APPENDIX B TO ARTICLE 10 - JACKSON SQUARE HISTORIC DISTRICT

SEC. 1. FINDINGS AND PURPOSES.

The Board of Supervisors finds that the area known and described in this ordinance as Jackson Square contains a number of structures having a special character and special historical, architectural and aesthetic interest and value and constitutes a distinct section of the City. The Board of Supervisors further finds that designation of said area as a Historic District will be in furtherance of and in conformance with the purposes of Article 10 of the City Planning Code and the standards set forth therein, and that preservation on an area basis rather than on the basis of individual structures alone is required in order to prevent the needless destruction and impairment of Jackson Square.

This ordinance is intended to further the general purpose of historic preservation legislation as set forth in Section 1001 of the City Planning Code, to promote the health, safety and general welfare of the public through:

(a) The protection, enhancement, perpetuation and use of structures, sites and areas that are reminders of past eras, events and persons important in local, State or national history, or which provide significant examples of architectural styles of the past or are landmarks in the history of architecture, or which are unique and irreplaceable assets to the City and its neighborhoods, or which provide for this and future generations examples of the physical surroundings in which past generations lived;

(b) The development and maintenance of appropriate settings and environment for such structures, and in such sites and areas;

(c) The enhancement of property values, the stabilization of neighborhoods and areas of the City, the increase of economic and financial benefits to the City and its inhabitants, and the promotion of tourist trade and interest;

(d) The preservation and encouragement of a City of varied architectural styles, reflecting the distinct phases of its history: Cultural, social, economic, political and architectural; and

(e) The enrichment of human life in its educational and cultural dimensions in order to serve spiritual as well as material needs, by fostering knowledge of the living heritage of the past.

In addition, this ordinance is intended to maintain the scale and basic character of Jackson Square, through:

(a) Protection and preservation of the basic characteristics and salient architectural details of structures insofar as these characteristics and details are compatible with the Historic District;

(b) Affording the widest possible scope for continuing vitality through private renewal and architectural creativity, within appropriate controls and standards. It is intended to foster a climate in which Jackson Square may continue to exist as a living, changing commercial area and not a static museum;

(c) Encouragement of the development of vacant and incompatibly developed properties in accordance with the character of the area;

(d) Encouragement of maximum use by and convenience to pedestrians. (Added Ord. 221-72, App. 8/9/72)

SEC. 2. DESIGNATION.

Pursuant to Section 1004 of the City Planning Code, Chapter II, Part II of the San Francisco Municipal Code, Jackson Square is hereby designated as a Historic District, this designation having been duly approved by resolution of the City Planning Commission.

(Added Ord. 221-72, App. 8/9/72)

SEC. 3. LOCATION AND BOUNDARIES.

The location and boundaries of the Jackson Square Historic District shall be as designated on the Jackson Square Historic District Map, the original of which is on file with the Clerk of the board of Supervisors under File No. 276-72, which Map is hereby incorporated herein as though fully set forth. (Added Ord. 221-72, App. 8/9/72)

SEC. 4. RELATION TO CITY PLANNING CODE.

(a) Article 10 of the City Planning Code is the basic law governing historic preservation in the City and County of San Francisco. This ordinance, being a specific application of Article 10, is both subject to and in addition to the provisions thereof.

(b) Except as may be specifically provided to the contrary in this ordinance, nothing in this ordinance shall supersede, impair or modify any City Planning Code provisions applicable to property in Jackson Square, including but not limited to

existing and future regulations controlling uses, height, bulk, coverage, floor area ratio, required open space, off-street parking and signs.

(Added Ord. 221-72, App. 8/9/72)

SEC. 5. JUSTIFICATION.

The characteristics of the said Historic District justifying its designation are as follows:

(a) History of the Area. The Historic District contains virtually the sole surviving commercial buildings from the 1850's and 1860's. In effect this area, in close proximity to Portsmouth Plaza 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 area, including General William Tecumseh Sherman, Colonel Jonathan Stevenson, James King of William, Mayors Charles Brenham and Ephraim Burr, Domingo Ghirardelli and Anson Hotaling, Paxon Dean Atherton, William Lent, Alexander Grogan and James de Fremery. The original waterline came to about Montgomery and Jackson Streets and the present district is partly on filled ground, some of the fill consisting of the hulls of ships abandoned in the rush to the gold fields.

