  the  Jackson Square Historic District designation report, buildings were placed  into one of  three categories with respect  to  its 

basic architectural  character and  its  relationship  to  the entire area:   Compatible; Potentially Compatible; and  Incompatible.   The 

principle  factors  considered  in  this analysis were architectural:   materials, details,  scale, proportion, color,  façade  treatment, and 

fenestration. 

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Case Number 2011.0485A560 Pacific Street

cornice;  repair  of  existing  façade  brick;  reconfiguration  of  center  storefront  at  ground  floor;  and  new address signage.  Proposed work is described in architectural plans prepared by Studio TMT, dated June 2, 2011.  A memorandum, dated May 11, 2011, prepared by Page & Turnbull provides an assessment of the project for conformance with the Secretary of the Interior’s Standards for Rehabilitation.  OTHER ACTIONS REQUIRED Proposed work requires a Building Permit.    COMPLIANCE WITH THE PLANNING CODE PROVISIONS The proposed project is in compliance with all other provisions of the Planning Code.     APPLICABLE PRESERVATION STANDARDS ARTICLE 10 A Certificate of Appropriateness is required for any construction, alteration, removal, or demolition of a designated Landmark  for which a City permit  is required.  In appraising a proposal  for a Certificate of Appropriateness, the Historic Preservation Commission should consider the factors of architectural style, design, arrangement, texture, materials, color, and other pertinent factors. Section 1006.7 of the Planning Code provides in relevant part as follows:  

The proposed work shall be appropriate for and consistent with the effectuation of the purposes of Article 10.  The  proposed work  shall  be  compatible with  the  historic  structure  in  terms  of  design, materials, form, scale, and location. The proposed project will not detract from the site’s architectural character as  described  in  the  designating  ordinance.  For  all  of  the  exterior  and  interior  work  proposed, reasonable efforts have been made to preserve, enhance or restore, and not to damage or destroy, the exterior architectural features of the subject property which contribute to its significance. 

 ARTICLE 10 – Appendix B – The Jackson Square Historic District  In reviewing an application  for a Certificate of Appropriateness,  the Historic Preservation Commission must consider whether the proposed work would be compatible with the character of the Jackson Square Historic District as described in Appendix B of Article 10 of the Planning Code and the character‐defining features specifically outlined in the designating ordinance.  In pertinent part, Appendix B states:  

 

Fenestration.   Glazing  is deeply  recessed, producing  a  strong  interplay  between  light  and  shade. Protruding window frames are common. 

Windows  are  narrow  and  vertical  in  emphasis,  rhythmically  spaced,  and match  the  bay  spacing below and the shape and proportion of windows in nearby buildings. Door openings are frequently narrow and high. 

At the upper floors, the proportion of windows to solid wall is typically less than 50 percent. 

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Materials.   Standard brick masonry  is pre‐dominant, at  times  exposed and at  times painted, with thick bearing walls. Some buildings are stuccoed over the brick and some are concrete. The sides of buildings are frequently of brick and form a significant part of the view from the street where they are higher than adjacent buildings. Cast iron is often used in details and decorative features, notably in pilasters. Iron shutters are also found.  Red brick is typical. Earth tones pre‐dominate, with painted brick, where it occurs, typically in muted but not timid tones. Reds, browns, yellows, greens, grays, and blues are found. 

Details.  Arches are common at ground floor, and frequently upper floors. 

Upper terminal cornices as well as lower cornices are typical, often heavy and projecting. 

Classical features predominate, including pediments, columns or pilasters, and parapets. 

Frequent exposed anchor plates are visible, holding in place the tie rods used to prevent the bearing walls from bulging. 

 THE SECRETARY OF THE INTERIOR’S STANDARDS Rehabilitation  is  the act or process of making possible a compatible use  for a property  through repair, alterations, and additions while preserving those portions or features that convey its historical, cultural, or architectural values. The Rehabilitation Standards provide, in relevant part(s):  Standard 1:  A property will be used as it was historically or be given a new use that requires minimal 

change to its distinctive materials, features, spaces, and spatial relationships. 

The property will continue in its commercial use.   

Standard 2:  The  historic  character  of  a  property  shall  be  retained  and  preserved.  The  removal  of historic materials or alteration of features and spaces that characterize a property shall be avoided. 

The property is a “contributory/compatible” building within the Jackson Square Historic District.  Its current façade, however, dates from 1965 – outside the period of significance for the district – and  does  not  appear  to  be  individually  significant.    The  building’s  current  design  exhibits materials and compositions of spaces and  features  that are compatible with  the historic district, including simple massing;  flat‐tripartite brick  façade; color palette; and deeply recessed, narrow windows with  alternating  arched  and  rectangular heads.   The proposed project will  alter  these features in a manner that is compatible with the character of the building and historic district.   

 Standard 3:  Each property will be recognized as a physical record of its time, place, and use. Changes 

that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 

  The new windows and cornice will be clearly differentiated so as to avoid creating a false sense of history  while  being  compatible  with  the  character  of  the  historic  district.  The  window configuration and style of the cornice are simple interpretations of similar features found within the historic district. 

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Standard 4:  Changes to a property that have acquired historic significance in their own right will be retained and preserved. 

  The existing  façade was constructed  in 1965 – outside  the period of significance  for the historic district, and less than 50 years ago – and although the façade is compatible with the surrounding district, it has not acquired significance in its own right.   

