Professional Documents
Culture Documents
PROJECT DESCRIPTION
The Project Sponsor seeks to expand an existing restaurant (DBA Foreign Cinema) by merging two
commercialunitswithinanexistingonestorywithmezzaninecommercialbuildingandchangetheuse
from nonretail professional service to fullservice restaurant. The proposal includes interior tenant
improvementsandexteriorfaadealterations.TheProjectwouldmergea12,563squarefootrestaurant
(2534MissionStreet)witha5,633squarefootnonretailpersonalserviceunit(2540MissionStreet).The
commercial merger would createa18,196squarefootrestaurant,inclusiveof:basement,mezzanines,a
courtyardandstorage.
www.sfplanning.org
Executive Summary CASE NO. 2016-002572CUA
Hearing Date: November 16, 2017 2534 Mission Street
ground floor commercial and some office buildings. The project site is within the Mission commercial
corridor. The adjacent buildings to the southaretheNewMissionTheaterandthe85foottall,8story,
114unitapartmentbuildingwiththreecommercialunits.Theabuttingblockfacesarecharacterizedby
residential buildings of mixed architectural style. The surrounding properties are located within the
Mission NCT (Mission Street Neighborhood Commercial Transit), Valencia NCT (Valencia Street
NeighborhoodCommercialTransit),(ZoningDistrictsRTOM(ResidentialTransitOriented,Mission),P
(Public)andNC1(NeighborhoodCommercialCluster).
ENVIRONMENTAL REVIEW
TheProjectisexemptfromtheCaliforniaEnvironmentalQualityAct(CEQA)asaClass3Categorical
Exemption.
HEARING NOTIFICATION
REQUIRED REQUIRED ACTUAL ACTUAL
TYPE
PERIOD NOTICE DATE NOTICE DATE PERIOD
ClassifiedNewsAd 20days October27,2017 October25,2017 22days
PostedNotice 20days October27,2017 October24,2017 23days
MailedNotice 20days October27,2017 October27,2017 20days
TheproposalrequiresaSection312neighborhoodnotification,whichwasconductedinconjunction
withthenotificationfortheConditionalUseAuthorization.
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Executive Summary CASE NO. 2016-002572CUA
Hearing Date: November 16, 2017 2534 Mission Street
UseSize.PlanningCodeSection121.2requiresnonresidentialusestobelimitedto6,000square
feetinsizewithintheMissionNCTZoningDistrict.Theexistingrestaurantcurrentlymeasures
approximately12,563squarefeetandisproposinganadditional5,633squarefeet,cumulatively
measuring18,196squarefeetinclusiveofthebar,courtyard,mezzaninesandstorage.
NeighborhoodServingBusiness.PerPlanningCodeSection102,theproposedexpandedrestaurant
is not a neighborhoodserving business in that the aforementionedusedoesnotprovidegoods
and/or services which are needed by residents and workers in the immediate neighborhood to
satisfybasicpersonalandhouseholdneedsonafrequentandrecurringbasis,andwhichifnot
availablerequiretripsoutsideoftheneighborhood.
CommercialFrontage.Theexistingrestaurantscommercialfrontageisapproximately47feetand
would increase said frontage by 55% when adding an additional 26 feet to the existing
restaurants frontage. A 73 foot commercial frontage is out ofscalewiththeneighborhoodand
theMissionStreetNCTZoningDistrict.
GeneralPlan.TheCommerceandIndustryElementoftheGeneralPlancontainsGuidelinesthat
discouragetheoverconcentrationofeatinganddrinkingestablishmentswithinNCDs.Whilethe
proposeduseisaneatingestablishment,thepercentofcommercialfrontageinthesubjectzoning
districtwithin300oftheprojectsitethatwouldbedevotedtorestaurantandlimitedrestaurant
uses would increase from 14.7% to 15.3%, remaining below the 25% maximum that Planning
CodeSection303(o)statesshouldbemaintained.
MISSION ACTION PLAN 2020
TheprojectsitefallswithintheareaoftheongoingMissionActionPlan2020(MAP2020).MAP2020isa
communityinitiatedcollaborationbetweencommunityorganizationsandtheCityofSanFrancisco.The
goals are to create and preserve affordable housing and retain and attract low to moderate income
residentsandcommunityservingbusinesses,artists,andnonprofitsinordertostrengthenandpreserve
thesocioeconomicandculturaldiversityoftheMissionneighborhood.
Oneofthechiefconcernsofthecommunityisthelossofneighborhoodservingretailestablishmentsto
destinationvenues,andinparticularthoseservingalcohol.Communityadvocateshaveindicatedtheir
desire for regulations and incentives that retain and favor community serving retail and cultural
institutions and prevent the overconcentration of restaurants and other alcohol dispensing
establishments.
These community concerns gave rise to the Mission Interim Zoning Controls, adopted by the Planning
CommissiononJanuary14,2016.TheMissionInterimControlsprovidetheCommissionwithadditional
informationtoconsiderinitsdeliberationrelatedtoaprojectscontributiontothegoalsofneighborhood
stabilizationandwhethertheyareaddressinganypotentialnegativeeffectssuchasdirectdisplacement
ofresidentsorbusinesses.TheMissionInterimControlscanbefoundhere:
http://sfplanninggis.org/docs/PlanningProvisions/MissionIntCont2017MGB_FINAL.pdf
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Executive Summary CASE NO. 2016-002572CUA
Hearing Date: November 16, 2017 2534 Mission Street
TheMission2016InterimZoningControlsalsoaffordtheCity,workingwithcommunitystakeholders,
time to craft permanent land use regulations and neighborhood stabilization strategies. Staff, in
conjunctionwiththecommunity,isintheprocessofexploringthefollowing:
Controlsforrestaurantsandotheralcoholdispensingusesrelatedtoconcentrationofestablishments
andotherspace(e.g.size)andoperatingcharacteristics(e.g.hoursofoperation);
Retentionandattractionstrategiesforcommunityservingretailestablishments;
Production,DistributionandRepair(PDR)andArtsActivitiesretentionstrategies;
Whilethesestrategiesareexplored,theMissionInterimControlshelpinformtheCommissionsdecision
making process. More information on the neighborhood trends, the MAP2020 process and the Mission
ActionPlanendorsedbytheCommissiononMarch2017canbefoundat:
http://sfplanning.org/missionactionplan2020
Planning Code Section 754 principally permits a Restaurant on the first story within the Mission NCT
(MissionStreetNeighborhoodCommercialTransit)ZoningDistrict.
PertheMission2016InterimZoningControlscurrentlyineffectthroughJanuary2018,ConditionalUse
AuthorizationfromthePlanningCommissionisrequiredforanyprojectwhichproposesachangeofuse
toRestaurantwithintheInterimControlArea.
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Executive Summary CASE NO. 2016-002572CUA
Hearing Date: November 16, 2017 2534 Mission Street
RECOMMENDATION: Denial
Attachments:
DraftMotion
ParcelMap
SanbornMap
ZoningMap
HeightandBulkDistrictMap
AerialPhotographs
SitePhotographs
EnvironmentalDetermination
ProjectPlans
Eating/DrinkingFrontageConcentrationMap
PublicCorrespondence:Support,Inquiries,andOpposition
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Executive Summary CASE NO. 2016-002572CUA
Hearing Date: November 16, 2017 2534 Mission Street
AttachmentChecklist
ExecutiveSummary Projectsponsorsubmittal
DraftMotion Drawings:ExistingConditions
EnvironmentalDetermination Checkforlegibility
ZoningDistrictMap Drawings:ProposedProject
Height&BulkMap Checkforlegibility
ContextPhotos HealthDept.reviewofRFlevels
SitePhotos RFReport
CommunityMeetingNotice
HousingDocuments
ExhibitsabovemarkedwithanXareincludedinthispacket EJ
PlannersInitials
6
Subject to: (Select only if applicable)
Affordable Housing (Sec. 415) First Source Hiring (Admin. Code)
Jobs Housing Linkage Program (Sec. 413) Child Care Requirement (Sec. 414A)
Downtown Park Fee (Sec. 412) Other
CaseNo.: 2016002572CUA
ProjectAddress: 2534MISSIONSTREET
Zoning: MissionStNCT(MissionStNeighborhoodCommercialTransit)District
MissionAlcoholRestrictionSpecialUseDistrict
65BHeightandBulkDistrict
Block/Lot: 3616/211
ProjectSponsor: StephaniePraxis
P.O.Box#291
MonteRio,CA95462
StaffContact: EsmeraldaJardines(415)5759144
esmeralda.jardines@sfgov.org
PREAMBLE
On February 25, 2016, Stephanie Praxis (Project Sponsor) filed an application with the Planning
Department (hereinafter Department) for Conditional Use Authorization under Planning Code
Sections:121.2,202.2,249.60,303,754,and781.80tomergetwocommercialunitsandpermitarestaurant
expansionat2534MissionStreetandtoallowanonresidentialuselargerthan6,000squarefeetwithin
the Mission NCT (Mission Neighborhood Commercial Transit) Zoning District, Mission Alcoholic
BeverageSpecialUseDistrict,anda65BHeightandBulkDistrict.
OnNovember16,2017,theSanFranciscoPlanningCommission(hereinafterCommission)conducteda
dulynoticedpublichearingataregularlyscheduledmeetingonConditionalUseApplicationNo.2016
002572CUA.
www.sfplanning.org
Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
TheProjectisexemptfromtheCaliforniaEnvironmentalQualityAct(CEQA)asaClass3Categorical
exemption.
The Planning Commission Secretary is the custodian of records, located in the File for Case No. 2016
002572CUAat1650MissionStreet,FourthFloor,SanFrancisco,California.
The Commission has heard and considered the testimony presented to it at the public hearing and has
furtherconsideredwrittenmaterialsandoraltestimonypresentedonbehalfoftheapplicant,Department
staff,andotherinterestedparties.
MOVED, that the Commission hereby denies the Conditional Use Authorization requested in
Application No. 2016002572CUA for the commercial merger of 2534 Mission Street with 2540 Mission
Street,basedonthefollowingfindings:
FINDINGS
Having reviewed the materials identified in the preamble above, and having heard all testimony and
arguments,thisCommissionfinds,concludes,anddeterminesasfollows:
1. TheaboverecitalsareaccurateandconstitutefindingsofthisCommission.
2. Project Description. TheProject Sponsor seeks to expandan existing restaurant (DBA Foreign
Cinema) by merging two commercial units within an existing onestory with mezzanine
commercial building and change the use from nonretail professional service to fullservice
restaurant. The proposal includes interior tenant improvements and exterior faade alterations.
The Project would merge a 12,563square foot restaurant (2534 Mission Street) with a 5,633
squarefootnonretailpersonalserviceunit(2540MissionStreet).Thecommercialmergerwould
create a 18,196square foot restaurant, inclusive of: basement, mezzanines, a courtyard and
storage.
