o0014-26

• FILE NO. 251100 ORDINANCE NO. 14-26 [Planning Code - Landmark District Designation - Chula-Abbey Early Residential Historic District] Ordinance amending the Planning Code to add a new Appendix P to Article 10, Preservation of Historical, Architectural, and Aesthetic Landmarks, to create the Chula- Abbey Early Residential Historic District; affirming the Planning Department's determination under the California Environmental Quality Act; and making public necessity, convenience, and welfare findings under Planning Code, Section 302, and findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1. NOTE: Unchanged Code text and uncodified text are in plain Arial font. Additions to Codes are in single-underline italics Times New Roman font. Deletions to Codes are in s:rikethret.-gh iUtlics Times Plew R0menf011t. Board amendment additions are in double-underlined Arial font. Board amendment deletions are in strikethrough Arial font. Asterisks (* * * *) indicate the omission of unchanged Code subsections or parts of tables. Be it ordained by the People of the City and County of San Francisco: Section 1. CEQA and Land Use Findings. (a) The Planning Department has determined that the actions contemplated in this ordinance comply with the California Environmental Quality Act (California Public Resources Code Sections 21000 et seq.). Said determination is on file with the Clerk of the Board of Supervisors in File No. 251100 and is incorporated herein by reference. The Board of Supervisors affirms this determination. (b) Pursuant to Charter Section 4.135, the Historic Preservation Commission has authority "to recommend approval, disapproval, or modification of landmark designations and historic district designations under the Planning Code to the Board of Supervisors." Supervisor Mandelrnan BOARD OF SUPERVISORS Page 1 (c) On October 15, 2025, the Historic Preservation Commission, in Resolution No. 1497, adopted findings that the actions contemplated in this ordinance are consistent, on balance, with the City's General Plan and with Planning Code Section 101.1 (b) and recommended that the Board of Supervisors adopt the proposed amendments. A copy of said Resolution is on file with the Clerk of the Board of Supervisors in File No. 251100, and is incorporated herein by reference. The Board adopts these findings as its own. (d) On October 23, 2025, the Planning Commission, in Resolution No. 21858, found that the proposed Planning Code amendments contemplated in this ordinance are consistent, on balance, with the City's General Plan and with Planning Code Section 101.1 (b), particularly the provision of housing to meet the City's Regional Housing Needs Allocation. In addition, the Planning Commission recommended that the Board of Supervisors adopt the proposed Planning Code amendments. A copy of said Resolution is on file with the Clerk of the Board of Supervisors in File No. 251100 and is incorporated herein by reference. (e) The Board finds that the proposed Planning Code amendments contained in this ordinance are on balance consistent with the City's General Plan and with Planning Code Section 101.1 (b) for the reasons set forth in both Historic Preservation Commission Resolution No. 1497, and Planning Commission Resolution No. 21858, which reasons are incorporated herein by reference. (f) Pursuant to Planning Code Section 302, the Board of Supervisors finds that the proposed ordinance designating the Chula-Abbey Early Residential Historic District will serve the public necessity, convenience, and welfare for the reasons set forth in Historic Preservation Commission Resolution No. 1497 and Planning Commission Resolution No. 21858, which are incorporated herein by reference. (g) The Board of Supervisors hereby finds that the Chula-Abbey Early Residential Historic District has a special character and special historical, architectural, and aesthetic Supervisor Mandelman BOARD OF SUPERVISORS Page 2 interest and value, and that designation as a Landmark District will further the purposes of and conform to the standards set forth in Article 10 of the Planning Code. Section 2. The Planning Code is hereby amended by amending Article 10 to add Appendix P, to read as follows: APPENDIX PTO ARTICLE 10 CHULA-ABBEY EARLY RESIDENTIAL DISTRICT Sec. I. Findings and Purposes Sec. 2. De~nation Sec. 3. Location and Boundaries Sec. 4. Relation to Planning Code and the Provisions o{the Charter of the City and County of San Francisco Sec. 5. Statement of Significance Sec. 6. Character-Defining Features ec. 7. Definition Sec. 8. Standards of Revigw o[AJm.lications Sec. 9. AdditiQ11crl Standards o(Review forAdcfitions and Ne"" ConstrnctiQn Sec. I 0. Significance oflndividual Buildings l.Q the Historic District Sec. I I. Paint Color SEC. 1. FINDINGS AND PURPOSES. The Board o(Supervisors hereby finds that !he area known and described in this ordincmce as the Chula-Abbey Early Residential District contains 52 buildings that have a special character and special historical. architectural and aesthetic interest and value, and constitutes a distinct section of the Citv. Th~ Board of Supervisors further finds that designation of said area as a District will be in Supervisor Mandelman BOARD OF SUPERVISORS Page 3 furtherance ofand in conformance with the purposes ofArticle 10 ofthe 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 in order. This ordinance is intended to further the general purpose ofhistoric preservation legislation as set forth in Section 1001 o(the Planning Code. lo promote the health. sa(eo, and general welfare o[lhe public. SEC. 2. DESIGNATION. Pursuant to Section 1004 of the Planning Code. the Chula-Abbey Early Residential District is herebv designated as an Article 10 District, Lhis designation having been duly approved by Resolution o. 142~7 o{Lhe Historic Preservation Commission and Resolution No. 21858 o[lhe Planning Commission. which Resolutions are on file with the Clerk o(the Board o(Supervisors under File No. 251100 and which Resolutions are incorporated herein and made part hereof as though fullv seL forth. SEC. 3. LOCATION AND BOUNDARIES. The