 Standard 6:  Deteriorated historic features will be repaired rather than replaced. Where the severity of 

deterioration requires replacement of a distinctive feature, the new feature will match the old  in  design,  color,  texture,  and, where  possible, materials.  Replacement  of missing features will be substantiated by documentary and physical evidence. 

  Where necessary, existing brick veneer at façade will be repaired.  Existing ground floor storefront will be repainted and relocated to align with the street within the center storefront bay. 

Standard 9:  New additions, exterior alterations, or related new construction will not destroy historic materials,  features,  and  spatial  relationships  that  characterize  the  property.  The  new work  will  be  differentiated  from  the  old  and  will  be  compatible  with  the  historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 

The  proposed  work  is  not  anticipated  to  destroy  historic  materials,  features,  or  spatial relationships  that characterize  the property.   The existing building  is a contributing/compatible structure  to  the District, however,  the 1965  façade dates  from outside  the period of significance and is not historically significant individually.  The new windows and projecting cornice will be clearly  differentiated  but  compatible  in materials,  finishes,  size,  scale,  and  proportion with  the existing building and surrounding district.   

PUBLIC/NEIGHBORHOOD INPUT The Department has received no public input on the project at the date of this report.  ISSUES & OTHER CONSIDERATIONS

The subject property was constructed  in 1910 but  the  façade dates  from 1965 when  the  former supper club and saloon and dance hall was renovated into an office building.2  These alterations were designed by  architect,  Beverly  Willis,  FAIA,  award‐winning  founder  and  principle  of  Beverly  Willis  and Associates.   

Born  in  1928, Willis  studied  engineering  at Oregon  State University  and  art  at  the  San  Francisco Art Institute  before moving  to Hawai’i  and  graduating with  a degree  in  fine  arts  from  the University  of Hawai’i  in  1954.3    Upon  graduation, Willis  formed  the Willis  Atelier  to  continue mural  and  fresco 

                                                           2 Beverly Willis, “A San Francisco Story,” Beverly Willis, web site accessed June 22, 2011 from:  http://beverlywillis.com/index.lasso.   3 Beverly Willis, “Timeline, Summary Beverly Willis Activities 1954‐2000,” Beverly Willis, web site accessed June 22, 2011 from:  http://beverlywillis.com/index.lasso.  Virginia Heritage, “A Guide to the Beverly Willis Architectural Papers, 1954‐1998: Biographical/Historical Information,” Virginia Heritage: Guides to Manuscripts & Archival Collections in Virginia, web site accessed June 

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painting begun during  college while also undertaking  interior design projects.   Willis  returned  to San Francisco in 1960 to open a firm that designed furniture and interiors for offices, created mixed‐media art for  clients  that  included United Airlines,  and  re‐worked  supermarket  displays.4    By  1966, Willis  had gravitated to architectural design with formation of the design firm of Beverly Willis and Associates, and receipt of an architectural license.  Early projects of the firm were adaptive use of existing buildings that included the subject property as well as conversion of three Victorian buildings into a retail complex on Union  Street.    In  the  1970s,  the  firm  developed  one  of  the  first  computer  software  programs  for architectural use with  the design of CARLA  (Computer Computerized Approach  to Residential Land Analysis).  Notable projects in San Francisco include Yerba Buena Gardens redevelopment project (1980), San Francisco Ballet Association Building  (455 Franklin Street,  1984), Nob Hill Court  (930 Pine Street, 1971), and the Margaret Hayward Playground Building (Laguna and Golden Gate Streets, 1978).  Willis relocated her architectural practice to New York City in 1991.  In addition to her design work, Willis is a founding member  of  the Architectural Research  Institute,  Inc.  (1994),  the Beverly Willis Architectural Foundation (2002), and is a founding trustee of the National Building Museum.   

Beverly Willis, now  retired  from  architectural practice, had  a prolific  and  successful  architectural  and design career  in San Francisco and New York.   She also made noteworthy contributions  to  the  field of architecture with  early work  developing  computer  software. While  it  appears  likely  that Willis will eventually  be  considered  a  notable  architect,  there  has  been  no  scholarly  work  done  to  date  to substantiate this opinion.   It appears that insufficient time has passed for a scholarly perspective on the work of Willis and the firm of Beverly Willis and Associates.  Therefore, at this time, the subject building, and  particularly  the  1965  façade,  which  is  less  than  50  years  of  age,  does  not  appear  historically significant.  As such, the proposed project has been assessed as an alteration of a contemporary building and the proposed work evaluated for its compatibility with the surrounding historic district.  STAFF ANAYLSIS Based on the requirements of Article 10 and the Secretary of Interior’s Standards, staff has determined that the proposed work will not adversely affect the surrounding Jackson Square Historic District.    Staff  finds  that  the proposed work will not destroy historic materials,  features, or spatial  relationships that  characterize  the  property.    The  existing  building  is  a  contributing/compatible  structure  to  the District, however,  the 1965  façade dates  from outside  the period of  significance and  is not historically significant  individually.    The  façade  was  deemed  compatible  as  it  contains  elements  such  as  brick masonry,  color palette,  expansive glazed  storefronts, deep window  reveals,  and parapet  that  relate  to character‐defining features of the district.   Although the proposed work will alter several of the primary façade features of the building, the new elements shall be consistent with the character‐defining features of district  such  that  the  building will maintain  the  “contributing/compatible”  classification.   The new windows and projecting cornice will be clearly differentiated but compatible in materials, finishes, size, scale,  and  proportion with  the  existing  building  and  surrounding  district.  In  conformance with  the identified features of the district, new wood windows will be deeply recessed and will have headers and 

                                                                                                                                                                                           22, 2011 from:   http://ead.lib.virginia.edu/vivaead/published/vt/viblbv00072.xml.frame.  Much of the information in the biography was culled from the biography written for Beverly Willis by Nicolai Ouroussoff and included in Invisible Images: The Silent Language of Architecture, published in 1997 by the National Building Museum, Washington, DC. 