3. SiteDescriptionandPresentUse.TheProjectsiteislocatedonthewestsideofMissionStreet
between 21st and 22nd Streets on Lot 211 in Assessors Block 3616. The project site currently
containsaonestorywithamezzaninecommercialbuildingconstructedin1926.Thesubjectlotis
rectangular in shape and measures approximately 73 feet wide by 158 feet deep. 2534 Mission
Street is currently a fullservice restaurant with: a bar, courtyard, mezzanine and storage. 2540
MissionStreetisvacantcommercialspacelastusedasanonretailprofessionalservice.
4. SurroundingPropertiesandNeighborhood.TheProjectsiteiswithintheMissionStreetNCT
(Mission Street Neighborhood Commercial Transit) Zoning District, the Mission Alcoholic
BeverageSpecialUseDistrict,anda65BHeightandBulkdistrict.Usesintheimmediatevicinity
are primarily mixeduse, multifamily, multistory residential structures with ground floor
commercialandsomeofficebuildings.TheprojectsiteiswithintheMissioncommercialcorridor.
TheadjacentbuildingstothesoutharetheNewMissionTheaterandthe85foottall,8story,114
unitapartmentbuildingwiththreecommercialunits.Theabuttingblockfacesarecharacterized
by residential buildings of mixed architectural style. The surrounding properties are located
within the Mission NCT (Mission Street Neighborhood Commercial Transit), Valencia NCT
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Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
5. Public Comment. To date, the Department has received public comments inquiring about the
project as well as expressing opposition and support of the proposal. The Department has
receivedoneemailexpressingconcernandoppositionaswellassomeadditionalinquiriesabout
the project scope. A member of the public in opposition has expressed a concern about huge
upscale restaurant conversations and the effect it will have to family displacement on Mission
Street.Heexpressedthatthereiswidespreadconcernasitisbelievedthisisindirectopposition
tothegoalofpreservingMissionStreetcorridorforlowincomefamilies.
Six letters of support have also been submitted. Letters of support have been submitted from:
Human Rights Campaign, Sisters of Perpetual Indulgence, Mission Graduates, LyricCenter for
LGBTQYouth,MagnumPR,andNoeValleyNurserySchool.
6. Planning Code Compliance: The Commission finds that the Project is consistent with the
relevantprovisionsofthePlanningCodeinthefollowingmanner:
A. RestaurantUse.PlanningCodeSection754principallypermitsarestaurantonthefirststory
withintheMissionNCT(MissionStreetNeighborhoodCommercialTransit)District.Perthe
Mission 2016 Interim Zoning Controls, Conditional Use Authorization is required for any
projectwhichproposesachangeofusetorestaurantwithintheInterimControlArea.
TheProjectSponsorseekstochangetheuseofanonretailprofessionalservicetorestauranttopermit
theexistingrestaurantsexpansionandisseekingConditionalUseAuthorizationfortheproject.
personalservicessuchascleaners,laundromats,andfilmprocessing.Usesthattendtobeless
neighborhoodoriented are those which sell more specialized, more expensive, less
frequentlypurchasedcomparisongoodssuchasautomobilesandfurniture.
For many uses (such as stores selling apparel, household goods, and variety merchandise),
whether a business is neighborhoodserving depends on the size of the establishment: the
largertheuse,thelargerthetradearea,hencethelessneighborhoodoriented.
Whetherabusinessisneighborhoodservingornotalsodependsinpartonthenumberand
availabilityofothersimilarestablishmentsinotherneighborhoods:themorewidespreadthe
use,themorelikelythatitisneighborhoodoriented.
As defined above, the proposed restaurant expansion is not a neighborhoodserving business as the
existingrestaurantisadestinationeatinganddrinkingestablishmentwithpredominantlyanoutof
neighborhoodclientele.
C. Use Size. Planning Code Section 121.2 requires nonresidential uses to be limited to a
maximumof6,000squarefeetinsizewithintheMissionNCTZoningDistrict.Modifications
tothisrequirementmaybegrantedthroughtheConditionalUseAuthorizationprocess.
PerPlanningCommissionMotionNo.14761,theCommissionapproved12,456grosssquare
feet to establish a fullservice restaurant, bar and outdoor activity area (DBA Foreign
Cinema), per the plans appended as Exhibit B in application number 1998.751C on
December17,1998.
Theprojectproposesto expand an existing restaurant, afterthe commercial mergerwouldprovide a
18,196 squarefoot restaurant, inclusive of basement, mezzanines, courtyard and storage. Thus, the
projectexceedstheusesizerequirementfortheMissionNCTZoningDistrict.Therefore,theProjectis
seekingasecondConditionalUseAuthorizationforexceedingtheusesizelimit.
D. Hours of Operation. Planning Code Section 754 states that there is no limit to hours of
operation.
PerPlanningCommissionMotionNo.14761,theCommissionapprovedhoursofoperation
from 7:00 AM to no later than 2:00 AM (DBA Foreign Cinema), per the noise attenuation
agreementappendedasExhibitCinapplicationnumber1998.751ConDecember17,1998.
The proposed hours of operation for the expanded restaurant are Monday through Wednesday 5:30
PMto10:00PM,ThursdaythroughSunday5:30to11:00PM,aswellasSaturdayandSundayfrom
11:00 AM to 2:30 PM. The proposed restaurant expansion will operate within the principally
permittedhoursofoperation.
E. StreetFrontageinNeighborhoodCommercialDistricts.Section145.1ofthePlanningCode
requires that within NC Districts space for active uses shall be provided within the first 25
feetofbuildingdepthonthegroundfloorand15feetonfloorsabovefromanyfacadefacing
a street at least 30 feet in width. In addition, the floors of streetfronting interior spaces
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Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
housingnonresidentialactiveusesandlobbiesshallbeascloseaspossibletothelevelofthe
adjacent sidewalk at the principal entrance to these spaces. Frontages with active uses that
mustbefenestratedwithtransparentwindowsanddoorwaysfornolessthan60percentof
thestreetfrontageatthegroundlevelandallowvisibilitytotheinsideofthebuilding.The
use of dark or mirrored glass shall not count towards the required transparent area. Any
decorativerailingsorgrillwork,otherthanwiremesh,whichisplacedinfrontoforbehind
ground floor windows, shall be at least 75 percent open to perpendicular view. Rolling or
sliding security gates shall consist of open grillwork rather than solid material, so as to
providevisualinteresttopedestrianswhenthegatesareclosed,andtopermitlighttopass
throughmostlyunobstructed.Gates,whenbothopenandfoldedorrolledaswellasthegate
mechanism,shallberecessedwithin,orlaidflushwith,thebuildingfacade.
Thesubjectcommercialspaceshaveapproximatelycumulatively73feetoffrontageonMissionStreet
and all said commercial frontage is devoted to the bar, restaurant and the nonretail professional
service use. Thus, the project demonstrates compliance as the entirety of said frontage provides
transparencyandisdevotedtoactiveuses.
F. MissionAlcoholicBeverageSpecialUseDistrict(SUD).ThisSUD,whichhasbeenineffect
since 1987, was established to prohibit new establishments or expansion of existing
establishments, sellingalcoholic beverages within the area(generally boundedby Guerrero
Street,SanJoseAvenue,RandallStreet,MissionStreet,CesarChavezStreet,PotreroAvenue
and Fourteenth Street) and to prohibit the transfer of liquor licenses. However, certain
alcoholrelated uses are allowed within the SUD, including a Restaurant Use. Per Sections
781.80 and 249.60 of the Planning Code, a Restaurant Use, as defined in Section 102,
operatingasaBonaFideEatingPlace,asdefinedinSection102,shallbepermittedtoserve
alcoholicbeveragesinthisSUD.
The restaurant use is proposed to operate as a bona fide eating place as defined by Planning Code
Section102.Thus,theprojectispermittedbytheSUDtoservealcoholinconjunctionwithabonafide
eatingplace.
G. EatingandDrinkingUses.PlanningCodeSection202.2outlinesthelocationandoperating
conditions for eating and drinking uses. Eating and drinking establishments include bars,
sitdown restaurants, fast food restaurants, selfservice restaurants, and takeout food.
Associated uses, which can serve similar functions and create similar land use impacts,
include ice cream stores, bakeries and cookie stores. Guidelines for eating and drinking
establishmentsareneededtoachievethefollowingpurposes:
Regulate the distribution and proliferation of eating and drinking establishments,
especiallyindistrictsexperiencingincreasedcommercialactivity;
Controlnuisancesassociatedwiththeirproliferation;
Preservestorefrontsforothertypesoflocalservingbusinesses;and
Maintainabalancedmixofcommercialgoodsandservices.
Theregulationofeatinganddrinkingestablishmentsshouldconsiderthefollowing:
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Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
Balanceofretailsalesandservices;
Currentinventoryandcompositionofeatinganddrinkingestablishments;
Totaloccupiedcommerciallinearfrontage,relativetothetotaldistrictfrontage;
Usesonsurroundingproperties;
Availableparkingfacilities,bothexistingandproposed;
Existingtrafficandparkingcongestion;and
Potentialimpactsonthesurroundingcommunity.
The proposed restaurant expansion would be required to comply with the conditions outlined in
Section202.2,asitrelatestokeepingthemainentranceandsurroundingstreetsandsidewalksclearof
trashanddebris;ensuringthatthespaceisproperlyinsulatedtopreventnoiseinexcessofthenoise
levels specified in the San Francisco Noise Control Ordinance; installation of proper odor control
equipment to prevent any noxious of offensive odors from escaping the premises; and the proper
storageanddisposalofgarbage,recyclingandcomposting.
A. Signage.Article6ofthePlanningCodeoutlinestherequirementsforexteriorsignage.
Currently,thereisnotaproposedsignprogramonfilewiththePlanningDepartment.Anyproposed
signagewillbesubjecttothereviewandapprovalofthePlanningDepartment.
7. ConditionalUseAuthorization.PlanningCodeSection303establishescriteriaforthePlanning
CommissiontoconsiderwhenreviewingapplicationsforConditionalUseapproval.Onbalance,
theprojectdoesnotcomplywithsaidcriteriainthat:
A. The proposed new uses and building, at the size and intensity contemplated and at the
proposedlocation,willprovideadevelopmentthatisnecessaryordesirable,andcompatible
with,theneighborhoodorthecommunity.
The proposed restaurant expansion use is approximately 18,196 square feet in size; thus, the
restaurantisnotappropriatelysizedfortheblockface,whichiscurrentlypredominantlyoccupiedby
the remaining smaller scale commercial frontages. Though the restaurant use will provide services
which are compatible with the neighborhood; the proposed use size is not compatible. Therefore, the
proposed restaurant expansion is not considered to be necessary or desirable for the surrounding
neighborhood.