location and boundaries of the Chula-Abbey Early Residential District. which contains 52 buildings, encompassing properties on the south side of Chula Lane between its intersections with Church Street and Dolores Street withjhe exception ofa concentration o(properties located at the intersection of Chula Lane and Abbev Slreet. The District also includes properties on both sides of Abbey Slreet between Chula Lane and 1711, Street. properties on the west side o(Dolores Street he tween Chula Lane and 17th Street. and properties on the north side off ?h S!J·eet between Dolores and Church streets. The District includes lots contained within Assessor's B!Qcks 3556 and 3579 and shall be as designated on the Chula-Abbey Earlv Residential District Map. the original o(which is on file with the Clerk of the Board of Supervisors under File No. 251100. which Map is hereby incorporated herein as though fitlly set forth. 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I ~ 1 -;a 1"7519037-038 )g • ~ t (21ots) ~ \ l-- ~ -- 35790018 --•--- 4 The boundaries of the Chula-Abbey Early Residenliqj~Oistrict are outlined \ I a ~ ,. -!! SEC. 4. RELATION TO PLANNING CODE AND THE PROVISIONS OF THE CHARTER OF THE CITY AND COUNTY OF SAN FRANCISCO. (a) Article JO o(/he Planning Code is Lhe basic law governing historic preservation. in the City and County o(San Francisco. This ordinance. being a specific application of Article I 0, is both subiect Lo and in addition to the provisions thereof (b) Except as mav be specifically provided to the contrarv in this ordinance, nothing in this Supervisor Mandelman BOARD OF SUPERVISORS Page 5 ordinance shall supersede. impair or modify any Planning Code provisions applicable to propertv in the Chula-Abbev Earlv Residential District, including but not limited to existing and fiaure regulations controlling uses. height. bulk. lot coverage, floor area ratio. required open space. off-street parking and siw~s. SEC. 5. STATEMENT OF SIGNIFICANCE. Identified through the Mission Dolores Neighborhood Context Statement & Survev. the Chula- Abbev Earlv Residential District is a one-block long stretch ofproperties, centered on Chula Lane, Abbev Street, and J ?1h Street. significant as a representative collection of Folk Victorian, Italianate, Classical Revival. and Oueen Anne residential buildings associated with the themes of "Early Neighborhood Development (1864-1906)" and "1906 Earthquake and Reconstruction (1906-1915 ). " The period ofsignificance is 1865 to 1912. The District is comprised of52 properties, 37 of which include contributing resources. located in the Mission Dolores neighborhood. There are 15 non- contributing properties. The Chula-Abbev Earlv Residential District is significant as a representative collection of residential buildings that physicallv illustrate the neighborhood's pre- and post-1906 Earthquake and Fires development transition. Because it was spared from the 1906 fires that decimated many nearby neighborhoods. the district provides a unique combination of early, small scale single-family homes along with post-1906 reconstruction-era's larger scale multi-family fiats and apartments. The maiority of buildings within the Chula-Abbev Earlv Residential District were constructed before the 1906 Earthquake and Fires. with only a small portion dating from the reconstruction period. The District provides a rare example of the neighborhood's small-scale residential and agricultural development pauerns in the late nineteenth centurv. Centered around Chula Lane. an east-west midblock alley, and Abbey Street, a north-south midblock allev. the buildings in the district physicallv illustrate the neighborhood's transiLion of development fi:om earlv. small scale single-family homes to larger scale multi-family fiats and Supervisor Mandelman BOARD OF SUPERVISORS Page 6 apartments. The building'i related to the "Early Neighborhood Development (1864-1906) " theme are largely focused along Chula Lane and Abbev Street as a linear grouping of/ow-scale. /i-eestanding buildings that evoke modest. working-class cottages in a less urban setting. Larger, (i-eestanding. .Xi1Jgle-familv dwellings were also built during this early period along the primarv streets. including 3639 17'" Street (1874) and 3656 17'" Street (1885). ~Many ofthese larger residential buildings were converted into flats in the 1890s while surrounding properties were developed in a similar manner. These infill construction and reconstruction properties relate to 111906 Ectrthquake and Reconstruction (1906-1915)" theme. The Chula-Abbey Early Residential District is also architecturallv significant as distinctive grouping of Victoricm-era residenlial dwellings in Folk Victorian. Italianate. Stick-Eastlake. and Oi,een Anne stvles. The Chula-Abbey Earlv Residential District is a representative collection of buildings where the overall scale and massing. wood construction. and rhvthmic bavs ofthe contributing buildings create a sense of continuitv. The period ofsignificance for the District is 1865 to 1912. inclusive of the period of construction of all contributorv buildings within the Districl. Additional historic information. and descriptions ofindividual buildings. mav be found in the Chula-Abbev Ear~ Residential District Designation Report. ·which is herebv incorporated herein as though fully set forth. SEC. 6. CHARACTER-DEFINING FEATURES. Whenever a building. dislricl. site. obiect. or landscape is under consideration for Article J 0 Landmark designation. the Historic Preservation Commission is required to identify character-defining features. This is done to enable owners and the public to understand which elements are considered most important to preserve the historical and architectural character oft he proposed landmark or landmark district. The character-defining interior features of buildings in the di.strict are identified as: None. Supervisor Mandelman BOARD OF SUPERVISORS Page 7 The character-defining exterior features o(contributorv buildings in the district are identified as: All exterior elevatio11!J~ro9flines, historic doors and