4 Ibid. 

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sills,  the  reconfigured  storefront will maintain  openness  and orientation  to pedestrians,  existing brick veneer will be  retained and  repaired, and a new projecting  cornice  consistent  in  size and profile with surrounding buildings will be installed.  Furthermore, staff finds that the essential form and integrity of the historic district will be unimpaired by the proposed project.    ENVIRONMENTAL REVIEW STATUS The  Planning  Department  has  determined  that  the  proposed  project  is  exempt/excluded  from environmental  review,  pursuant  to  CEQA  Guideline  Section  15301  (Class  One‐Minor  Alteration  of Existing facility) because the project is a minor alteration of an existing structure and meets the Secretary of the Interior’s Standards for Rehabilitation.     PLANNING DEPARTMENT RECOMMENDATION Planning Department staff  recommends APPROVAL of  the proposed project as  it appears  to meet  the Secretary of the Interior Standards for Rehabilitation.  ATTACHMENTS Draft Motion  Parcel Map Sanborn Map Photographs Historical Resource Review Form Page & Turnbull memorandum (May 11, 2011) Plans    PL: G:\DOCUMENTS\560 Pacific Ave\Certificate of Appropriateness Case Report.doc

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Historic Preservation Commission Draft Motion HEARING DATE: JULY 6, 2011

 Hearing Date:  July 6, 2011 Filing Date:  May 11, 2011 Case No.:  2011.0485A Project Address:  560 PACIFIC AVENUE Historic Landmark:  Jackson Square Historic District Zoning:  C‐2 (Community Business) District   65‐A Height and Bulk District Block/Lot:  0163/008A Applicant:  Daniel Frattin   Reuben & Junius, LLP   One Bush Street, Suite 600   San Francisco, CA  94104 Staff Contact  Pilar LaValley ‐ (415) 575‐9084   pilar.lavalley@sfgov.org Reviewed By   Tim Frye – (415) 575‐6822   tim.frye@sfgov.org 

 ADOPTING FINDINGS FOR A CERTIFICATE OF APPROPRIATENESS FOR PROPOSED WORK DETERMINED  TO  BE  APPROPRIATE  FOR  AND  CONSISTENT  WITH  THE  PURPOSES  OF ARTICLE 10, TO MEET THE STANDARDS OF ARTICLE 10 AND TO MEET THE SECRETARY OF INTERIOR’S  STANDARDS  FOR REHABILITATION,  FOR  THE  PROPERTY  LOCATED ON  LOT 008A  IN  ASSESSOR’S  BLOCK  0163,  WITHIN  AN  C‐2  (COMMUNITY  BUSINESS)  ZONING DISTRICT, A  65‐A HEIGHT AND  BULK DISTRICT, AND THE  JACKSON  SQUARE HISTORIC DISTRICT.  PREAMBLE WHEREAS, on May 11, 2011, Daniel Frattin of Reuben & Junius on behalf of the property owner (“Project Sponsor”)  filed  an  application  with  the  San  Francisco  Planning  Department  (“Department”)  for  a Certificate of Appropriateness to alter the building façade, including enlargement of window openings at second  floor  and  installation of new double‐hung, wood‐sash windows,  reducing height of  façade by approximately  two  feet,  removing  existing  steel  balustrade  and  installing  a  projecting,  painted metal cornice,  repair  of  existing  façade  brick,  reconfiguration  of  center  storefront  at  ground  floor,  and  new address signage, at the subject building located on Lot 008A in Assessor’s Block 0163 within the Jackson Square Historic District.   WHEREAS,  the  Project  was  determined  by  the  Department  to  be  categorically  exempt  from environmental  review.  The  Historic  Preservation  Commission  (“Commission”)  has  reviewed  and concurs with said determination.  

Motion No. XXXX CASE NO 2011.0485A Hearing Date: July 6, 2011 560-564 Pacific Avenue

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WHEREAS, on  July  6,  2011,  the Commission  conducted  a duly noticed public hearing on  the  current project, Case No. 2011.0485A (“Project”) for its appropriateness.  WHEREAS,  in  reviewing  the  Application,  the  Commission  has  had  available  for  its  review  and consideration  case  reports,  plans,  and  other  materials  pertaining  to  the  Project  contained  in  the Departmentʹs case files, has reviewed and heard testimony and received materials from interested parties during the public hearing on the Project.  MOVED, that the Commission hereby grants the Certificate of Appropriateness, in conformance with the architectural plans dated June 2, 2011 and labeled Exhibit A on file in the docket for Case No. 2011.0485A based on the following findings:  FINDINGS Having reviewed all the materials  identified  in the recitals above and having heard oral testimony and arguments, this Commission finds, concludes, and determines as follows:  

1. The above recitals are accurate and also constitute findings of the Commission.  2. Findings pursuant to Article 10: 

 The Historical Preservation Commission has determined  that  the proposed work  is compatible with the character of the Jackson Square Historic District as described in the designation report dated June, 1971. 