B. The proposed project will not be detrimental to the health, safety, convenience or general
welfare of persons residing or working in the vicinity. There are no features of the project
that could be detrimental to the health, safety or convenience of those residing or working
thearea,inthat:
i. Natureofproposedsite,includingitssizeandshape,andtheproposedsize,shapeand
arrangementofstructures;
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Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
Theproposedrestaurantexpansionwilloperatewithintheexistingbuilding.Theprojectdoesnot
proposeexteriorexpansionofthebuildingenvelope.Thenewrestaurantusewilloccupyaformer
nonretailprofessionalservice.However,theexistingrestaurantandbarscommercialfrontageis
47feetalongMissionStreet.Withtheproposedexpansion,thecommercialfrontagewouldmerge
withanadditional26feetoffrontagealongMissionStreet;thus,increasingthefrontageby55%
foratotalof73feetalongacommercialcorridorwithaprevailingpatternofsmallercommercial
frontages.Thesizeofthestorefrontisoutofscalewiththesurroundingneighborhooduses,andis
notconsideredtobecompatiblewiththeneighborhood.
ii. The accessibility and traffic patterns for persons and vehicles, the type and volume of
suchtraffic,andtheadequacyofproposedoffstreetparkingandloading;
ThePlanningCodedoesnotrequireoffstreetparkingintheMissionNCTDistrict;limitsareset
forthinPlanningCodeSection151.1.Further,perPlanningCodeSection150,offstreetparking
and loading spaces are required for a major addition. The aforementioned is defined as any
enlargement,alteration,changeofoccupancyorincreaseinintensityofusewhichwouldincrease
thenumberofoffstreetparkingspacesrequiredforusesotherthandwellingunitsbyatleast15%
orbyatleastfivespaces,whicheverisgreater;orwhichwouldincreasetherequirementforoff
streetfreightloadingspacesbyatleast15%.
Loading requirements apply to retail sales and service uses that are 10,000 gross square feet or
more.Thenewexpandedrestaurantwillmeasureapproximately18,196squarefeet;however,the
aforementioned is not considered a major addition and therefore, no offstreet parking and
loadingisrequired.
iii. Thesafeguardsaffordedtopreventnoxiousoroffensiveemissionssuchasnoise,glare,
dustandodor;
Theproposedrestaurantexpansionwouldbesubjecttothestandardconditionsofapprovalfora
restaurantuse.TheaforementionedconditionsspecificallyobligatetheProjectSponsortomitigate
odorandnoisegeneratedbytheproposeduse.However,theproposedprojectisnotrecommended
forapproval.
iv. Treatmentgiven,asappropriate,tosuchaspectsaslandscaping,screening,openspaces,
parkingandloadingareas,serviceareas,lightingandsigns;
ThePlanningCodedoesnotrequireanyoffstreetparkingorloadingfortheproposedproject.The
Projectdoesnotrequireanyadditionallandscaping,orscreening.
C. That the use as proposed will comply with the applicable provisions of the Planning Code
andwillnotadverselyaffecttheGeneralPlan.
TheProjectdoesnotcomplywithallrelevantrequirementsandstandardsofthePlanningCodeandis
notconsistentwithobjectivesandpoliciesoftheGeneralPlanasdetailedbelow.
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Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
D. Thattheuseasproposedwouldprovidedevelopmentthatisinconformitywiththepurpose
oftheapplicableUseDistrict.
AsstatedinPlanningCodeSection754,theMissionNCTZoningDistrictisdescribedas:
TheMissionStreetCommercialTransitDistrictscommercialareaprovidesaselection
ofgoodsservingthedaytodayneedsoftheresidentsoftheMissionDistrict.Eating
anddrinkingestablishmentscontributetothestreetsmixedusecharacterandactivity
in the evening hours. The District is extremely wellserved by transit, including
regionalservingBARTstationsat16thStreetand24thStreet,majorbusesrunning
along Mission Street, and both crosstown and localserving buses intersecting
Missionalongthelengthofthisdistrict.
New neighborhoodserving commercial development is encouraged mainly at the
ground story. Continuous retail frontage is promoted by requiring ground floor
commercialusesinnewdevelopmentsandprohibitingcurbcuts.
Theproposedrestaurantuse,thoughconsistentwiththestatedpurposeoftheMissionNCTZoning
Districtinthattheintendeduseislocatedatthegroundfloorandwillprovideacompatibleeatingand
drinkingestablishmentfortheimmediatelysurroundingneighborhoods,andisincharacterwiththe
unique mix of specialty commercial uses found within the Zoning District, is not proposed at an
appropriatesize.
8. Additional Conditional Use Criteria for Eating and Drinking Uses. Planning Code Section
303(o) establishes criteria with regard to a Conditional Use Authorization application for a
Restaurant use in a Neighborhood Commercial District. Section 303(o) requires the Planning
Commissiontoconsider,inadditiontothecriteriasetforthinCodeSection303(c),theexisting
concentrationofeatinganddrinkingusesinthearea.Suchconcentrationshouldnotexceed25%
of the total commercial frontage as measured in linear feet within the immediate area of the
subjectsite.ForthepurposesofCodeSection303(o),theimmediateareashallbedefinedasall
propertieslocatedwithin300feetofthesubjectpropertyandalsolocatedwithinthesamezoning
district.
Based on a land use survey completed by the project sponsor, the total commercial frontage dedicated to
eatinganddrinkingestablishmentslocatedwithin300feetoftheProjectSiteisapproximately14.7%ofthe
total commercial frontage as measured in linear feet. With the subject change of use from a nonretail
professionalserviceusetoarestaurantexpansion,thetotalaforementionedcommercialfrontagededicated
to eating and drinking establishments will increase by .6%, for a total of 15.3%. Therefore, the proposal
wouldbeincompliancewiththerequirementsofCodeSection303(o).
8. Planning Code Section 121.2 establishes additional criteria for the Planning Commission to
consider when reviewing applications for nonresidential use size larger than 6,000 square feet
within the Mission NCT Zoning District. On balance, the project does not comply with said
criteriainthat:
(1) Theintensityofactivityinthedistrictisnotsuchthatallowingthelargerusewillbelikelyto
foreclosethelocationofotherneededneighborhoodservingusesinthearea.
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Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
TheProjectwillforeclosethelocationofotheruses,sincetheproposedcommercialfrontagemerger
wouldprohibitaneighborhoodservingusefrompotentiallyoccupyingtheunitinthearea.This
furtherprohibitsamixofuseswhichisastatedgoaloftheMissionNCTZoningDistrict.
(2) Theproposedusewillservetheneighborhood,inwholeorinsignificantpart,andthenature
oftheuserequiresalargersizeinordertofunction.
PertheMissionNCTZoningcontrols,eatinganddrinkingusesareconfinedtothegroundstory.
ThoughtheProjectwillprovideanexpandedeatinganddrinkingoptioninanareathathasbeen
determinedtonotbeoverlyconcentratedwiththeaforementioned,theproposedusewillservenot
servetheimmediateneighborhood.Theexistingrestaurantcurrentlyexceedstheprincipallypermitted
usesize,currentlymeasuring12,563squarefeetandwouldfurtherintensifythisnonconformityby
addinganadditional5,633squarefeet.Currently,thiszoningdistricthasanonresidentialusesize
limitof6,000squarefeet.
(3) Thebuildinginwhichtheuseistobelocatedisdesignedindiscreteelementswhichrespect
thescaleofdevelopmentinthedistrict.
The Project is proposed along the Mission Street corridor; both existing commercial frontages front
Mission Street. Though both frontages read as distinct from one another, the proposed interior
improvementswouldmergetwocommercialfrontages.Thus,theproposedsizeoftherestaurantisout
ofscalewiththedevelopmentinthedistrict.
9. General Plan Compliance. The Project is, on balance, consistent with some of the following
ObjectivesandPoliciesoftheGeneralPlan:
NEIGHBORHOOD COMMERCE
ObjectivesandPolicies
OBJECTIVE1:
MANAGE ECONOMIC GROWTH AND CHANGE TO ENSURE ENHANCEMENT OF THE
TOTALCITYLIVINGANDWORKINIGENVIRONMENT.
Policy1.1:
Encourage development which provides substantial net benefits and minimizes undesirable
consequences. Discourage development that has substantial undesirable consequences that
cannotbemitigated.
Policy1.2:
Assure that all commercial and industrial uses meet minimum, reasonable performance
standards.
Policy1.3:
Locatecommercialandindustrialactivitiesaccordingtoageneralizedcommercialandindustrial
landuseplan.
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Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
Theproposeddevelopmentwillnotprovidedesirablegoodsandservicestotheneighborhood.Asexplained
above,theproposedrestaurantexpansionisnotaneighborhoodservingbusiness.
OBJECTIVE2:
MAINTAIN AND ENHANCE A SOUND AND DIVERSE ECONOMIC BASE AND FISCAL
STRUCTUREFORTHECITY.
Policy2.1:
Seektoretainexistingcommercialandindustrialactivityandtoattractnewsuchactivitytothe
City.
TheproposedProjectwouldpermitarestaurantexpansionthatwouldprohibitanewpotentialcommercial
activity.
OBJECTIVE6:
MAINTAINANDSTRENGTHENVIABLENEIGHBORHOODCOMMERCIALAREASEASILY
ACCESSIBLETOCITYRESIDENTS.
Policy6.1:
Ensureandencouragetheretentionandprovisionofneighborhoodservinggoodsandservices
in the citys neighborhood commercial districts, while recognizing and encouraging diversity
amongthedistricts.
No commercial tenant would be displaced as the subject unit in question has been vacant; however, the
project would prevent the district from achieving optimal diversity in the types of goods and services
availableintheneighborhood.
The following guidelines, in addition to others in this objective for neighborhood commercial
districts,shouldbeemployedinthedevelopmentofoveralldistrictzoningcontrolsaswellasin
the review of individual permit applications, which require casebycase review and City
PlanningCommissionapproval.Pertinentguidelinesmaybeappliedasconditionsofapprovalof
individualpermitapplications.Ingeneral,usesshouldbeencouragedwhichmeettheguidelines;
conversely,usesshouldbediscouragedwhichdonot.
EatingandDrinkingEstablishments
Eatinganddrinkingestablishmentsincludebars,sitdownrestaurants,fastfoodrestaurants,self
service restaurants, and takeout food. Associated uses, which can serve similar functions and
createsimilarlanduseimpacts,includeicecreamstores,bakeriesandcookiestores.Guidelines
foreatinganddrinkingestablishmentsareneededtoachievethefollowingpurposes:
Regulatethedistributionandproliferationofeatinganddrinkingestablishments,especially
indistrictsexperiencingincreasedcommercialactivity;
Controlnuisancesassociatedwiththeirproliferation;
Preservestorefrontsforothertypesoflocalservingbusinesses;and
Maintainabalancedmixofcommercialgoodsandservices.