fenestration. historic materials and finishev, historic front setbacks. aBd historic architectural d~tails. as described below. The following section describes in further detail the character-defining features of the dislricl and o[individuaf buildings. A. Overall Form, Scale and Proportion Due to the briefperiod o[construction - most contributory buildings were constructed between I 865 and I 905 - buildings within the district exhibit characteristics o(one o(two basic residenlial propertv types: single-(amilv earlv residential or multi-familv reconstruction residential (as defined in the Mission Dolores Context Statementl. District buildings are almost all residential. composed primarilv of detached. attached or semi- al/ached. single-family dwellings and residential flats or apartments. A couple ofmixed-·use buildings within the districf (tvpicallv located on street corners) with residences on upper floors also include commercial use at the street level. Buildings in the district range fi-om I ½ storv-over-basement to four stories in height. with I ½ and three stories predominating. Roofforms are predominantlv flat. front- facinggable, or front-facing gable behind a projecting parapet and/or cornice. Several buildings have hipped roofs. The district's smallest residences are on lots facing the neighborhood's allevs and narrow mid- block streets. These buildings are typically I ½- to two-slOries in height, have raised. recessed entrances accessed by straight-run 1;vood staircases with turned balustrades. o[len have deep front se!backs. and feature Folk Victorian. modest Italianate or Slick-Eastlake detailing on the primary, street-facing facades. Folk Victorian style buildings are often adorne_d withhasic decorative elements such as spindle work porches. Some ofthese smaller buildings have been converted from single- to two- units. Buildings fronting wider streets - J 7'h and Dolores streets - have larger footprints. are taller. Supervisor Mandelman BOARD OF SUPERVISORS Page 8 and consist a/residential flats or apartments. These buildings are typically 2 ½- lo four-stories in height. have recessed. raised entrances. straight run stairs. and feature Queen Anne, Classical Revival. Italianate. or Stick-Eastlake detailing on the primary. street-facing facades. Romeo Flats buildings at Dolores Street are built to the front lot line while residential flats buildings at 17th Street are often setback with n-ont yards. Although the roofforms - particularlv at the non-visible rear facade - ofa substantial number of buildings have been altered lo incorporate skylights. small dormer windows. fire escapes. stair penthouses, or solar panels these alterations were constructed outside of the Period of Significance and have not gained significance. Gcmeral characteristics o[lhe district ·s two primary residential building types (Single-Family Early Resici~1JtiaL and Multi-Family Reconstruction Residential) and one sub-type (Romeo Flats) are: Single-Fctmilv Early Residential: Properties dating fi-om the "Early Neighborhood Development (186-f.-1906) " period are unified bv their common forms. massing. and materiality representative of the earlv residential and agricultural development of the Mission Dolores neighborhood. Character-defining features o[Lhe properties within the district dating from this p_eriod_i11clude: • Small. one-story over- inte,;[l'ated garage or two-story massing • Horizontal painted wood siding • Front-facing gable roof Italianate stvle flat-font parapet roofform. or proiecling bracketed cornices • Wood double-hung ·windows with ogee lugs • Architectural ornament including brackets. applied columns. window and/or door hoods. and other facade ornamentation indicative of the various architectural styles • Front se1back or location on lot in re[§rence to street • Central or offset primarv entrance and stair Supervisor Mandelman BOARD OF SUPERVISORS Page 9 Multi-Family Reconstruction Residential: Properties dating from the "Earthquake and Reconstruction (1906-1915)" period are unified by their larger scale, form, and massing to meet housing needs o(the growing population ofthe Mission Dolores neighborhood. Character-defining features of the residential flats or apartment buildings within the district dating from this period include: • Two or three-sLory over-integrated garage or three-story massing • Horizontal painted l-VOod siding • Front-facing gable roof or proiecting cornice • Wood double-hung ·windows with ogee lugs • Single or paired proiectingbay(s) at fi·ont facade • Front setback/location on lot in re{grence to street • Offset entrance ·with recessed. straight-run original slair configuration Romeo Flats: The Rom_eo flat. a San Francisco-based. high-density form ofrental housing with four to six units, generally for working-class tenants. was tvpically built afier the 1906 earthquake and fires. Romeo flats are multi-unit. residential buildings with three bays lining the facade. An open or enclosed. central winding staircase located in the central bay divides the facade vertically. Balconies are located at each story of the central bav ifit is open. When enclosed, windows are located at each landing Several district buildings along Dolores Street are Romeo Flats. B. Materials and Finishes Buildings in the district are of wood frame construction and were historically clad in horizontal wood siding Exterior surface finishes are painted. Channel drop wood siding is typical at the secondary and rear facades. while a combination of flush lap. channel drop, clapboard, or shaped shingles are typically found at the primary facades. Most buildings retain their historic siding though a few were later clad in stucco, masonite, or composite shingle siding These replacement siding materials have not gained significance. Supervisor Mandelman BOARD OF SUPERVISORS Page 10 Histori~ally. there were several rypes of stairs constructed in the district: longer flights of wood stairs that typicallv proiect ow fi·om Italianate or Stick-Eastlake style buildings and shorter flights tvpicaflv found within the recessed enLries of Progressive-era flats and