  That the proposal is compatible with, and respects, the character‐defining features within 

the Jackson Square Historic District; and  The  proposed  project  meets  the  following  Secretary  of  the  Interior’s  Standards  for Rehabilitation: 

 Standard 1. A  property  shall  be  used  for  its  historic  purpose  or  be  placed  in  a  new  use  that  requires minimal change to the defining characteristics of the building and its site and environment.   Standard 2. The historic character of a property shall be retained and preserved.  The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.  Standard 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false  sense  of  historical  development,  such  as  adding  conjectural  features  or  elements  from  other historic properties, will not be undertaken.  Standard 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 

Motion No. XXXX CASE NO 2011.0485A Hearing Date: July 6, 2011 560-564 Pacific Avenue

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 Standard 6.  Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires  replacement  of  a  distinctive  feature,  the  new  feature will match  the  old  in  design,  color, texture,  and,  where  possible, materials.  Replacement  of missing  features  will  be  substantiated  by documentary and physical evidence.  Standard 9.  New  additions,  exterior  alterations,  or  related new  construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 

 3. General  Plan  Compliance.    The  proposed  Certificate  of  Appropriateness  is,  on  balance, 

consistent with the following Objectives and Policies of the General Plan:  

I.  URBAN DESIGN ELEMENT THE URBAN DESIGN ELEMENT CONCERNS THE PHYSICAL CHARACTER AND ORDER OF THE CITY, AND THE RELATIONSHIP BETWEEN PEOPLE AND THEIR ENVIRONMENT.  GOALS The Urban Design Element  is concerned both with development and with preservation. It  is a concerted effort  to  recognize  the  positive  attributes  of  the  city,  to  enhance  and  conserve  those  attributes,  and  to improve  the  living  environment where  it  is  less  than  satisfactory. The Plan  is a definition of quality, a definition based upon human needs.  OBJECTIVE 1  EMPHASIS OF THE CHARACTERISTIC PATTERN WHICH GIVES TO THE CITY AND ITS NEIGHBORHOODS AN IMAGE, A SENSE OF PURPOSE, AND A MEANS OF ORIENTATION.  POLICY 1.3 Recognize that buildings, when seen together, produce a total effect that characterizes the city and its districts.  OBJECTIVE 2 CONSERVATION OF RESOURCES WHICH PROVIDE A SENSE OF NATURE, CONTINUITY WITH THE PAST, AND FREEDOM FROM OVERCROWDING.  POLICY 2.4 Preserve notable landmarks and areas of historic, architectural or aesthetic value, and promote the preservation of other buildings and features that provide continuity with past development.  POLICY 2.5 Use care in remodeling of older buildings, in order to enhance rather than weaken the original character of such buildings. 

Motion No. XXXX CASE NO 2011.0485A Hearing Date: July 6, 2011 560-564 Pacific Avenue

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 POLICY 2.7 Recognize and protect outstanding and unique areas that contribute in an extraordinary degree to San Franciscoʹs visual form and character.  The goal of a Certificate of Appropriateness  is  to provide additional oversight  for buildings and districts that  are  architecturally  or  culturally  significant  to  the  City  in  order  to  protect  the  qualities  that  are associated with that significance.     The proposed project qualifies for a Certificate of Appropriateness and therefore furthers these policies and objectives  by maintaining  and preserving  the  character‐defining  features  of  the  Jackson Square Historic District for the future enjoyment and education of San Francisco residents and visitors.    

4. The proposed project is generally consistent with the eight General Plan priority policies set forth in Section 101.1 in that:  A) The  existing neighborhood‐serving  retail uses will be preserved  and  enhanced  and  future 

opportunities  for  resident  employment  in  and  ownership  of  such  businesses  will  be enhanced: 

 The proposed project  is  for  façade alterations  to a commercial office property and will not have any impact on neighborhood serving retail uses. 

 B) The existing housing and neighborhood character will be conserved and protected  in order 

to preserve the cultural and economic diversity of our neighborhoods:  

The  proposed  project  will  strengthen  neighborhood  character  by  respecting  the  character‐defining features of the historic district in conformance with the Secretary of the Interior’s Standards.  

 C) The City’s supply of affordable housing will be preserved and enhanced:  

The project will not reduce the affordable housing supply as the existing ten units at the property are uninhabitable. 

 D) The  commuter  traffic will  not  impede MUNI  transit  service  or  overburden  our  streets  or 

neighborhood parking:  

The  proposed  project  will  not  result  in  commuter  traffic  impeding  MUNI  transit  service  or overburdening the streets or neighborhood parking. It will provide sufficient off‐street parking for the proposed units. 

 E) A diverse economic base will be maintained by protecting our industrial and service sectors 

from  displacement  due  to  commercial  office  development.  And  future  opportunities  for resident employment and ownership in these sectors will be enhanced: 

 

Motion No. XXXX CASE NO 2011.0485A Hearing Date: July 6, 2011 560-564 Pacific Avenue

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The proposed will not have any impact on industrial and service sector jobs.  F) The City will achieve the greatest possible preparedness to protect against injury and loss of 

life in an earthquake:  

Preparedness against  injury and  loss of  life  in an earthquake  is  improved by the proposed work. The work will eliminate unsafe conditions at the site and all construction will be executed  in compliance with all applicable construction and safety measures. 