Theregulationofeatinganddrinkingestablishmentsshouldconsiderthefollowing:
10
Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
Balanceofretailsalesandservices;
Currentinventoryandcompositionofeatinganddrinkingestablishments;
Totaloccupiedcommerciallinearfrontage,relativetothetotaldistrictfrontage;
Usesonsurroundingproperties;
Availableparkingfacilities,bothexistingandproposed;
Existingtrafficandparkingcongestion;and
Potentialimpactsonthesurroundingcommunity.
There is a concern with the potential overconcentration of foodservice establishments within certain
neighborhoods.TheCommerceandIndustryElementoftheGeneralPlancontainsGuidelinesforSpecific
Uses.Foreatinganddrinkingestablishments,theGuidelinesstate,thebalanceofcommercialusesmay
be threatened when eating and drinking establishments occupy an overconcentration of commercial
frontage. Proposals for eating and drinking establishments which would increase the proportion of total
occupiedcommercialfrontageabovewhatisprescribedinthePlanningCodeshouldbereviewedtoensure
thattheywouldnotreducethevarietyofneighborhoodservinguses;norcreatesubstantialnoise,traffic,
parkingproblems,orothernuisancesinthedistrictorsurroundingneighborhood.TheProjectSponsor
hasperformedasitesurveyoftheMissionNCTDistrict,wheretheproposedprojectislocated.Currently,
approximately14.7%ofthecommercialfrontageoftheMissionNCTDistrictwithin300feetoftheproject
site is attributed to eating and drinking establishments and will increase .6% with the addition of the
Project, to a total of 15.3%. As per Planning Code Section 303(o), the concentration should not exceed
25%asmeasuredinlinearfeetwithintheimmediateareaofthesubjectsite;therefore,theproposedchange
ofusefromnonretailprofessionalservicetopermittherestaurantexpansionwillbewithintheprescribed
25%linearfeetasperthePlanningCode.
Policy6.2:
Promote economically vital neighborhood commercial districts which foster small business
enterprises and entrepreneurship and which are responsive to the economic and technological
innovationinthemarketplaceandsociety.
Anindependententrepreneurissponsoringtheproposal.ThisisnotaFormulaRetailuse.However,the
restaurant expansion does not foster small business enterprises from occupying the vacant nonretail
professionalserviceunit.
MISSION AREA PLAN
Objectives and Policies
OBJECTIVE1.8:
MAINTAINANDSTRENGTHENTHEMISSIONSCOMMERCIALAREAS.
Policy1.8:
Ensure that the Missions neighborhood commercial districts continue to serve the needs of
residents,includingimmigrantandlowincomehouseholds.
The proposed project would not serve the needs of the residents of the Mission nor immigrant or low
incomehouseholds.
11
Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
10. PlanningCodeSection101.1(b)establisheseightpriorityplanningpoliciesandrequiresreview
of permits for consistency with said policies. On balance, the project does comply with said
policiesinthat:
A. That existing neighborhoodserving retail uses be preserved and enhanced and future
opportunitiesforresidentemploymentinandownershipofsuchbusinessesbeenhanced.
Theprojectsitedoesnotpossessanyexistingneighborhoodservingretailuses.Asexplainedabove,the
existing restaurant is not a neighborhoodserving business. Thus, the proposed expansion would
intensifyanonneighborhoodservingbusinesssize.
B. That existing housing and neighborhood character be conserved and protected in order to
preservetheculturalandeconomicdiversityofourneighborhoods.
The existing units in the surrounding neighborhood may be adversely affected; permitting the
restaurantexpansionwouldprohibitanotherpotentialestablishmentfromaddingeconomicdiversity
totheneighborhood.
C. ThattheCityssupplyofaffordablehousingbepreservedandenhanced,
Theexistingbuildingdoesnotcontainanyresidentialunits.
D. That commuter traffic not impede MUNI transit service or overburden our streets or
neighborhoodparking.
The Project is located along the Mission commercial corridor and is wellserved by transit. MUNI
Lines: 12, 14, 14R and 49 are within a 1/4 mile from 2534 Mission Street. Additionally, the 16th
StreetBARTStationis.6milesaway;the24thStreetBARTstationislocatedapproximately.3miles
fromthesite.
E. Thatadiverseeconomicbasebemaintainedbyprotectingourindustrialandservicesectors
fromdisplacementduetocommercialofficedevelopment,andthatfutureopportunitiesfor
residentemploymentandownershipinthesesectorsbeenhanced.
TheProjectwillnotdisplaceanyserviceorindustryestablishmentforcommercialofficedevelopment.
TheProjectdoesnotinvolvenewcommercialofficedevelopment.
F. ThattheCityachievethegreatestpossiblepreparednesstoprotectagainstinjuryandlossof
lifeinanearthquake.
TheproposedProjectwillnotchangetheseismicandfiresafetystandardsoftheBuilding.
G. Thatlandmarksandhistoricbuildingsbepreserved.
AlandmarkbuildingdoesnotoccupytheProjectsite.2534MissionStreetisnotahistoricresource.
12
Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
H. That our parks and open space and their access to sunlight and vistas be protected from
development.
Theprojectwillhavenonegativeimpactonexistingparksandopenspaces.TheProjectdoesnothave
animpactonanyopenspace.
11. The Project is, on balance, not consistent with and would not promote the general and specific
purposesoftheCodeprovidedunderSection101.1(b)inthat,asdesigned,theProjectwouldnot
contribute to the character and stability of the neighborhood and would not constitute a
beneficialdevelopment.
12. TheCommissionherebyfindsthatdenialoftheConditionalUseAuthorizationwouldpromote
thehealth,safetyandwelfareoftheCity.
13
Motion No. XXXXX CASE NO. 2016-002572CUA
November 16, 2017 2534 Mission Street
DECISION
That based upon the Record, the submissions by the Applicant, the staff of the Department and other
interestedparties,theoraltestimonypresentedtothisCommissionatthepublichearings,andallother
written materials submitted by all parties, the Commission hereby DENIES Conditional Use
ApplicationNo.2016002572CUApursuanttoPlanningCodesSections121.2,202.2,249.60,303and754
for the expansion of an existing restaurant and the establishment of a nonresidential use larger than
6,000 square feet within the Mission St NCT (Mission St Neighborhood Commercial Transit) Zoning
District,MissionAlcoholicBeverageSpecialUseDistrict,anda65BHeightandBulkDistrict.
APPEALANDEFFECTIVEDATEOFMOTION:AnyaggrievedpersonmayappealthisConditional
UseAuthorizationtotheBoardofSupervisorswithinthirty(30)daysafterthedateofthisMotionNo.
XXXXX.TheeffectivedateofthisMotionshallbethedateofthisMotionifnotappealed(Afterthe30
day period has expired) OR the date of the decision of the Board of Supervisors if appealed to the
Board of Supervisors. For further information, please contact the Board of Supervisors at (415) 554
5184,CityHall,Room244,1Dr.CarltonB.GoodlettPlace,SanFrancisco,CA94012.
Protest of Fee or Exaction: You may protest any fee or exaction subject to Government Code Section
66000 that is imposed as a condition of approval by following the procedures set forth in Government
CodeSection66020.TheprotestmustsatisfytherequirementsofGovernmentCodeSection66020(a)and
mustbefiledwithin90daysofthedateofthefirstapprovalorconditionalapprovalofthedevelopment
referencingthechallengedfeeorexaction.ForpurposesofGovernmentCodeSection66020,thedateof
imposition of the fee shall be the date of the earliest discretionary approval by the City of the subject
development.
If the City has not previously given Notice of an earlier discretionary approval of the project, the
PlanningCommissionsadoptionofthisMotion,Resolution,DiscretionaryReviewActionortheZoning
Administrators Variance Decision Letter constitutes the approval or conditional approval of the
developmentandtheCityherebygivesNOTICEthatthe90dayprotestperiodunderGovernmentCode
Section66020hasbegun.IftheCityhasalreadygivenNoticethatthe90dayapprovalperiodhasbegun
forthesubjectdevelopment,thenthisdocumentdoesnotrecommencethe90dayapprovalperiod.
IherebycertifythatthePlanningCommissionADOPTEDtheforegoingMotiononNovember16,2017.
JonasP.Ionin
CommissionSecretary
AYES:
NAYS:
ABSENT:
ADOPTED: November16,2017
14
Parcel Map
SUBJECT PROPERTY
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
Sanborn Map*
SUBJECT PROPERTY
*The Sanborn Maps in San Francisco have not been updated since 1998, and this map may not accurately reflect existing conditions.
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
Zoning Map
SUBJECT PROPERTY
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
Height & Bulk Map
SUBJECT PROPERTY
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
SUBJECT PROPERTY Site Photographs
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
Aerial Photographs
SUBJECT PROPERTY
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
2534 Mission Street 3616/211
CaseNo. PermitNo. PlansDated
2016-002572CUA 201710242101 August 7, 2017
Addition/ Demolition New ProjectModification
Alteration (requiresHRERifover45yearsold) Construction (GOTOSTEP7)
ProjectdescriptionforPlanningDepartmentapproval.
Interior tenant improvement and change of use from a non-retail professional service to permit a
restaurant expansion at 2534 Mission Street.
STEP 1: EXEMPTION CLASS
TOBECOMPLETEDBYPROJECTPLANNER
*Note:Ifneitherclassapplies,anEnvironmentalEvaluationApplication isrequired.*
Class1ExistingFacilities.Interiorandexterioralterations;additions under10,000sq.ft.
Class3NewConstruction/ConversionofSmallStructures. Uptothree(3)newsinglefamily
residencesorsix(6)dwellingunitsinonebuilding;commercial/officestructures;utilityextensions.;.;
changeofuseunder10,000sq.ft.ifprincipallypermittedorwithaCU.Changeofuseunder10,000
sq.ft.ifprincipallypermittedorwithaCU.
Class___
: 415.575.9010
Para informacin en Espaol llamar al: 415.575.9010
5HYLVHG Para sa impormasyon sa Tagalog tumawag sa: 415.575.9121
Maherprogram,orotherdocumentationfromEnvironmentalPlanningstaffthathazardousmaterialeffects
wouldbelessthansignificant(refertoEP_ArcMap>Maherlayer).
Transportation:Doestheprojectcreatesix(6)ormorenetnewparkingspacesorresidentialunits?
Doestheprojecthavethepotentialtoadverselyaffecttransit,pedestrianand/orbicyclesafety
(hazards)ortheadequacyofnearbytransit,pedestrianand/orbicyclefacilities?