apartment buildings. Many of the Folk Victorian residenceLhave wood porches with spindlework details at the ground level entrances. At the buildings along alleys and narrow streets. enlrv stairs are often solid and uniform in appearance featuring closed risers. solid cheek walls beneath the stairs. turned wood balustrades. and capped newel posts. and have a painted finish. Some flights of stairs were later replaced with new wood stairs and balusters. Raiseclsmtrances to these smalier residential buildings lead to narrow openings highlighted with wood trim and bracketed hoods. Wood paneled and gla~ed doors with transom window sit within a shallow paneled recess. Progressive-era buildings - Oueen Anne or Classical Revival stvle - within the district. particularly those on 17th and Dolores streets. feature wood or terrazzo steps with solid cheek walls and landings. These stairs are typicallv localed partiallv within the building envelope and provide access to recessed entrance doors. The recessed vestibules have wood paneled walls, coffered or stucco-clad ceilings, and floors clad in wood. terrazzo. or tile (usually hexagonal tiles with a polychromatic trim or mosaic tile). Entrances of Progressive-era flats are tvpicallv flanked bv Classical columns or pilasters, and decorated with applied plaster ornament. such as garlands and floral fi-iezes. While compatible. replacement stairs have not gained significance in their own right. Existing gable roofs are tvpically finished ·with asphalt or composite shingles. Though generally compatible. these roofing materials have not gained significance. C. Doors and Fenestration J\1any of the district's buildings retain their original primary entrance doors. These paneled wood doors. often slightly wider Lhan contemporary entrance doors, are commonly glazed at the upper Supervisor Mandelman BOARD OF SUPERVISORS Page 11 portion and feature corniced and bracketed hoods and incised or applied ornament. Occasionally, a ingle fixed window is located adiacent to the entrv door o[Oueen Anne buildings. and many entrv doors are to[2J2_ed with transom windows. Fenestration is remarkably consistent throughout the district. consisting of vertically oriented double-hung single-light wood sash windows, with ogee lugs, s~et in wood surrounds. Windows are typically set in wide angled bavs with smaller windows set flush with the fcicade. often adiacent to or above the primarv entrv. Window surrounds are typically topped with cornices, occasionally featuring pediments, wilh ornamented details. Smaller vertically oriented windows, set in a single or paired configuration. are typical on Italianate buildings. Some windows have segmental-arched upper sash. Several buildings. typicallv Progressive-era flats buildings, feature curved wood~ash windows set in curved structural bavs. Angled or curved bavs tvpically contain three windows. though certain bavs of corner buildwgs contain four or five windows. Most windows are rectangular although there are several buildings with arched windows. Large flats buildings. particularly Romeo flats. have continuous slacked angled bavs flanking enclosed central stair with flush window at each landing. On visible side and rear elevations. windows are typicallv single or paired double-hung sash with simple wood surround~. While manv buildings within the district retain some or all historic double-hung wood sash windows with ogee lugs on primarv, street-facing elevations. many others have replacement sash. Replacement windows made of aluminum or vinvl sash. casement or slider windows. or windows with divided lights that were added lo buildings after the Period o(Signi(icance have no/ gained significance. The addition ofgarages has altered the front facades and yards of many District properties. Many of the historic buildings within the district were not originallv constructed with an integrated automobile garage. Manv front yards have been (idly or partially paved Lo accommodate drivewavs for Supervisor Mandelman BOARD OF SUPERVISORS Page 12 garages inserted in the basement ofmcmv buildings. Garage structures, openings. and drive1,11avs have not gained significance. Several cornf3r buildings have ground floor commercial spaces 1hat are characlerized bv glazed entrv doors set in recessed vestibules with large. fixed storefi-onl windows on solid raised bulkheads. Transom windows span the storefronts. D. Architectural Details Common trails found Lhroughout the district are bav windows. gable roofs, parapets. decorative cornices. ornamental shingles. and spindle work. as well as more classically influenced detailing such as dentils. pediments. columns. and applied plaster ornament. Late Victorian- and Progressive-era architectural stvles predominate with Italianate. Stick- Eastlake, Oueen Anne. and Classical Revival stvles most widelv represented. Architectural details commonlv found on the district's Italianate and Stick-Eastlake buildings - usually at the smaller dwellings on allevs and narrow streets - include cornice lintels. bracketed hoods, raised panel fi'iezes and bracketed cornices. and false shaped parapets sometimes with pent roofs for Italianates (3639 J Jlh Street features a canted bay window with colonette mullions and an elaborate cornice at each story) and bracketed cornice caps. elaborate bracketed door hoods (flat or pedimented) and trim. [a!Je parapets with paneled friezes, brackets, raised porches with spindlework frieze and turned wood supports, and proiecting cornices on Stick-Eastlakes (3656 17'" St1·eet chamfered bay window feature" mullions with engaged colonettes and paneled aprons. while a cornice defines its first story windows; 3620-3624 171h Street features a box bay capped with a tall. false pedimented gable with sunburst inlay)_. Folk Victorian buildings were most o/f:en simple working-class residences, or modest vernacular buildings that were adorned with basic decorative elements such as spindle work porches or cornice-line brackets The district ·s larger flats buildings, facing onto the wider, primary streets. are typically Supervisor Mandelman BOARD OF SUPERVISORS