 G) That landmark and historic buildings will be preserved:  

The proposed project is in conformance with Article 10 of the Planning Code and the Secretary of the Interior’s Standards for Rehabilitation.   

 H) Parks  and  open  space  and  their  access  to  sunlight  and  vistas  will  be  protected  from 

development:  The proposed project will not impact the access to sunlight or vistas for the parks and open space. 

 5. For  these  reasons,  the proposal overall,  is appropriate  for and consistent with  the purposes of 

Article  10,  meets  the  standards  of  Article  10,  and  the  Secretary  of  Interior’s  Standards  for Rehabilitation, General Plan and Prop M findings of the Planning Code. 

 

Motion No. XXXX CASE NO 2011.0485A Hearing Date: July 6, 2011 560-564 Pacific Avenue

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 DECISION

That based upon  the Record,  the  submissions by  the Applicant,  the  staff of  the Department and other interested parties, the oral testimony presented to this Commission at the public hearings, and all other written  materials  submitted  by  all  parties,  the  Commission  hereby  GRANTS  a  Certificate  of Appropriateness  for  the property  located  at Lot  008A  in Assessor’s Block  0163  for proposed work  in conformance with the architectural plans dated June 2, 2011 and labeled Exhibit A on file in the docket for Case No. 2011.0485A.   APPEAL  AND  EFFECTIVE DATE OF MOTION:    The  Commissionʹs  decision  on  a  Certificate  of Appropriateness shall be final unless appealed within thirty (30) days.  Any appeal shall be made to the  Board  of  Appeals,  unless  the  proposed  project  requires  Board  of  Supervisors  approval  or  is appealed to the Board of Supervisors as a conditional use, in which case any appeal shall be made to the Board of Supervisors (see Charter Section 4.135).  Duration of this Certificate of Appropriateness:  This Certificate of Appropriateness is issued pursuant to Article 10 of the Planning Code and  is valid for a period of three (3) years from the effective date of approval by the Historic Preservation Commission.  The authorization and right vested by virtue of this action shall be deemed void and canceled  if, within 3 years of  the date of  this Motion, a site permit or building permit for the Project has not been secured by Project Sponsor.   THIS IS NOT A PERMIT TO COMMENCE ANY WORK OR CHANGE OF OCCUPANCY UNLESS NO  BUILDING  PERMIT  IS  REQUIRED.    PERMITS  FROM  THE DEPARTMENT OF  BUILDING INSPECTION  (and  any  other  appropriate  agencies)  MUST  BE  SECURED  BEFORE  WORK  IS STARTED OR OCCUPANCY IS CHANGED.  I hereby certify that the Historical Preservation Commission ADOPTED the foregoing Motion on July 6, 2011.  Linda D. Avery Commission Secretary    AYES:   X  NAYS:    X  ABSENT:  X  ADOPTED:  July 6, 2011  

Parcel Map

Certificate of Appropriateness HearingCase Number 2011.0485A560‐564 Pacific Street

SUBJECT PROPERTY

*The Sanborn Maps in San Francisco have not been updated since 1998, and this map may not accurately reflect existing conditions.

Sanborn Map*

SUBJECT PROPERTY

Certificate of Appropriateness HearingCase Number 2011.0485A560‐564 Pacific Street

Aerial Photo

SUBJECT PROPERTY

Certificate of Appropriateness HearingCase Number 2011.0485A560‐564 Pacific Street

Historic Photo (1970)

SUBJECT PROPERTY

Certificate of Appropriateness HearingCase Number 2011.0485A560‐564 Pacific Street

SAN FRANCISCO PLANNING DEPARTMENT

Historical Resource Review Form

Address of Project: --=-S_(;,_:_:;_o_-~G(~~!::.-f-1----L/).-L./1---"U~n'----'---"'~==--~A~~_!.:'£=-------­cross Streets: /('eN,., T. dM-4 CaseNo. h2t(. Off'G"A

/J1(JY]f;/PW] ry Block/Lot: _a---#-~---""~--~'+-~--=-a'.____...tf';....LA...L_ Permit No. _______________ _

STEP 1: EXEMPTION CLASS

If neither class applies, an Environmental Exemption Application is required.

~ Class 1 - Existing Facilities: Operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of this determination.

D Class 3 - New Construction or Conversion of Small Structures: Construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure.

STEP 2: HISTORICAL RESOURCE STATUS (Refer to Preservation Bulletin 16.)

lQ Category A: Known Historical Resource

D Category B: Potential Historical Resource

Proceed to Step 3. Preservation Technical Specialist Review

Proceed to Step 3.

Proceed to Step 4. D Category C: Not a Historical Resource No Further Historical Resource Review Required.

STEP 3: APPROVED WORK CHECKLIST Per plans dated: ----'-. (/1-'--JI-/--"'2"'"-11-L-lfl(--

$] Project falls within the scope of work described below. Proceed to Step 4. No Further Historical Resource Review Reouired.

D Project does not fall within the scope of work described below. Proceed to Step 4. Further

Historical Resource Review Required.

0 If 4 or more boxes are initialed, Preservation Technical Specialist review is required.

Planner's Work Description Initials .,. 1. Interior alterations. Publicly-accessibly spaces (i.e. lobby, auditorium, or sanctuary)

require Preservation Technical Specialist review.