ArcheologicalResources:Wouldtheprojectresultinsoildisturbance/modificationgreaterthantwo
(2)feetbelowgradeinanarcheologicalsensitiveareaoreight(8)feetinanonarcheologicalsensitive
area?(refertoEP_ArcMap>CEQACatexDeterminationLayers>ArcheologicalSensitiveArea)
Subdivision/LotLineAdjustment:Doestheprojectsiteinvolveasubdivisionorlotlineadjustment
onalotwithaslopeaverageof20%ormore?(refertoEP_ArcMap>CEQACatexDeterminationLayers>
Topography)
Slope=or>20%:Doestheprojectinvolveanyofthefollowing:(1)squarefootageexpansiongreater
than1,000sq.ft.outsideoftheexistingbuildingfootprint,(2)excavationof50cubicyardsormoreof
soil,(3)newconstruction?(refertoEP_ArcMap>CEQACatexDeterminationLayers>Topography)Ifboxis
checked,ageotechnicalreportisrequired.
Seismic:LandslideZone:Doestheprojectinvolveanyofthefollowing:(1)squarefootageexpansion
greaterthan1,000sq.ft.outsideoftheexistingbuildingfootprint,(2)excavationof50cubicyardsor
moreofsoil,(3)newconstruction?(refertoEP_ArcMap>CEQACatexDeterminationLayers>SeismicHazard
Zones)Ifboxischecked,ageotechnicalreportisrequired.
Seismic:LiquefactionZone:Doestheprojectinvolveanyofthefollowing:(1)squarefootage
expansiongreaterthan1,000sq.ft.outsideoftheexistingbuildingfootprint,(2)excavationof50
cubicyardsormoreofsoil,(3)newconstruction?(refertoEP_ArcMap>CEQACatexDeterminationLayers>
SeismicHazardZones)Ifboxischecked,ageotechnicalreportwilllikelyberequired.
Ifnoboxesarecheckedabove,GOTOSTEP3.Ifoneormoreboxesarecheckedabove,anEnvironmental
EvaluationApplicationisrequired,unlessreviewedbyanEnvironmentalPlanner.
Projectcanproceedwithcategoricalexemptionreview.Theprojectdoesnottriggeranyofthe
CEQAimpactslistedabove.
CommentsandPlannerSignature(optional):
Though
2534 Mission Street is within a Maher area, there is no proposed excavation, soil
disturbance,
nor a change of use from industrial to residential. Thus, no ESA Phase 1 is
required.
2
5HYLVHG
STEP 4: PROPOSED WORK CHECKLIST
TOBECOMPLETEDBYPROJECTPLANNER
Checkallthatapplytotheproject.
1.Changeofuseandnewconstruction.Tenantimprovementsnotincluded.
2.Regularmaintenanceorrepairtocorrectorrepairdeterioration,decay,ordamagetobuilding.
3.WindowreplacementthatmeetstheDepartmentsWindowReplacementStandards.Doesnotinclude
storefrontwindowalterations.
4.Garagework.AnewopeningthatmeetstheGuidelinesforAddingGaragesandCurbCuts,and/or
replacementofagaragedoorinanexistingopeningthatmeetstheResidentialDesignGuidelines.
5.Deck,terraceconstruction,orfencesnotvisiblefromanyimmediatelyadjacentpublicrightofway.
6.Mechanicalequipmentinstallationthatisnotvisiblefromanyimmediatelyadjacentpublicrightof
way.
7.DormerinstallationthatmeetstherequirementsforexemptionfrompublicnotificationunderZoning
AdministratorBulletinNo.3:DormerWindows.
8.Addition(s)thatarenotvisiblefromanyimmediatelyadjacentpublicrightofwayfor150feetineach
direction;doesnotextendverticallybeyondthefloorlevelofthetopstoryofthestructureorisonlya
singlestoryinheight;doesnothaveafootprintthatismorethan50%largerthanthatoftheoriginal
building;anddoesnotcausetheremovalofarchitecturalsignificantroofingfeatures.
Note:ProjectPlannermustcheckboxbelowbeforeproceeding.
Projectisnotlisted.GO TO STEP 5.
Projectdoesnotconformtothescopesofwork.GO TO STEP 5.
Projectinvolvesfourormoreworkdescriptions.GO TO STEP 5.
Projectinvolveslessthanfourworkdescriptions.GO TO STEP 6.
Checkallthatapplytotheproject.
1.Projectinvolvesaknownhistoricalresource(CEQACategoryA)asdeterminedbyStep3and
conformsentirelytoproposedworkchecklistinStep4.
2.Interioralterationstopubliclyaccessiblespaces.
3.Windowreplacementoforiginal/historicwindowsthatarenotinkindbutareconsistentwith
existinghistoriccharacter.
4.Faade/storefrontalterationsthatdonotremove,alter,orobscurecharacterdefiningfeatures.
5.Raisingthebuildinginamannerthatdoesnotremove,alter,orobscurecharacterdefining
features.
6.Restorationbasedupondocumentedevidenceofabuildingshistoriccondition,suchashistoric
photographs,plans,physicalevidence,orsimilarbuildings.
7.Addition(s),includingmechanicalequipmentthatareminimallyvisiblefromapublicrightofway
andmeettheSecretaryoftheInteriorsStandardsforRehabilitation.
8.OtherworkconsistentwiththeSecretaryoftheInteriorStandardsfortheTreatmentofHistoricProperties
(specifyoraddcomments):
3
5HYLVHG
9.Otherworkthatwouldnotmateriallyimpairahistoricdistrict(specifyoraddcomments):
(RequiresapprovalbySeniorPreservationPlanner/PreservationCoordinator)________________________
10.Reclassificationofpropertystatus.(RequiresapprovalbySeniorPreservationPlanner/Preservation
Coordinator)
ReclassifytoCategoryA ReclassifytoCategoryC
a.PerHRERdated: (attachHRER)
b.Other(specify):
Note:IfANYboxinSTEP5aboveischecked,aPreservationPlannerMUSTcheckoneboxbelow.
Furtherenvironmentalreviewrequired.Basedontheinformationprovided,theprojectrequiresan
EnvironmentalEvaluationApplicationtobesubmitted.GOTOSTEP6.
Projectcanproceedwithcategoricalexemptionreview.Theprojecthasbeenreviewedbythe
PreservationPlannerandcanproceedwithcategoricalexemptionreview.GOTOSTEP6.
Comments(optional):
PreservationPlannerSignature:
STOP!MustfileanEnvironmentalEvaluationApplication.
Nofurtherenvironmentalreviewisrequired.TheprojectiscategoricallyexemptunderCEQA.
PlannerName: Signature:
Digitally signed by Esmeralda
ProjectApprovalAction:
Esmeral Jardines
DN: dc=org, dc=sfgov,
dc=cityplanning,
ou=CityPlanning, ou=Current
Building Permit
da Planning, cn=Esmeralda
Jardines,
email=Esmeralda.Jardines@sfg
IfDiscretionaryReviewbeforethePlanningCommissionisrequested,
theDiscretionaryReviewhearingistheApprovalActionforthe
project.
Jardines ov.org
Date: 2017.11.06 19:51:19
-08'00'
Oncesignedorstampedanddated,thisdocumentconstitutesacategoricalexemptionpursuanttoCEQAGuidelinesandChapter31
oftheAdministrativeCode.
InaccordancewithChapter31oftheSanFranciscoAdministrativeCode,anappealofanexemptiondeterminationcanonlybefiled
within30daysoftheprojectreceivingthefirstapprovalaction.
4
5HYLVHG
STEP 7: MODIFICATION OF A CEQA EXEMPT PROJECT
TOBECOMPLETEDBYPROJECTPLANNER
In accordance with Chapter 31 of the San Francisco Administrative Code, when a California Environmental
QualityAct(CEQA)exemptprojectchangesaftertheApprovalActionandrequiresasubsequentapproval,the
EnvironmentalReviewOfficer(orhisorherdesignee)mustdeterminewhethertheproposedchangeconstitutes
a substantial modification of that project. This checklist shall be used to determine whether the proposed
changes to the approved project would constitute a substantial modification and, therefore, be subject to
additionalenvironmentalreviewpursuanttoCEQA.
PROPERTY INFORMATION/PROJECT DESCRIPTION
ProjectAddress(Ifdifferentthanfrontpage) Block/Lot(s)(Ifdifferentthan
frontpage)
5
5HYLVHG
Project Plans
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
pra is architects
Post Office Box #291; Monte Rio, CA 95462
707-869-9595
Restaurant Expansion
Interior Renovation Project
2534 Mission Street
REVISIONS:
1 Revision #1
May 12, 2016
3 Revision #3
Aug. 4, 2017
2
project
Restaurant Expansion
Interior Renovation
2534 Mission Street
2534 Mission Street, San Francisco, CA - Google Maps 12/7/10 10:35 AM San Francisco, CA
Print 9 4 1 1 0
Address 2534 Mission St Notes
San Francisco, CA 94110
DWG# SHEET DESCRIPTION Project Address: 2534 Mission Street; San Francisco, CA 94110
1. These drawings are to be used for construction only when officially issued for construction by
A0.1 COVER SHEET, PROJECT INFO
Block Number: 3616 Lot Number: 211
PRAXIS Architects as clearly noted and dated within the title block. PRAXIS Architects will not be held
responsible for construction errors arising from inaccurate information shown on drawings that have A0.2 EXISTING SITE PLAN
2 Applicable Codes include 2016 California Building Code (CBC), 2016
NOT been issued for construction by this office.
California Residential Code (CRC), 2016 California
2. Architectural documents govern all engineering documents unless noted otherwise. General A0.3 EXISTING FIRST FLOOR PLAN
Electrical Code (CEC), 2016 California Mechanical Code
Contractor will verify all construction items with the architectural, structural, mechanical and electrical A0.4 EXISTING SECOND FLOOR PLAN
(CMC), 2016 California Plumbing Code (CPC),
drawings before ordering or beginning installation of any item. All discrepancies are to be brought to
the attention of the Architect.
A0.5 EXISTING PHOTOGRAPHS
2016 California Energy Efficiency Standards Code (CEES),
3. Any error, omission or conflict found in the various parts of construction documents will be brought to A1.0 EXISTING FIRST FLOOR DEMOLITION PLAN
2016 California Fire Code (CFC), 2016 California Green
the Architects attention prior to proceeding with the work.
Building Standards Code (CGBS or CALGreen) and
4. All construction work will conform to the applicable federal, state and local codes, laws and regulations.
A1.1 EXISTING SECOND FLOOR DEMOLITION PLAN
2016 California Historical Building Code (CHBC)
5. All work including new insulation, fixtures, appliances, windows and skylights as indicated on the A2.0 PROPOSED GROUND FLOOR PLAN
Project Description: Proposed work includes expansion of an existing restaurant
drawings will conform to current Title 24 Energy Efficiency Requirements. All work will comply with
A2.1 PROPOSED SECOND FLOOR PLAN
2 with a change in use of an existing retail space and
SITE
current Title 24 Americans with Disabilities Act and life safety requirements.