Page 13 Classical Revival style. including all the district's Romeo Flats buildings. Buildings in the district in this stvle feature wide angled or round bav windows, flat roofs. bulky projecting cornices with modi/lions or dentils. raised panel spandrels. scroll keystones. broken entablatures, and pedimented and columned porch or portico enlriev. Architectural details commonlv found on Oueen Anne buildings in the district include raked cornices. flared eaves, shingled tvmpanums. fish-scale shingling. proiecling bracketed cornices. steeplv pitched gable roofs. finials. geometric applied ornament at spandrel panels, dentils, friezes decorated with wood ornament. egg and dart molding, cut-out screens, sunbursts. intermediate cornices, window and door hoods, spindle screens. turned wood balustrades and newel posts. turned wood porch supports. a variety of wood cladding and patterned wood shingles. arched porticos. and Corinthian or Composite columns and pilaslers. SEC. 7. DEFINITIONS Visibilitv: Visible from within a 150-foot radius of the parcel boundaries. Visibility from a public right-of-way can be determined bv drawing circles with a radius of] 50 feet at each corner ofa lot that fronts on a public right-of-way and then determining which portions of a property are visible when standing in the public right-of-wav. Public Right-of-Way: A public right-of-way is a street or side·walk Primary Facade or Elevation: A primarv facade is a building's main street-facing facade. Corner buildings have two prima,-y far.:ades. Rear Facade or Elevation: The rear facade is located at the rear ofthe building and faces the backvard. SEC. 8 STANDARDS OF REVIEW OF APPLICATIONS The standards for review of all applications for Certificates of Appropriateness are as set forth in Section 1006. 6 of Article J 0. For the purposes o[revieM1 under those standards. lhe "character of the Supervisor Mandelman BOARD OF SUPERVISORS Page 14 Historic District" shall mean the exterior architectural features o(the Chula-Abbev Earlv Residential District referred lo and described in Section 6 ofthis Appendix. The three levels ofreview are: "No Certificate of Appropriateness" is required: an ''Administrative Certificate o(Appropriateness" is required. which is approved adminis.Lrativelv bv Planning Department Preservation staff as delegated pursuant to Section J 006.2(b) o[fhe Planning Code: and "Certificate o[Appropriateness" is required pursuant to Section 1006 ofthe Planning Code ctt a regularly scheduled Historic Preservation CommJssion hearing. The procedures. requiremenL, controls and standards o(Article IO of the Planning Code shall apply Lo all applicalions for Certificates o[Appropriateness and/or Administrative Cerlificates o(Appropriat<!1Jess in the Chula- Abbev Earl'J!._Residential District. Anv exterior change wilhin the Chula-Abbey Early Residential Districl shall require a Certificate of Appropriateness, pursuant to the provisions of Article J 0. when such work requires a Ci/JI. permit. with the exception of: scopes of work outlined in Section J005(e)(l-JO) o(Article 10: proiects subiect to the HousingAccountabilityAct (HAA) that complv with the Preservation Design Standards: and the specific scopes of work as outlined below. Ancillary Structures within the R.eqr Yard- Construction o~Removal o Certificate o(Approprialehess shall be required for the construction ofanv structure within the rear 'LCJrd {hat is no more than ten feet in height above grade and covers no more than 120 square feet of/and regardless o(visibilitv from public rights-of..way. A Certificale o[Approprialeness shall not be required for the removal of anv non-historic ancillary structure within the rear yard. Claddillg No Certificate o[Appropriateness shall be required for replacement of cladding on rear facades not visible -from the public right-of..way. Vinyl siding will not be permitled on any elevation regardless o(visibility. Decks, Stairs & Raili11gs Supervisor Mandelman BOARD OF SUPERVISORS Page 15 Front Stairways and Railings: No Certificate o{Approprialeness shall be required for lhe replacemen/ o{slairways and/or railings with compalible s/airways and/or railings provided !hat lhe proposal is based on phvsical or documented evidence and is found to be compatible in terms of !Qcation. configuration. materials. and details with Lhe charac/er-deflning fealures o(the building and/or district. This does not apply to the replacement o(porlicos. porches. or other architectural components of the entrv. Rear Yard Decks. Stairs. and Railings: No Certificate o(Appropriateness shall be required for repair. replacemenL. or inslallation of decks. stairways and associated structural elements (such as ,firewalls) or elevator shafls located al rear ofsubiect property regardless of visibililv fi·om public rights-o(-way. Doors. Windows, and Other Openillgs Doors. Windows. and Other Openings - non-visible elevations: No Certificate of Appropriateness shall be required for replacement of doors. including garage doors. and windows in existing openings at elevations not visible from the public right of wav. No Certificate of Appropriateness shall be required for adding. expanding or removing openings at elevations noL visible li·om the public right of way. Garage Doors: A Certificate of Appropriateness shall not be required for the replacement of an existing garage door and/or trim provided that the new features are compatible in terms o(matJzrial. patLern. finish. and fenestration. Replacement garage doors must have a solid. painted finish and mav feature no more than 25 percent glazing. Tradesman Doors: No Certificate o(Appropriateness shall be required for replacement of tradesman doors provided the new tradesman door is compatible with the building and Dislricl to minimize visual impacts on the character-defining features of the building and District. Exploratory a11d Investigative Work No Certificate of Appropriateness shall be required for the removal of non-historic material to Supervisor Mandelman BOARD OF SUPERVISORS Page 16 conducl investigation about the historic structure and to determine