2. Regular maintenance or restorative work that is based upon documentation of the building's historic appearance (i.e., photographs, physical evidence, historic drawings or documents, or matching buildings).

3. In-kind window replacement at visible facades. (The size, configuration, operation, material, and exterior profiles of the historic windows must be matched.)

SAN FRANCISCO . PLANNING DEPARTMENT

1650 Mission St. Suite 400 San Francisco. CA 94103-2479

Reception: 415.558.6378

Fax: 415.558.6409

Planning Information: 415.558.6377

4. Window replacement or installation of new openings at non-visible facades.

5. Construction of deck or terrace that is not visible from any immediately adjacent public right-of-way.

6. Installation of mechanical equipment at the roof which is not visible from any immediately adjacer~{public right~o£-way. · · · ·

7: ' Installation of dormers that ~eet tpe requirements for exemption. from public · notification under Zonin~ AdJflinistrator Bulletin: Dormer Windqrbs; No. 96.2. 8. Installation of garage opening that meets the requirementi ofthe Guidelines for

Adding Garages and Curb Cuts 9. Horizontal addition that is not visible from the adjacent public right-of-way for 150'

in each direction; does not extend vertically beyond the floor level of the top story of the structure; and does not have a footprint that is more than 50% larger than that of the original building.

10. Vertical addition that is not visible from the adjacent public right-of-way for 150' in each direction; is only a single story in height; and does not cause the removal of architectural significant roofing features such as ornate dormers, towers, or slate shingles.

Preservation Technical Specialist Review Required for work listed below:

tyJ/)(, 11. Window replacement at visible facades that is not in-kind but meets the Secretary of

the Interior Standards for the Treatment of Historic Properties. 12. Sign installation at Category A properties.

13. Fa~ade alterations that do not cause the removal or alteration of any significant mPL- architectural features (i.e. storefront replacement, new openings, or new elements).

14. Raising the building.

15. Horizontal or vertical additions, including mechanical equipment, that are minimally visible from a public right-of-way and that meet the Secretary of the Interior Standards for the Treatment of Historic Properties.

16. Misc.

STEP 4: RECOMMENDATION

~ No Further Historical Resource Review Required.

0 Further Historical Resource Review Required: File Environmental Exemption Application.

Notes: __________________________________________ ~---------------------------------

Signature: ~----------------------~-------------------------------­

PreservationTechnical Specialist Name: }'r?.

Signature: (}nA . ~ t. 4 (/'4;(_;(.,~ . i

Date: ~ /z 9/u .. Save to [1:\Building Permit Applications or !:\Cases].

If "Category A," save to [I:\MEA \Historical Resources\Category A Admin Catex].

SAN FRANCISCO 2 PLANNING DEPARTMENT

DATE

TO

OF

cc

MEMORANDUM

May 11,2011

Daniel Frattin

Reuben & Junius, LLP One Bush Street, Suite 600 San Francisco, CA 94104

Jay Turnbull, Page & Turnbull

PROJECT NO.

PROJECT NAME

FROM

VJA

11083

560-564 Pacific Avenue

Rebecca Fogel and

Johanna Kahn

E-mail

REGARDJNG CERTJFJCATE OF APPROPRJATENESS FOR 560-564 PACJFJC A VENUE

This memorandum was prepared by Page & Turnbull at the request of Reuben & Junius, LLP, as a supplement to Page 9 (Findings of Compliance with Preservation Standards) of the application for a Certificate of Appropriateness (CofA) for proposed alterations to the building at 560-564 Pacific Avenue (APN 0163/008A) in San Francisco's Jackson Square Historic District. The current Postmodern fa<;:ade of this commercial building was designed by architect Beverly Willis in 1965 as a renovation of an earlier structure.1 The drawings for this renovation (dated May 1965) are on fJ.le at the Department of Building Inspection, and are included as an attachment to this application. This memorandum evaluates the proposed alterations to the building according to the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (Standards).

Page & Turnbull prepared this memorandum using research collected at various local repositories, including San Francisco Department of Building Inspection, San Francisco Public Library,-San Francisco Public Library Historical Photograph Collection, Online Archive of California, and various online resources.

BRIEF ARCHITECTURAL DESCRIPTION

560-564 Pacific Avenue is located on the north side of Pacific Avenue between Kearny and Montgomery streets. The rectangular lot measures approximately 48' x 137'-6". The building was originally built in 1910. Prior to the construction of the present fa<;:ade in 1965, 560-564 Pacific Avenue was a two-story, masonry supper club with a rear stage for performances, and before that, it was a saloon and dance hall.2 The building rests on a stepped concrete foundation.

The primary (south) fa<;:ade is clad in brick with a common running bond and colored mortar to match. The building is contained by three pre-existing brick walls on the west, north, and east sides. The first floor features three storefronts with different configurations: the left storefront features a door on the left side, the central storefront features a door in the center, and the right storefront features a door on the right. Fenestration on the second floor is composed of narrow, wood-sash, fixed windows with tinted glass and square casements below, and featuring alternating arched and rectangular steel transoms. Between the first and second

1 Beverly Willis, "560 Pacific Avenue: Project Description," Bever!J Willis, web site accessed 3 May 2011 from: http:/ /bevedywillis.com/ index.lasso?-token.page=project_description&id=0245. 2 Ibid.