6. General Contractor is responsible for payment and obtaining all sub-contractor permits required to A2.2 PROPOSED BASEMENT FLOOR PLAN
interior renovation.
complete the work.
Zoning: NCT
7. General Contractor will verify all dimensions and conditions at the job site.
A2.3 PROPOSED ROOF PLAN
8. General Contractor to verify that no conflicts exist in location of any and all structural, A3.0 EXISTING & PROPOSED ELEVATION - MISSION ST
Construction Type: Type III-B (fully sprinkled)
3
mechanical, electrical, lighting, plumbing, telephone, data cabling and related equipment (to include all Occupancy Class: A-2
print date:
piping, ductwork and conduit) andthat all required clearance for installation and maintenance of A3.1 EXISTING ELEVATIONS - COURTYARD NORTH, SOUTH & WEST
Client: Variety Lights dba Foreign Cinema
equipment and systems listed above are provided.
Project
CUA Intake 25 Feb 2016
A3.2 EXISTING ELEVATION - COURTYARD WEST
Architect: PRAXIS Architects
9. All conduit will be concealed above the ceiling, below the floor or within the walls whenever possible.
North CUA Revision 12 May 2016
A3.3 PROPOSED EXTERIOR ELEVATIONS @ PROPERTY LINES
Post Office Box 291; Monte Rio, CA 95462
10. General Contractor to verify dimensions and coordinate work with installation of "not in contract" CUA Revision 8 May 2017
(N.I.C.) items and equipment.
tel: 707-869-9595
A3.2 PROPOSED EAST ELEVATION & BUILDING SECTIONS
CUA Revision 4 Aug 2017
11. General Contractor to review with PRAXIS Architects the layout and exact location of all new
electrical stub-ups, lights and switches as marked in the field prior to construction and notify PRAXIS A3.3 DETAILED SECTIONS @ PROPOSED STOREFRONT
3 1
Architects of any discrepancies.
12. Written dimensions take precedence over scaled dimensions. DO NOT SCALE DRAWINGS.
PROJECT DESCRIPTION VICINITY MAP Not to scale
13. All dimensions indicated in plan are to face of finish unless noted otherwise.
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15. Details indicated are typical. Similar details apply in similar conditions.
(E)Adjacent Property
16. The General Contractor is responsible for the design, coordination and execution of all construction
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F.E.C.
FIRE EXTING. CABINET
SIM.
SIMILAR
C.F.
CONTRACTOR FURNISHED
FIN.
FINISH
SS.
STAINLESS STEEL
containing hazardous materials prior to containment or removal. General Contractor to contain or C.I
CONTRACTOR INSTALLED
FIXT.
FIXTURE
STL.
STEEL
remove hazardous materials (including asbestos, lead based paint, etc.) via appropriate OSHA C.G.
CORNER GUARD
FL
FLOOR
STRUC.
STRUCTURAL
SUSPENDED
C.J.
CONTROL JOINT
FLASH.
FLASHING
SUSP.
and related standards.
CL.
CENTER LINE
GRD.
GRADE
TYP.
TYPICAL
(E)Adj.
(E)Adjacent Property
CLG.
CEILING
GA.
GAUGE
VERIFY IN FIELD
Cover Sheet
V.I.F.
23. Base building life safety system components will remain intact and operative at all times during CMU
CONCRETE MASONRY UNIT
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GYPSUM WALL BOARD
Project
24. Substitutions, changes and revisions will have prior written approval from PRAXIS Architects
Project Information
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CERAMIC TILE
AIR CONDITIONING
CW
COLD WATER LINE
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(E)Adjacent Property
A0.1
DBL.
DOUBLE
INSUL INSULATION
6 PROJECT NOTES 5 ABBREVIATIONS 4 PLOT MAP 1/32"=1'-0" 2 BLOCK + LOT Not to scale
sheet number
pra is
Post Office Box 291, Monte Rio, CA 95462
architects
510-420-7050
Adjacent Property
Property Line
REVISIONS:
Roof below
Property Line
Property Line
(E)Courtyard Below
2
NO WORK
project
2 Restaurant Expansion
2 Interior Renovation
Note:
Scope of work this permit
2534 Mission Street
See Sheet A2.1 - Detail #1 for additional
San Francisco, CA
information 9 4 1 1 0
MISSION STREET
Existing skylights to
(E)Courtyard Below
remain
NO WORK ARCH
SED IT
EN hanie Fe E
ep
LIC
CT
lch
St
No. C 24211
EN 9
. 2- 2 8 -1
R
TA
IA
RN
S
TE O
O F CALI F
Property Line
print date:
CUA Revision 12 May 2016
CUA Revision 8 May 2017
Adjacent Property
10 9 8 7 6 5 4 3 2 1
NORTH Existing
Site Plan
Property Line
(E)Fire Corridor
(E)Wait
station
(E)Bar
Area (E)Main Dining Room (E)Kitchen
(E)Bar
Mens'
Restroom
UP
(E)Walk-in
DN REVISIONS:
1
(E)Entry Lobby
Property Line
UP
Property Line
(E)Courtyard
(E)Walk-in (E)Stor.
(E)Lobby
(E)Womens'
Bar Restroom (E)Back of house
(E)Stair Hall
UP
(E)Fire Corridor DN UP
Note:
DN Scope of work this permit
See Sheet A2.0 - Detail #1 for additional
project
(E)Prep
(E)Model
Line of (E)Mezzanine
information
MISSION STREET
DN Kitchen Kitchen (E)Model
Restaurant Expansion
above
Living Room
(E)
Interior Renovation
Stor
(E)
(E)Real Estate
2534 Mission Street
(E)Dining
Courtyard
(E)Bar
UP Sales Office San Francisco, CA
9 4 1 1 0
(E)Rest
(E)Sample
(E)Model
(E)Model
(E)Reception
room Room Bedroom Bathroom
LIC
CT
lch
St
No. C 24211
EN 7
. 2- 2 8 -1
R
TA
IA
RN
S
TE O
O F CALI F
(E)Courtyard
ADJACENT PROPERTY
print date:
CUA Intake 25 Feb 2016
10 9 8 7 6 5 4 3 2 1
Existing
NORTH
First Floor Plan
Property Line
(E)Utility (E)Mezzanine
(E)Private
Dining (E)Back
of house
REVISIONS:
1
(E)Wine Room
Open to below
Wet bar Open to below
(E)Office
Property Line
Property Line
(E)Projection
Room
Roof below
DN
project
(E)Storage (E)Storage
Restaurant Expansion
Interior Renovation
DN Note:
Scope of work this permit
2534 Mission Street
DN See Sheet A2.1 - Detail #1 for additional
San Francisco, CA
information 9 4 1 1 0
MISSION STREET
Open to below
(E)Utility
(E)Mezzanine
Open to below
Open to below
ARCH
SED IT
EN hanie Fe E
ep
LIC
CT
(E)Rest
lch
St
room (E)Storage (E)Stor. No. C 24211
EN 7
. 2- 2 8 -1
R
TA
IA
RN
S
TE O
Property Line O F CALI F
print date:
CUA Intake 25 Feb 2016
Adjacent Property
10 9 8 7 6 5 4 3 2 1
NORTH Existing
Second Floor Plan
project
Restaurant Expansion
Interior Renovation
4 VIEW OF MAIN DINING ROOM 3 VIEW OF EXTERIOR COURTYARD 2 VIEW OF NORTH WALL OF EXTERIOR COURTYARD 1 VIEW OF EXTERIOR COURTYARD LOOKING EAST 2534 Mission Street
San Francisco, CA
9 4 1 1 0
LIC
CT
lch
St
No. C 24211
EN 7
. 2- 2 8 -1
R
TA
IA
N
S
TE R
O F CALI FO
print date:
CUA Intake 25 Feb 2016
VIEW TOWARD PROPERTY FROM SOUTH ON MISSION VIEW TOWARD PROPERTY FROM ACROSS MISSION VIEW TOWARD PROPERTY FROM NORTH ON MISSION
Existing
Photographs
Property Line
(E)Fire Corridor
(E)Wait
station
(E)Bar
Area (E)Main Dining Room (E)Kitchen
(E)Bar
Mens'
Restroom
UP
DN REVISIONS:
1
(E)Entry Lobby
Property Line
UP
Property Line
(E)Courtyard
(E)Stair Hall (E)Stor.
(E)Lobby
(E)Womens'
Bar Restroom (E)Back of house
Remove (E)
stairs
UP
(E)Fire Corridor
DN
(E)Hood
project
to be
Remove(E)
Line of (E)Mezzanine
MISSION STREET
DN relocated counter typ.
above to remain Restaurant Expansion
Interior Renovation
Remove(E)
stair typ. Replace (E)
2534 Mission Street
(E)Courtyard (E)Gallery (E)Bar
to be
storefront San Francisco, CA
relocated (E)Equipmt.
to be
9 4 1 1 0
relocated Remove(E)
model fixtures Remove(E)
(E)Fixtures
counter typ.
to be relocated Expose(E)
conc. wall
LIC
CT
lch
St
No. C 24211
EN 7
. 2- 2 8 -1
R
TA
IA
RN
S
TE O
O F CALI F
(E)Courtyard
ADJACENT PROPERTY
print date:
CUA Intake 25 Feb 2016
10 9 8 7 6 5 4 3 2 1 WALL LEGEND
Property Line
(E)Utility (E)Mezzanine
(E)Private
Dining (E)Back
of house
(E)Wine Room
Open to below
Wet bar Open to below
REVISIONS:
1
(E)Office
Property Line
Property Line
(E)Projection
Room
Roof below
DN
(E)Storage (E)Storage
DN
project
MISSION STREET
Restaurant Expansion
Interior Renovation
(E)Mezzanine
2534 Mission Street
Open to below
to remain Open to below San Francisco, CA
9 4 1 1 0
ARCH
Property Line SED IT
EN hanie Fe E
ep
LIC
CT
lch
St
No. C 24211
EN 7
. 2- 2 8 -1
R
TA
IA
RN
S
TE O
O F CALI F
Adjacent Property
print date:
CUA Intake 25 Feb 2016
10 9 8 7 6 5 4 3 2 1 WALL LEGEND
ADJACENT PROPERTY
Property Line
(E)Fire Corridor
(E)Wait
(E)Bar
station
(E)Kitchen
(N)Dish
Area (E)Main Dining Room 17'-3x44'-9" Area (E)Bar
REVISIONS:
UP 1 Revision #1
May 12, 2016
(E)Walk-in (N)Walk-in
DN 2 Revision #2
May 8, 2017
3 3 Revision
Aug 4, 2017
#3
(E)Common Corridor
3
Property Line
MISSION STREET
Property Line
(E)Courtyard
(N)Ice
(N)All-sex restroom
mach
(N)Garbage Room
2
(E)Stair Hall 13'-0"x27'-0" 9'-0"x24'-0"
dn
project
LIC
CT
lch
St
No. C 24211
Property Line EN 9
. 2- 2 8 -1
R
TA
IA
RN
S
TE O
O F CALI F
(E)Courtyard
print date:
Property Line
(E)Utility (E)Mezzanine
(E)Mezzanine
(E)Back
of house
(N)Rest
REVISIONS:
room
1 Revision #1
May 12, 2016
Open to below
Wet bar
(N)Rest
Open to below
2 Revision #2
room
3 May 8, 2017
3 Revision #3
Aug 4, 2017
(E)
(E)
(E)
MISSION STREET
Reception Office Office
Property Line
Property Line
(E)Projection
Roof below
Room
DN
2
project
(E)Storage (E)Storage
Restaurant Expansion
Interior Renovation
DN
2534 Mission Street
San Francisco, CA
4'-6"
(N)Hallway
9 4 1 1 0
(N)Hallway
(N)elev.