the existence ofunderlving historic materials, ghosting, and scarring. This scope of work shall be limited, al the Department 's discretion, to no more than 15% oft he total surface area o{lhe fc1cc1de. This work area must be stabilized and protected after the investigation is complete. Fences A Certificate o[Appropriateness shall not be required for the construction or replacement of rear or side vard fences. Ground Disturbance lv(Qst properties within the Chula-Abbey Early ResidenLial District are also located ·within the Planning Department's Archaeological Sensitivity Zone 1 (areas that have high sensitivitv for archaeological resources thaL are at or just beneath the current ground surface). No Certifica1e of Appropriateness shall be required for any project where ground disturbance is nof: 2 feel or deeper (depth below existing street elevation), and more than 25 cubic yards. Where a project exceeds the ground dislurbance criteria o{Zone 1. no Certificate of Appropriateness shall be required where Planning Department cultural resources staff after inilial review, cle(ennines that the proposed development project is unlikelv to result in damage or desJruction of significant archaeological resourcev. Non-Co11tri!mtorv buildings: No Certificate o(Appropriateness shall be required for any exterior change on elewtiQnsnot visible from the public rights-of way for non-contributorv properties. NQ~Certificate of Appropriateness shall be required for anv alteration or replacement of exterior building features on visible elevations of non-contributory properties. prQvided that reasonable efforts shall be made to produce compatibility with the District, and in no event shall there be a greater deviation from compatibility. The Planning Department will evaluate these proposals for compatibility with the character ofthe historic district as described in the designating ordinance, as sel Supervisor Mandelman BOARD OF SUPERVISORS Page 17 forth in Section 1006. 6 of the Planning Code. Preservation Design Standards A Certificate o(Appropriateness shall not be required for proiects involving additions and modifications of district buildings that are also subiect to the Housing Accountability Act (HAA), provided they comply with the adopted objective design standards outlined in the Preservation Design Standards. Ordinarv Maintenance and Repairs No Certificate o(Appropriateness shall be required if the proposed work consists of ordinary maintenance and repairs. as defined in Section 1005 (e)(3) ofthe Planning Code as any work, the sole purpose and effect o(which is to correct deterioration. decay or damage of existing materials. including repair of damage caused by fire or other disaster. Replacement of Character-Defi1ti11g Features A Certificate of Appropriateness shall not be required for the in-kind replacement of character- defining features that are deteriorated bevond repair. including historic architectural details such as porticos, porches. cornices. stringcourses. plaster work. tympanum. roofiine. and eaves) regardless of" visibility fi·om the public righl-or-wav. For this standard. "in kind" shall mean repair or replace exactlv to match the feature's material. dimensions. finish. profile. and details. Use of alternative material(s) does not qualify as "in-kind." Roofillg - Repair or Replacement No Certificate of Appropriateness shall be required for roof repair or replacement provided the proposed roo(work does not change the roof character. form. structure, or character-defining features. ew roofing shall be compatible with existing roofing. No Certificate of Appropriateness shall be required for repair and/or replacement ofroofing materials other than visible surface materials. including but not limited to underlayment, structural members, chimneys, guuers. and scuppers, that does not alter !he existing roof's form or character- Supervisor Mandelman BOARD OF SUPERVISORS Page 18 defining features. Rooftop Equipment (excluding cellular i11stallatio11s) A Certificate o(Appropriateness shall not be required for the installation o(rooftop equipment provided that the rooftop equipment is not visible from a public right-of way and that the roofiop equipment is installed in a manner that may be easily removed in the future without disturbing any histQric fabric. Security Mea_S]Jre~ A Certificate o(Appropriateness shall not be required for installation or replacement ofmetal security doors. window grilles. or securitv gates on rear elevations regardless of visibilitv from the public right-of wav. Solar Panels A C!!rtificate o[Appropriateness shall not be required for the installation of solar panels. including the installation of structures that support solar panels. regardless of visibility. provided that the installation would not require alterations to the building greater than normally required to install a ola1· energy system. such as: (a) Set with a low profile, and (b) Mounted parallel with the slope ofthe roof(ifroo(is sloped greater them 1112), and (c) Not visible -from adiacent street sightlines if on a flat roof and (d) Set in from the perimeter walls ofthe building, including the building's primarv facade. Windows Window Repair: Repair and relent ion of historic windows is encouraged. No Certificate of Appropriateness shall be required to correct deterioration. decay, or damage to existing historic windows, at any facade. including window glazing, sash. muntins. iambs, pulleys, sills and other historic window components. See "Ordinary Maintenance and Repqjrs." Windo"v Replacement - Windows visible from public righr-ofwav: No Certificate of Supervisor Mandelman BOARD OF SUPERVISORS Page 19 AppropriaLeness shall be required for replacement of non-historic windows. provided that replacement windows are wood (original windows are assumed to have been wood); are recessed between two and three inches from the surrounding exterior wall surfaces, measured f;-om the primarv exlerior clac/c/ing lo sash: have true divided lites or simulctte~cfjyided lites with dark-colored spacers where sash fealure muntins. Replacement windows are not required