More than any other existing part of San Francisco, this area recalls the Gold and Silver era and the days of the Vigilante movement.

The Barbary Coast, north of the original commercial area, had a somewhat different but noteworthy history. Although the present buildings do not date from the 19th century, many of them were rebuilt immediately after the 1906 Earthquake and Fire and embody the spirit and appearance of the earlier City. In fact, this area to the south of Telegraph Hill had an international reputation from the 1850's on.

rbary Coast, north of the original commercial area, had a somewhat different but noteworthy history. Although the present buildings do not date from the 19th century, many of them were rebuilt immediately after the 1906 Earthquake and Fire and embody the spirit and appearance of the earlier City. In fact, this area to the south of Telegraph Hill had an international reputation from the 1850's on.

(b) Basic Nature of the Area. The Historic District includes historically and architecturally significant buildings ranging from the 1850's to the early years of the present century. The vast majority of buildings are under 40 feet in height. The area is large enough to be viable, but yet is compact. It is predominantly oriented to the pedestrian rather than the automobile. There is a healthy and vital mixture of activities. Interior streets are narrow and there are no major through arteries. Streetscapes are an important part of the District's character.

(c) Architectural Character. There are common architectural features tying the area together and providing visual distinction and pleasure. These common elements, used throughout the District in varying patterns and emphases, pertain to overall form and continuity, scale and proportion, fenestration, materials, color, texture, detail and decorative features. A high quality of architecture of buildings and their features is well-distributed throughout the Historic District. Visual distinction is due in many cases to the original construction, often carefully restored, but in some cases it is due to thoughtful remodeling that captures the historic character of the District.

(d) Uniqueness and Location. Jackson Square includes the City's only surviving early commercial area. Its distinct quality is further enhanced by a downtown location, affording an impressive contrast with the adjacent office core.

(e) Visual and Functional Unity. The Historic District, within the selected boundaries, has an identifiable scale and common architectural features. Narrow interior streets, street trees, quiet alleys, pedestrian orientation and intimacy of view in most of the District also contribute to its visual unity, as does the contrast with surrounding areas. In terms of function, there has been a coalescence of commercial development, uses and exterior building treatment.

(f) Dynamic Continuity. Jackson Square is a continually evolving commercial area, not a static museum. The area has proven its capacity for incremental adaptation to new uses.

(g) Benefits to the City and its Residents. Economically, the area houses specialized enterprises which demand a unique, prestige location; and it is a vital part of the fabric of the historical City that attracts tourists and is actively promoted by the City for this very purpose. Culturally, it provides a strong historical and educational resource. Aesthetically, its architectural and visual appeal are immediate, while its value in terms of urban design within the City pattern as a whole is equally important.

(Added Ord. 221-72, App. 8/9/72)

SEC. 6. FEATURES.

The exterior architectural features of the said Historic District that should be preserved are described and depicted in the Jackson Square Report dated June 1971, including the Facade Elevations and Descriptions therein, and the photographs, case reports and other material on file in the Department of City Planning in Docket No. LM72.1 (HD); the summary description being as follows:

Overall Form and Continuity.On interior streets, building height is generally well-related to street width. Buildings are typically two or three stories high at the street.

Facades are continuous at the property line.

Scale and Proportion.Ground floors are frequently high, some as much as 20 feet from street level, often with cornice separating them from upper floors, providing continuity along the street frontage. There is a regularity of overall form and proportion. On the ground floor this typically takes the form of bays closely spaced, 10 to 12 feet apart on center, with deep-set openings and inset entrances.

Ground-floor treatment is definitely open in nature, with openings separated by narrow stripings or pillars of brick or cast iron. The open emphasis orients the ground floors toward the pedestrian, with attractive show windows. 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.

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.

Color.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.

Texture.Typical facing materials give a rough, textured appearance.

Overall texture of the facades is fine-grained.

Detail.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. Decorative Features.Characteristic signs and awnings are modest in size, restrained in design, do not obscure building features, and are integrated into the facade. Sign lettering is generally tasteful.

There are many attractive and appropriate light fixtures.

Well-designed planter boxes provide welcome touches of greenery. (Added Ord. 221-72, App. 8/9/72)

SEC. 7. ADDITIONAL PROVISIONS FOR CERTIFICATES OF APPROPRIATENESS.