DN (N)Dining
Open to below
Room
Open to below 1,113 square
13'-0"x23'-0" feet total
(N)Storage
ARCH
SED IT
540 square feet EN hanie Fe E
3 ep
LIC
CT
lch
St
DN No. C 24211
EN 9
. 2- 2 8 -1
R
TA
IA
RN
S
TE O
Property Line O F CALI F
print date:
6 5 4 3 2 1
NORTH Proposed
Second Floor Plan
Property Line
REVISIONS:
1 Revision #1
May 12, 2016
2 Revision #2
May 8, 2017
3 Revision #2
Aug 4, 2017
Property Line
SUBJECT PROPERTY
Property Line
2
project
3
Restaurant Expansion
Interior Renovation
(N)Hallway 2534 Mission Street
San Francisco, CA
(N)Dining
9 4 1 1 0
(N)elev. Room
(N)Conditioned
12'-0"x17'-9" Wine Storage
22'-8"x26'-0"
(N)Mech.
& Sump ARCH
SED IT
EN hanie Fe E
4'-4"
wide
ep
LIC
CT
UP
lch
St
1,356 square
No. C 24211
feet total
Property Line EN 9
. 2- 2 8 -1
R
Property Line TA
IA
RN
S
TE O
O F CALI F
(N)Basement
54'-0"
print date:
6 5 4 3 2 1
Proposed
NORTH
Basement Plan
(E)Parapet
Fin Elev. 26'-4"
1 Revision #1
May 12, 2016
(E)First Floor
0'-0"
Note:
2
Scope of work this permit
See Sheet A3.2 - Detail #3 for additional
2 project
information
Restaurant Expansion
Interior Renovation
2534 Mission Street
1 PROPOSED EAST (MISSION STREET) ELEVATION 1/8"=1'-0" San Francisco, CA
9 4 1 1 0
LIC
CT
lch
St
No. C 24211
EN 9
. 2- 2 8 -1
R
TA
IA
RN
S
TE O
O F CALI F
print date:
CUA Intake 25 Feb 2016
CUA Revision 12 May 2016
CUA Revision 8 May 2017
(E)Parapet
Fin Elev. 26'-4"
NEW MISSION
(E)First Floor
0'-0"
Existing and
Proposed
Street Elevations
Property Line
(E)Roof truss top
(E)First Floor
EL: 0'-0"
1 EXISTING COURTYARD ELEVATION (WEST) (NO WORK FOR REFERENCE ONLY) 1/8"=1'-0"
REVISIONS:
1 Revision #1
2 May 12, 2016
2 Revision #2
May 8, 2017
10 9 8 7 6 5 4 3 2 1
Property Line
2
Existing Attic
project
Restaurant Expansion
Interior Renovation
Existing Hall Existing Office Existing Storage
2534 Mission Street
San Francisco, CA
(E)Second Floor
9 4 1 1 0
Existing Courtyard 10'-6"
(E)First Floor
ARCH
0'-0" SED IT
EN hanie Fe E
ep
LIC
CT
lch
St
No. C 24211
EN 9
. 2- 2 8 -1
R
TA
IA
RN
S
TE O
O F CALI F
1 EXISTING COURTYARD ELEVATION (NORTH) AND SECTION AT EXISTING ENTRY CORRIDOR (NO WORK FOR REFERNECE ONLY) 1/8"=1'-0"
print date:
CUA Revision 12 May 2016
CUA Revision 8 May 2017
1 2 3 4 5 6 7 8 9 10
Property Line
2
Existing top of roof line 30'-0" +/-
Existing Attic
(N)Third Floor
21'-0"
(E)
Existing Storage Existing Office Stair hall
2 EXISTING COURTYARD ELEVATION (SOUTH) AND SECTION THROUGH EXISTING STAIR HALL (NO WORK FOR REFERENCE ONLY) 1/8"=1'-0" A3.1
sheet number
pra is 707-869-9595
Post Office Box 291, Monte Rio, CA 95462
architects
Existing parapet height and roof
Existing parapet height and roof assembly to remain
assembly to remain
New precast concrete fascia tiles
as procesnium at area of work
5'-6"
New precast concrete fascia tiles
as procesnium at area of work
New plaster wall finish to match
10'-6"
existing exposed board formed
2'-6"
concrete interior walls
(E)Steel frame roof truss to
remain
(E)Steel frame roof truss to
27'-0" +/-
remain
27'-0" +/-
2'-6"
Existing board formed cast in
9'-0"
place concrete wall assembly to New inset fixed wood windows
remain no work wrap plaster finish into head
jamb and sill of opening
5'-0"
New wood door and window
12"
New wood door and window storefront assemblies with wood
storefront assemblies with wood REVISIONS:
trim to match sashes set
trim to match sashes set between columns and beam of
1 Revision #1
between columns and beam of steel frame
steel frame May 12, 2016
6'-6"
9'-0"
2'-6"
beyond
Restaurant Expansion
Interior Renovation
2534 Mission Street
2 PARTIAL BUILDING SECTION AT NEW STOREFRONT 1/4"=1'-0" 1 PARTIAL BUILDING SECTION AT NEW ENTRY VESTIBULE 1/4"=1'-0"
San Francisco, CA
9 4 1 1 0
Adjacent Property Subject Property
Adjacent Property
73'-0"
2 SED
ARCH
IT
Area of Work
EN hanie Fe E
ep
LIC
CT
26'-0"
lch
St
Existing parapet height to remain No. C 24211
EN 9
. 2- 2 8 -1
R
1
2
TA
IA
RN
S
New precast concrete fascia tiles TE O
A3.2 & 3.3 A3.2 & 3.3 O F CALI F
as procesnium at area of work
27'-0" +/-
wrap plaster finish into head
jamb and sill of opening
1'-10"
(N) Plaster wall finish to emulate
board formed concrete
1'-7"
(E) Partition wall assembly with
5/8" painted gyp. bd. each side
(E) Roof and rafter assembly to
of wall
remain
(N) Wood window sash, jamb and (N) Wood window sash set in new
sills typical opening wrap plaster finish into
(N) Plaster wall finish to emulate exterior head, sill and jamb
board formed concrete wall (N) Plaster wall finish to emulate
board formed concrete wall
Exterior
2
(N) Precast concrete fascia bolt
to face of parapet with imbeds (N) Precast concrete fascia bolt
cast into tile to face of parapet with imbeds
project
cast into tile
Restaurant Expansion
Exterior
Interior Renovation
Interior
2534 Mission Street
23'-2"
3 DETAILED PLAN AT UPPER LEVEL OF STOREFRONT/FACADE 3/4"=1'-0" San Francisco, CA
(N) painted gypsum wall board
9 4 1 1 0
LIC
CT
lch
St
No. C 24211
EN 9
(N) Wood trim to match new . 2- 2 8 -1
R
(N) Wood TA
IA
RN
S
window sashes typical soffit at TE
O F CALI FO
entry
vestibule
area
(N) Wood
(N) Wood window sash, jamb and trim to
9'-0"+/-
sills typical match
10'-0"+/-
Entry Vestibule sashes at all
new doors
and windows
2'-2"
entire width of
new facade
area
Details at
Storefront & Entry
Areas
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
pra is
Post Office Box #291; Monte Rio, CA 95462
architects
707-869-9595
D E F G
BLOCK 3609 BLOCK 3609 BLOCK 3609 BLOCK 3610
SAN CARLOS
LEXINGTON
R R R R
21ST STREET
300
BLOCK 3616
R R R R R R
REVISIONS:
300
300
BARTLETT STREET
VALENCIA STREET
MISSION STREET
project
CAPP STREET
BLOCK 3615
BLOCK 3616
Restaurant Expansion
Interior Renovation
2534 Mission Street
San Francisco, CA
9 4 1 1 0
300
C B A
print date:
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
pra is architects
San Francisco Planning Commission
1 Dr. Carlton B. Goodlett Place
Room 400 City Hall
San Francisco, CA 941024689
Attn: Planning Commission Board Members November 3, 2017
Subject:Conditional Use Application 2016002572 CUA
Project: Proposed Restaurant Expansion Interior Renovation
located at 2534 Mission Street; San Francisco, CA 94110
Dear Members of the Planning Commission,
Our clients, the Foreign Cinema dba Variety Lights and Feed Bag Inc. the property owner have requested
that we provide you with additional information to help support the Proposed Project as submitted.
The following is a list of local companies, non-profit organizations and advocacy groups that the Foreign
Cinema has demonstrated community support:
Bethany Senior Center
Dine out for Life
Casa del Las Madras
Kids Smart
Little Kids Rock
San Francisco Rock Project
Huckleberry Youth Project
World Central Kitchen
Dinner a la Heart San Francisco Institute on Aging
Harvey Milk Civil Rights Academy
Farmer's Market Collective
LGBT Center
Mission Local
Meals on Wheels
Please see Letters of support that include:
Human Rights Campaign
Sisters of Perpetual Indulgence
Mission Graduates
Lyric Center for LGBTQQ Youth
Magnum PR
Noe Valley Nursery School
Please see the list of Community Donations from 2014 1st half of 2015 in the form of gift certificates.
Please see the list of honors that include:
San Francisco City Proclamation by Mayor Ed Lee proclaiming September 18th, 2014 to be "Foreign Cinema
Day" based on celebrating its 15 year anniversary of being in business.
Post Office Box 291; Monte Rio, California 95462 Telephone 7078699595 praxisarchitects.com
pra is architects
The San Francisco Bay Area Human Rights Campaign Steering Committee would like
to pledge our support and appreciation for Foreign Cinema Restaurant. As our neighbor
in the Mission District of San Francisco, Foreign Cinema has shown themselves as a
standout member and huge supporter of the community. Their philosophy of improving
where we live and work, by giving back is not a common practice with many businesses,
but Foreign Cinema makes it a priority. We wish more organizations were as aware and
generous in their endeavors.