to be single-glazed even if the original windows are single-glazed Vinvl windows are not permitted as a replacement for cmv window. Window Replacement - Windows not visible from public rights-of..wav: No Certificate o[ Appropriateness shall be required for window replacement on facades not-visible from Lhe public rig/11- of..way. provided the replacement windows occur within the existing opening. Replacement ·windows can be any material (except vin.vD. any configuration. operation. profile. or dimension. Vinvl windows are not permitted as a replacement for any window. SEC. 9. ADDITIONAL PROVISIONS FOR ALTERA TIONS1 ADDITIONS AND NEW CONSTRUCTION. Excluding the exceplions defined in this Appendix. anv exterior change to a conlributorv or non-contribworv building or new construction within the Chula-Abbey Early Residetztial District shall require a Certificate of Appropriateness. pursuant to the provisions of Article 10, wbJ~}L_such work requires a Citv permit. The following standards shall guide the approval of exterior alterations, additions,_and new construction. (a) Character of the district. New construction shall complement and support the hisloric character of the district. Proposals for exterior alterations that result in greater conformity ·with the charc1cter of the districL and are based on physical or documented evidence are encouraged. @lJistoric Materic_tls. Exterior alterati_ons or new constructio_1_1 _3_hall not destrov historic materials. features and spatial relationships that characterize the property. Repair and refention of historic windows is encouraged. (c) Compatibilily. New construction shall be differentiated from the old and shall be compatible Supervisor Mandelman BOARD OF SUPERVISORS Page 20 with the historic materials. features, size, scale and proportion, and massing to protect the integrity of the propertv and its environment. Additions shall be reviewed for compatibility with the historic building and the District, ·while infill construction shall be reviewed for compatibility with the overall District. Neither should imiLate nor replicate existing features. Additions should not physically or visuallv dominate existing buildings in the District. Infill construction should reflect the character of the District. including the prevailing heights of contributing buildings without creating a false sense of historv. The following standards shall guide the approval of additions and new construction: Additions. Horizontal and vertical additions on contributing and non-contributing buildings. a well as addition of new features such as garages or window openings in visible elevations of contributing buildings. shall be reviewed on a case-by-case basis. Proposed addi!iQL~should be located in an inconspicuous location and not result in a radical change to the form or character o[the historic building or surrounding District. Due to their diminutive scale and the setbacks ofmanv oft he contributory buildings along the narrow alleys and side streets in the District. vertical additions 10 the contributory buildings facing Chula Lane and Abbev Street are generally discouraged unless it is can be demonstrated that the addition does not impair the form or character-defining features o[!he building, and that it is not visible from the surrounding public rights-of way ·within the District. As part o{the Planning Department review process, the proiect sponsor shall conduct and submit an analvsis tha1 illustrates the relative visibility ofa proposed vertical addition from 1,,vithin the District. As part o{lhis analvsis. sightline cross-sections and perspective drawings illustrating the proportionality and scale, as well as the visible extent of the addition Ii-om prescribed locations should be submitted. The Planning Department will evaluate these proposals for compliance with the Secretary o[lhe Interior's Standards (as set forth in Section 1006. 6 o(the Planning Code). and, mav. at their discretion. refer to the Sile Design/Architecture slandards o(/he Preservation Design Standards (adopted bv Historic PreS_e_rvalion Comm_iS_sionl. Supervisor Mandelman BOARD OF SUPERVISORS Page 21 New Construction. Where the District provides an opportunity for new construction through existing vacant parcels or bv replacing non-contributing buildings, a sensitive design is of critical importance. The new construction shall respect the general size. shape, and scale of the character- defining features associated with the district and its relalionship to the character-defining features o[ the immediate neighbors and the district. Contributory buildings within the District should be utilized and referenced for design context. For new conslruclion, con1emporarv design that respec/s the District's existing character-defining features without replicating historic designs is encouraged. The Planning Department will evaluate these proposals for compatibilitv wilh the character of the historic district as described in the designating ordinance, as set forth in Section J 006. 6 o(lhe Planning Code. and when applicable. the Citywide Design Standards. The following standards shall guide the approval of exterior alterations and new construction: 1. Stvle. New construction shall be compatible with the charac/er-defining features of the district. vet is contemporarv in design. 2. Scale and Proportion. New construction shall be compatible with the massing, size, and ~cale of the adjacent conlributing buildings within the districL. 3. Setbacks. New constru(jjon shall conform to existing setback patterns found in ad;acent buildingr; and within the district. 4. Roofline. Gabled, cross-gabled, or hipped roofforms or flat roofs with proiecling cornices are common within the district and new construction shall reference the massing and form of adjacent buildings. 