The procedures, requirements, controls and standards in Sections 1006 through 1006.8 of Article 10 of the City Planning Code shall apply to all applications for Certificates of Appropriateness in the Jackson Square Historic District. In addition, the following provisions shall apply to all such applications; in the event of any conflict or inconsistency between the following provisions and Article 10, those procedures, requirements, controls and standards affording stricter protection to landmarks, landmark sites and the Historic District shall prevail.

(a) Character of the Historic District. The standards for review of all applications for Certificates of Appropriateness are as set forth in Section 1006.7 of Article 10. For the purposes of review pursuant to said standards, the "character of the Historic District" shall mean the exterior architectural features of the Jackson Square Historic District referred to and described in Section 6 of this ordinance.

(b) Additional Standards for Certain Features. Facade line continuity is desirable. Therefore, setbacks and arcades, not generally being features of Jackson Square, should be carefully considered, but interior courts and interior pedestrian areas offer great potential.

(c) Exterior Changes Requiring Approval. Regardless of whether or not a City permit is required, all exterior changes within the Jackson Square Historic District, visible from a public street or other public place, shall require approval pursuant to the provisions of Article 10 of the City Planning Code. Such exterior changes shall include, but shall not be limited to, painting and repainting; landscaping; fencing; and installation of lighting fixtures and other building appendages.

(d) Demolition of Non-Landmarks. The provisions of this Subsection (d) shall apply to any proposed removal or demolition of a structure in the Jackson Square Historic District, other than on a designated landmark site. Notwithstanding any other provision of this Section, the Planning Commission shall not suspend action on an application for a Certificate of Appropriateness for any such proposed removal or demolition for a period in excess of the period specified in this Subsection, and the Board of Supervisors shall not extend any such period of suspension.

(1) The property owner or his authorized agent may at any time submit a written request to the Department for a finding of incompatibility with respect to a structure in the Historic District, other than on a designated landmark site. If the Department, with the advice of the Advisory Board, finds that the structure is clearly incompatible with the character of the Historic District as described in this ordinance, the Department shall so indicate by letter to the owner or his agent. Said finding, unless subsequently revoked by the Department (by letter to the owner or his agent, prior to submission of a permit application for removal or demolition), shall be conclusively deemed to constitute a Certificate of Appropriateness for removal or demolition of the structure.

istrict as described in this ordinance, the Department shall so indicate by letter to the owner or his agent. Said finding, unless subsequently revoked by the Department (by letter to the owner or his agent, prior to submission of a permit application for removal or demolition), shall be conclusively deemed to constitute a Certificate of Appropriateness for removal or demolition of the structure.

(2) Except where such finding of incompatibility has been made by the Department and has not been so revoked, any application for a Certificate of Appropriateness for removal or demolition of a structure in the Historic District, other than on a designated landmark site, shall be the subject of a public hearing before the City Planning Commission, as provided in Section 1006.2 of Article 10. After holding a public hearing in accordance with the provisions of Article 10, the Planning Commission shall determine whether or not the existing structure is incompatible with the character of the Historic District as described in this ordinance. If the Commission, in its sole and final discretion, determines that the structure is substantially compatible with the District, the Commission may request the applicant to submit a facade remodeling feasibility study and information regarding any new structure or other development proposed for the site, but the applicant shall not be required to submit any such material. The Commission shall then approve the application, or suspend action of the proposed removal or demolition for a period not to exceed 180 days, giving consideration to any such additional material that may have been submitted as well as to the standards in Section 1006.7 of Article 10.

(3) Where action on a proposed removal or demolition has been suspended by the Planning Commission pursuant to this Subsection (d) and the Commission determines, at any time during the period of suspension, that there is no reasonable chance of preserving the structure, the Commission shall immediately terminate the suspension and the suspension period shall expire.

(4) Where action on a proposed removal or demolition has been suspended by the Planning Commission pursuant to this Subsection (d), and an application for a Certificate of Appropriateness for construction or alteration on the site has also been filed, the said suspension of action shall not constitute grounds for postponement or continuation of the public hearing or decision on the proposed construction or alteration.

(5) If the Planning Commission has determined that the existing structure is incompatible, or after the expiration of any suspension period imposed by the Commission, the Department shall issue to the applicant a Certificate of Appropriateness for removal or demolition.

(Added Ord. 221-72, App. 8/9/72)