Foreign Cinema recently held their 18 year anniversary fundraising event, of which our
organization was the beneficiary. Their generosity and support of usas well as other
groups and non-profits in the areamake it possible to do the important work we do
and we cant thank them enough.
In addition, Foreign Cinema employs over 130 members of the community, nurturing and
inspiring those in the culinary arts. Some may strive to one day have their own businesses
which may also support the community.
As volunteer leaders of the local SF Bay Area Steering Committee of the Human Rights
Campaign, we fully endorse and support Foreign Cinema in all of their future endeavors
and wish them continued growth and successbecause when they succeed, so does
our community.
Sincerely,
Todd Hedgpeth & Matt Hendry
Co-Chairs
DearSFPlanningDepartment,
NoeV alleyNurserySchooliswritinginsupportofForeignCinema.Theyareanoutstandingneighbor
andcommunityleader.Weareanonprofitcooperativepreschoolintheneighborhoodandeveryyear
ForeignCinemasupportsourfundraisingeffortssothatwecanoffers cholarshipsandplaybased
curriculumfullofopportunitiestoexplorenature,Spanish,art,friendship,andimaginationtochildren
ofallfinancialbackgroundsinourcommunity.Wetreasurethediversityofourcommunityand
ForeignCinemassupportthathelpsourcommunitythrive.
Sincerely,
MayaKuttan
NoeV
alleyNurserySchoolBoardMember
Date: November 2, 2017
Planning Department
City and County of San Francisco
1650 Mission Street, Suite 400
San Francisco, CA 94103
RE: 2534 Mission Street
SF, CA 94110
Foreign Cinema
Permitting
To Whom It May Concern:
th
I reside in close proximity to Foreign Cinema and Laszlo at 3826 17 Street Foreign Cinema has been an invaluable supporter to
the Mission neighborhood over its 18 years in business. They are a beacon for the community in the area and have brought
about positive change through their fundraising and care for the Mission. I have always enjoyed visiting Foreign Cinema for
dinner with my family and friends as the food is authentically San Francisco and is representative of the hard work, creativity,
and stewardship of co-owners/co-chefs Gayle Pirie and John Clark.
I understand that owner Gayle Pirie and John Clark are seeking to build a wine bar in the building next to Foreign Cinema.
I strongly support Foreign Cinema because of their unyielding commitment to the neighborhood and their personal principals.
Gayle and John are native to the Bay Area and have contributed to the diverse dining scene in San Francisco for decades.
Foreign Cinema has been a cornerstone of the Mission District for almost two decades. Gayle and John and their staff have
donated countless hours and dollars to the community of the Mission and are forever grateful to be located within such a
vibrant community. In a place where things are ever-changing, Foreign Cinema remains a true San Francisco place and the
addition of a wine bar will allow more people to enjoy in and learn about wine and the processes by which its made. The wine
bar will have the same standards of sourcing and quality care of staff as Foreign Cinema has for more than 18 years.
I would like to express my support for the project and I urge the Planning Commission to approve the project as proposed.
Sincerely,
Emily Rudisill
th
3826 17 Street
SF, CA 94114
Foreign Cinema Submittal
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
pra is architects
San Francisco Planning Commission
1 Dr. Carlton B. Goodlett Place
Room 400 City Hall
San Francisco, CA 941024689
Attn: Planning Commission Board Members November 3, 2017
Subject:Conditional Use Application 2016002572 CUA
Project: Proposed Restaurant Expansion Interior Renovation
located at 2534 Mission Street; San Francisco, CA 94110
Dear Members of the Planning Commission,
Our clients, the Foreign Cinema dba Variety Lights and Feed Bag Inc. the property owner have requested
that we provide you with additional information to help support the Proposed Project as submitted.
The following comments have been submitted from the San Francisco Planning Department to PRAXIS
Architects on October 24, 2017 as justification for denial of the Conditional Use Application
2016002572CUA in italics:
"The Department recognizes the importance of activating a vacant storefront and thus, it would be open to
supporting a new restaurant at 2540 Mission Street; however, an expansion of the proposed size cannot be
supported by the Department."
As defined by the Mission Street Neighborhood Commercial Transit District zoning:
"This District has a mixed pattern of larger and smaller lots and businesses..."
The Foreign Cinema is located on a lot facing Mission Street which is 11,762 square feet in a building that
was built in 1926. On the same block facing Mission Street there are lots and buildings from 1907 of 20,318
square feet and 21,500 square feet as well as from 2014 of 23,096 square feet.
Mission Street was originally an entertainment-based commercial corridor and was well known as one of the
San Francisco "Theater Districts". There are lots that face Mission Street between 20th Street and 23rd
Street that range between 17,566 44,100 square feet.
The Foreign Cinema's original Conditional Use approval from 1998 approved a use size exceeding 10,000
square feet and did not limit future expansion on the same property.
"The determination has been made because a fine grain pattern of comparable commercial store frontages is
encouraged in the Mission NCT. With this proposed expansion, the subject commercial store frontage would
increase by 55%, which as a policy discussion has been determined to be excessive."
The proposed Mission Street elevation has been designed to reduce the visual scale of the existing lot from
the street. The detail components are appropriate to the pedestrian scale of the street and serve to
distinguish the proposed new storefront from the existing building thus creating a difference in scale. The
proposed elevation has its own architectural character and is approximately 25'-0" wide which mimics the
typical residential lot in San Francisco.
The current Conditional Use Application was submitted to the Planning Department on February 25, 2016.
Post Office Box 291; Monte Rio, California 95462 Telephone 7078699595 praxisarchitects.com
pra is architects
ConditionalUseAuthorizationHearing
CaseNumber2016002572CUA
2534MissionStreet
Jardines, Esmeralda (CPC)
Hi Esmeralda,
I just left you a message on your vm, stating that we discovered that there is a conflict for the Oct 17th Foreign
Cinema/Planning meeting on the scheduled date and time. The Mission Community had a previously scheduled
community meeting at 6 pm on Oct 17th, so no one from our community will be able to attend this Planning
Dept meeting re: Foreign Cinema/2534 Mission St.
Can this meeting be rescheduled, please, so that you can hear input from the affected Mission community?
Maybe in the future, before it is announced, can you check with USM to see if we already have our own events
scheduled for the proposed dates? By checking with USM, a coalition of over 20 Mission community
organizations, you'd hit a large percentage of the Mission events scheduled. Sorry there is no one community
calendar to check.
thanks
peace
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1
Jardines, Esmeralda (CPC)
Hi Esmeralda,
I thought I saw an update come through on this project recently, but now I can't seem to find it and there is
nothing new online. Can you please update me as to whether this project has any new updates?
I don't believe we've ever had a chance to discuss this project. There is widespread concern about this
establishment - extremely controversial from the time it opened - expanding its very elite locale, as we believe
this is in direct opposition to the goal of preserving Mission St as a corridor for our low-income families.
Thank you,
Peter
1
Jardines, Esmeralda (CPC)
Thank you so much for the thorough breakdown. It's clear to me now how this played out in accordance to the
code and controls.
Peter
On Tue, Aug 29, 2017 at 11:48 AM, Jardines, Esmeralda (CPC) <esmeralda.jardines@sfgov.org> wrote:
HelloPeter,
Youarecorrect,thecumulativesquarefootageismorethantheprincipallypermittedusesize,whichiswhattriggers
theconditionaluseauthorization.Theprojectsponsorwaspreviouslyconsideringestablishinganewrestaurant
altogetherwhichwouldhavealsorequiredaCUAbutforthe2016MissionInterimControlsrequiringCUAsfornew
restaurants,notforexceededtheprincipallypermittedusesize.However,theprojectteamultimatelyoptedforan
expansionoftheexistingrestaurantestablishment.
PertheplansIpreviouslyforwardedtheSFsareasfollows:
(E)restaurantis11,799SF
(N)restaurantis16,194SF
The16,194SFisinclusiveofthebasement,courtyardsandstorage.
Pleaseletmeknowifyouhaveanyfurtherquestions.
Thankyou,
EsmeraldaJardines
Planner,CurrentPlanning,SEQuadrant
SANFRANCISCO
PLANNINGDEPARTMENT
1650MissionStreet,#400|SF,CA94103
esmeralda.jardines@sfgov.org|415.575.9144
We are concerned about these huge upscale restaurant conversions and the effect they will have to family
displacement on Mission St.
Does this project fall under the 6,000 single-use sf limit for Mission St? I can't find a total number but it appears
larger than this from the plans.
Thank you,
Peter
On Tue, Aug 29, 2017 at 10:55 AM, Jardines, Esmeralda (CPC) <esmeralda.jardines@sfgov.org> wrote:
2
Soundsgreat,Peter!TheprojectsponsorisStephaniefromPraxisArchitectsandheremailis:
stephanie@praxisarchitects.com.Pleaseletusknowifwecanbeoffurtherassistance.
Thankyou,
EsmeraldaJardines
Planner,CurrentPlanning,SEQuadrant
SANFRANCISCO
PLANNINGDEPARTMENT
1650MissionStreet,#400|SF,CA94103
esmeralda.jardines@sfgov.org|415.575.9144
Thank you for the update, this is helpful. Someone from MEDA will be reaching out to them to discuss their
project.
Thank you,
Peter
On Mon, Aug 28, 2017 at 3:39 PM, Jardines, Esmeralda (CPC) <esmeralda.jardines@sfgov.org> wrote:
HelloPeter,
3
Yes,revisionshaverecentlycomeinfor2534MissionStreet,whichIhaveattachedtothisemail.
Theprojectwasonholdindefinitelyastheprojectsponsorwastryingtodeterminethefinalprojectscopeitwouldbe
movingforwardwith.Ultimately,theyoptedforarestaurantexpansionoftheexistingrestaurant.Attachedpleasefind
theeatinganddrinkinguseconcentrationsurveyaswellasthemostrecentplans.Pleaseletmeknowifyouwouldlike
tobeputintouchwiththeprojectsponsororifyouhaveanyadditionalquestions,commentsorconcerns.
Thankyou,
EsmeraldaJardines
Planner,CurrentPlanning,SEQuadrant
SANFRANCISCO
PLANNINGDEPARTMENT
1650MissionStreet,#400|SF,CA94103
esmeralda.jardines@sfgov.org|415.575.9144
Hi Esmeralda,
I thought I saw an update come through on this project recently, but now I can't seem to find it and there is
nothing new online. Can you please update me as to whether this project has any new updates?
I don't believe we've ever had a chance to discuss this project. There is widespread concern about this
establishment - extremely controversial from the time it opened - expanding its very elite locale, as we believe
this is in direct opposition to the goal of preserving Mission St as a corridor for our low-income families.
4
Thank you,
Peter