5. Dormers and Additions. The enlargement or construction of dormers, penthouses and horizontal or vertical additions shall be designed in a nwnner that requires minimal change to the chamcter-defining features o[Lhe subject building and the district in terms of materials. fenestration. cladding. mass;ng and ornamentation Supervisor Mandelman BOARD OF SUPERVISORS Page 22 6. Garages. The insertion of a garage shall minimize the physical and visual impacts on the characler-de/ining features of the existing building and fi-onl yard selling The design ofgarages and garage doors shall be unoblrusive and simple. Palmed roll-up doors with panels and minimal glazing ate encouraged. 7. Driveways and Front Yard Setbacks. The addition of new drivewavs shall minimize the removal o[Landscaping and include permeable paving materials in order to minimize disrupLion to front yard setbacks and the character-defining features of the subject building and the district. 8. Details. Architectural details on new construction shall be contemporary, yet compalib7e with the character-defining features found on the contributing buildings within the district. SEC. 10. SIGNIFICANCE OF INDIVIDUAL BUILDINGS TO THE DISTRICT. EachbuiLding wiLhin the Chula-Abbey Early Residential District is assigned lo either oft he follolving categories. Contribulorv. This category identified buildings that date from the District 's period of significance and retain integrily. These structures are ofthe highest importance in maintaining the character of the District. The maximum suspension period allmvable under Article IO shall be imposed on etppliccuions for demolition of Contributory buildings. The following buildings are deemed Contributory to the Chula-Abbey Early Residential District: From APN St.# 3579 034 3615 3579 033 3621 3579 039-042 3623 Supervisor Mandelman BOARD OF SUPERVISORS To St. Street Name Date Built !i. 3619 17th St 1910 3621 17th St 1910 3625 17th St 1912 Page 23 3579 031 3639 3579 030 3643 3579 028 3653 3579 043-045 3657 3579 035-036 3663 3579 046-048 3667 3566 039 3696 3566 038 3680 3566 035 3666 3566 033 3656 3566 079-080 3650 3566 030 3640 3566 071-073 3634 3566 011 3620 3566 016 3566 026 (081- 083) 3566 028 3566 029 30a 3566 015 3566 027 3566 014 3566 030A Supervisor Mandelman BOARD OF SUPERVISORS 3641 17th St 1900 3647 17th St 1905 3655 17th St 1900 3657 17th St 1907 3665 17th St 1906 3667 17th St 1911 3698 17th St 1900 3682 17th St 1905 3668 17th St 1900 3656 17th St 1900 3650 17th St 1888 3642 17th St 1907 3638 17th St 1959 3624 17th St 1890 Abbe}!_ Street 1900 Abbe}!_ Street 1900 Abbe!!. 1900 30b Abbe!!. 1900 Abbe"J!. Street 1900 Abbe}!. Street 1907 Abbe'!!. Street 1900 Abbev Street 1909 Page 24 3566 049 Chula Lane 1912 3566 048 Chula Lane 1912 3566 047 Chula Lane 1900 3566 045 Chula Lane 1900 3566 044 Chula Lane 1907 3566 003 Dolores 1900 3566 004 Dolores 1905 3566 007 (077- Dolores 1908 078) 3566 008 Dolores 1907 3566 009 Dolores 1905 3566 009A Dolores 1900 C093-095l 3566 010 Dolores 1907 Noncontributorv. This category identifies buildings that postdate the District's period of significance and/or no longer retain sufficient integrity LO convev significcmce. The folio-wing buildings shall be deemed Noncontributorv to the Chula-Abbey Eflrly~Residential District: From APN St.# 3566 0JJA 3626 3579 032 3627 Supervisor Mandelman BOARD OF SUPERVISORS To St. Year Street Name Ii. Built 3626 17th Street 1905 3633 17th Street 1904 Page 25 3566 012 3630 3632 17th Street 1900 3566 031 3646 3648 I 7th Street 1900 3579 029 3649 3651 I 7th Street 1903 3566 034 3658 3664 17th Street 1923 3566 036 3670 3674 J Jlh Street 1890 3566 037 3676 3678 17th Street 1900 3566 059-061 3684 3688 17th Street 1993 3566 062-064 3690 3694 17th Street 1994 3566 013A Abbey 1911 3566 046 Chula Lane 1900 3566 005 Dolores 1922 (069-0702 3566 065 Dolores 1922 3566 006 Dolores 1925 SEC 11. PAINT COLOR. Nothing in this legislation shall be construed to regulate paint colors within the District. Section 3. Effective Date. This ordinance shall become effective 30 days after enactment. Enactment occurs when the Mayor signs the ordinance, the Mayor returns the ordinance unsigned or does not sign the ordinance within ten days of receiving it, or the Board of Supervisors overrides the Mayor's veto of the ordinance. Supervisor Mandelman BOARD OF SUPERVISORS Page 26 Section 4. Scope of Ordinance. In enacting this ordinance, the Board of Supervisors intends to amend only those words, phrases, paragraphs, subsections, sections, articles, numbers, punctuation marks, charts, diagrams, or any other constituent parts of the Municipal Code that are explicitly shown in this ordinance as additions, deletions, Board amendment additions, and Board amendment deletions in accordance with the "Note" that appears under the official title of the ordinance. APPROVED AS TO FORM: DAVID CHIU, City Attorney By: Isl Peter Miljanich Peter Miljanich Deputy City Attorney n:\legana\as2025\1800206\01878730.docx Supervisor Mandelman BOARD OF SUPERVISORS Page 27 City and County of San Francisco Tails Ordinance City Hall I Dr Carlton B Goodlett Place San Francisco, CA 94102-4689 File Number: 251100 Date Passed: February 10, 2026 Ordinance amending the Planning Code to add a new Appendix P to Article 10, Preservation of Historical, Architectural, and Aesthetic Landmarks, to create the Chula-Abbey Early Residential Historic District; affirming the Planning Department's determination under the California Environmental Quality Act; and making public necessity, convenience, and welfare findings under Planning Code, Section 302, and findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101 .1. February 02, 2026 Land Use and Transportation Committee - RECOMMENDED AS COMMITTEE REPORT February 03, 2026 Board of Supervisors - PASSED ON FIRST READING Ayes: 10 - Chan, Chen, Dorsey, Fielder, Mahmood, Mandelman, Melgar, Sauter, Walton and Wong Excused: 1 - Sherrill February 10, 2026 Board of Supervisors - Fl NALLY PASSED Ayes: 11 - Chan, Chen, Dorsey, Fielder, Mahmood, Mandelman, Melgar, Sauter, Sherrill, Walton and Wong File No. 251100 I hereby certify that the foregoing City and County of San Francisco Daniel Lurie Mayor Pagel Ordinance was FINALLY PASSED on 2/10/2026 by the Board of Supervisors of the City and County of San Francisco . .Jd~ f Angela Calvillo Clerk of the Board 2 / 1 ~ I ],b Date Approved Printed at 9:04 am on 2/11/26