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floors is a horizontal band of Cor-Ten steel approximately two feet high, and the outer corners of the fa<_;:ade are faced with Cor-Ten plates. The fa<_;:ade terminates in a Cor-Ten balustrade.

JACKSON SQUARE HISTORIC DISTRICT

560-564 Pacific Avenue is located within the boundaries of the Jackson Square Historic District, which is listed in the National Register of Historic Places, and in Article 10 of the San Francisco Planning Code. As described in Appendix B to Article 10, the Historic District represents the only surviving concentrations of commercial buildings from the 1850s to the early years of the twentieth century. This area, in close proximity to Portsmouth Square where the major segment of the modern City began, was the central business district of these early times. Its waterfront location led to its use for mercantile and financial purposes, consulates, and offices, and many distinguished men had businesses or property in the district.

Buildings in the Jackson Square Historic District are generally less than forty feet in height, with fa<_;:ades continuous at the property line and a regularity of overall form and proportion. Ground-floor treatments are typically open in nature, with storefront openings separated by narrow stripings or pillars of brick or cast iron. Fenestration on the upper floors is narrow and vertical in emphasis, rhythmically spaced, and matches the bay spacing below and the shape and proportion of windows in nearby buildings. Standard brick masonry is the predominant material throughout the Historic District, at times exposed and at times painted, with thick bearing walls. Some buildings are stuccoed over the brick and some are concrete. The sides of buildings are frequendy of brick and form a significant part of the view from the street where they are higher than adjacent buildings. Cast iron is often used in details and decorative features, notably in pilasters.

The color palette of the Historic District is primarily earth tones, with painted brick, where it occurs, typically in muted but not timid tones. Reds, browns, yellows, greens, grays and blues are found throughout. Architectural details are primarily comprised of classical features, including pediments, columns or pilasters, and parapets. Upper terminal cornices as well as lower cornices are typical, often heavy and projecting. 3

560-564 Pacific Avenue's red brick fa<_;:ade dates from 1965 and does not contribute to the district's significance, but it is considered a "compatible" building within the Jackson Square Historic District. The existing fa<_;:ade is compatible with the district in overall proportion and materials, but its second-floor windows do not match the shape and proportion of windows in nearby buildings, and its bright white storefronts are not typical of the district's color palette.

SECRETARY OF THE INTERIOR'S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES

The Secretary of the Interior's Standards for the Treatment if Historic Properties with Guidelines for Preseroing, Rehabilitating, Restoring, and Reconstructing Historic Buildings (Standards) provide guidance

3 "Jackson Square Historic District," San Francisco Municipal Code, Article 10, Appendix B, web site accessed 10 May 2011 from: http:/ / www.amlegal.com/ nxt/ gateway.dll/ California/ planning/ article 1 Opreservationofhistoricalarchite? f=templates$fn=default.htm$3.0$vid=amlegal:sf_planning$anc=JD_Article10,AppendixB.

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for working with historic properties. The Standards are used by Federal agencies and local government bodies across the country (including the San Francisco Historic Preservation Commission) to evaluate proposed rehabilitative work on historic properties. The Standards are a useful analytic tool for understanding and describing the potential impacts of substantial changes to historic resources. The Standards offers four sets of standards to guide the treatment of historic properties: Preservation, Rehabilitation, Restoration, and Reconstruction. The four distinct treatments are defined as follows:

Preservation: The Standards for Preseroation "require retention of the greatest amount of historic fabric, along with the building's historic form, features, and detailing as they have evolved over time."

Rehabilitation: The Standards for Rehabilitation "acknowledge the need to alter or add to a historic building to meet continuing new uses while retaining the building's historic character."

Restoration: The Standards for Restoration "allow for the depiction of a building at a particular time in its history by preserving materials from the period of significance and removing materials from other periods."

Reconstruction: The Standards for Reconstruction "establish a limited framework for re-creating a vanished or non-surviving building with new materials, primarily for interpretive purposes." 4

Typically, one set of standards is chosen for a project based on the project scope. In this case, the proposed project scope includes alterations to meet the evolving use of the building while retaining its character-defining features. T herefore, the Standards for Rehabilitation will be applied.

Standards for Rehabilitation The following analysis applies each of the Standards for Rehabilitation to the proposed project at 560-564 Pacific Avenue. This analysis is based upon design documents provided by Studio TMT dated May 10, 2011 (See Appendix).

Rehabilitation Standard 1: A property will be used as it was historicallY or be given a new use that requires minimal change to its distinctive materials, fiatures, spaces and spatial relationships.

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 1. The proposed project will not change the use of 560-564 Pacific Avenue, which since at least 1965 has been used as a commercial office building.

4 Kay D . Weeks and Anne E. Grimmer, The 5 ecretmy 11[ the Interior's Standards for the T reatment 11[ H zstoric Properties with Guidelines for Preserving, Rehabilitating. Restoring and Reconstructing Histon·c Buildings (Washington, D.C.: U.S. Department of the Interior, 1995), 2.

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Rehabilitation Standard 2:-The historic character of a properry will be retained and preseroed. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize the properry will be avoided.

4

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 2. 560-564 Pacific Avenue is a "compatible building" within the Jackson Square Historic District. However, its current fa<_;:ade dates from 1965 and is not historically significant in its own right. The building's current design exhibits materials and compositions of spaces and features that are compatible with the historic neighborhood, including the simple massing; the flat, tripartite brick fa<_;:ade; the distinctive color palette; and new windows scaled for compatibility with adjacent buildings. Although the project entails lowering the cornice line by 2 feet, the building's relationship to the surrounding district will be preserved. The proposed project will introduce some new materials (namely a simple, painted metal cornice), but most of the existing brick fa<_;:ade will remain intact, and the red and dark gray color palette will be enhanced by repainting the white elements on the first floor. The tripartite arrangement of first floor, second floor, and blank expanse of brick with a crowning decorative element above will also be preserved to ensure that the proposed project is compatible with the historic character of the surrounding district.

Rehabilitation Standard 3: Each properry will be rerognized as a pf?ysical record of its time, place and use. Changes that create a false sense of historical development, such as adding co'?}ectural features or elements from other historical properties, will not be undertaken.

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 3. The alterations will neither create a false sense of history nor add conjectural features to the building. New dual-pane, multi-light, wood-sash windows on the second floor will be distinguished from original single-pane windows found on other historical properties by their size and number. The new painted metal cornice will replace the existing rooftop balustrade and shall be an appropriate contemporary addition distinguishable from the classical cornices seen on some adjacent buildings.

Rehabilitation Standard 4: Changes to a properry that have acquired significance in their own right will be retained and preseroed.

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 4. The existing exterior of 560-564 Pacific Avenue was designed in 1965-less than fifty years ago-and although the design of the fa<_;:ade is compatible with the surrounding district, it has not acquired significance in its own right. The building does not feature recent alterations which have gained significance in their own right.

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Rehabilitation Standard 5: Distinctive materials, features, finishes and construdion techniques or examples of craftsmanship that characterize a proper!)' will be preserved.

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 5. According to Article 10 of the San Francisco Planning Code, the distinctive materials of the Jackson Square Historic District include standard brick masonry, with classical features and details, and regular fenestration patterns. The proposed project will utilize the existing materials, features, and fmishes of 560-564 Pacific Avenue, namely the tumbled red brick fas;ade, expansive first floor storefront fenestration, second floor window height and pattern, and spare geometric ornamentation. The proposed design of 560-564 Pacific Avenue will therefore preserve the materials, features, and fmishes that characterize the surrounding historic district.

5

Rehabilitation Standard 6: Deteriorated historicfeatures will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missingfeatures will be substantiated qy documentary and pf?ysical evidence.

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 6. Although the existing brick fas;ade of 560-564 Pacific Avenue is not historically significant, the brick is compatible with the surrounding district and will be largely retained by the proposed project. The existing brick is in need of repair, and although it is not required because it is not historic, the brick will nonetheless be repaired and re-pointed as needed. If deteriorated historic elements are discovered, a strategy of repair over replacement should be pursued in order to ensure continued compliance with this Standard.

Rehabilitation Standard 7: Chemical or pf?ysical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 7. The proposed project includes the repair and re-pointing of the existing non-historic brick fas;ade as needed. Though not required because the brick fas;ade is not historic, these treatments will be done by hand and without the use of machines in order to ensure continued compliance with this Standard. All other chemical or physical treatments to any existing features shall be undertaken using the gentlest means possible.

Rehabilitation Standard 8: Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measure will be undertaken.

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 8. The proposed project for 560-564 Pacific Avenue does not include excavation work.

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M E MORANDUM 6

Rehabilitation Standard 9: New additions, exterior alterations, or related new amstrudion will not destrqy historic materials, features, and spatial relationships that characterize the properry. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integriry of the proper()' and environment.

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 9. The proposed exterior alterations at 560-564 Pacific Avenue will not destroy the distinctive materials or spatial relationships in the Jackson Square Historic District. On the first floor, all fenestration in the recessed central storefront on the south (primary) fas:ade will be pushed out to the sidewalk and the door removed. This will bring the central window bay in line with existing adjacent windows, and the window frames will be reused where possible. Window and door frames will be painted a dark color that is consistent with the window treatments of adjacent buildings. New dual-pane, multi-light, wood-sash windows at the second floor will occupy existing window openings on the south (primary) fas:ade. These new windows will be wider and fewer in number, but will still align with the ground floor storefront openings. The new windows will be compatible with the materials, sizes, and proportions of windows found throughout the district. New address signage at the west end of the building (brushed steel dimensional letters reading "564 Pacific Avenue") will match the existing address signage at the east end of the building, and will be minimal. The existing rooftop balustrade will be replaced with a simple, painted metal cornice, an ornamental feature found on many fas:ades in the historic district. The proposed project will not destroy any of the district's character­defining features, and the district's integrity will be upheld.

Rehabilitation Standard 10: New additions and ac!Jacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integriry of the historic proper()' and its environment would be unimpaired.

Discussion: As designed, the proposed project is in compliance with Rehabilitation Standard 10. The new construction at the first floor central storefront will slightly increase square footage, but a limited amount of the existing structure would be altered. If tlus new construction was removed in the future, the essential form and integrity of the Jackson Square Historic District and the south (primary) fa<;:ade of 560-564 Pacific Avenue would be unimpaired.

Standards Summary As demonstrated in the preceding analysis, the proposed project complies with the Secretary of the Interior's Standards for Rehabilitation, and would be compatible with the historic character of the surrounding Jackson Square Historic District.

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