San Francisco Planning Code § 10 Additions

Additions to existing buildings and new infill construction proposed within the Dogpatch Historic District must reflect an understanding of the relationship of the proposal with the contributing buildings within the district. Additions shall be reviewed for compatibility with the historic building and the district while infill constriction shall be reviewed for compatibility with the overall district. Neither should directly imitate nor replicate existing features. For additions, every effort should be made to minimize the visibility of the new structure within the district. Infill construction should reflect the character of the district, including the prevailing heights of contributing buildings without creating a false sense of history. Property owners should consult early in the process with a Planning Department Historic Preservation Technical Specialist when developing a proposal.

Additions will be reviewed on a case-by-case basis and any proposed addition should be located in an inconspicuous location and not result in a radical change to the form or character of the historic building. A vertical addition may be approved, depending on how the addition impacts the building and its relative visibility from the surrounding public rights-of-way within the district. The Planning Department evaluates all proposals for properties identified under Article 10 of the Planning Code for compliance with the Secretary of the Interior's Standards (36 C.F.R. § 67.7 (2001)). Based on these Standards, Department staff uses the following criteria when reviewing proposals for vertical additions:

• The structure respects the general size, shape, and scale of the features associated with the property and the district and the structure is connected to the property in a manner that does not alter, change, obscure, damage, or destroy any of the character-defining features of the property and the district.

• The design respects the general historic and architectural characteristics associated with the property and the district without replicating historic styles or elements that will result in creating a false sense of history.

• The materials are compatible with the property or district in general character, color and texture.

As part of the Planning Department review process, the project sponsor shall conduct and submit an analysis that illustrates the relative visibility of a proposed vertical addition from within the district. As part of this analysis, sightline cross-sections and perspective drawings illustrating the proportionality and scale, as well as the visible extent of the addition from prescribed locations should be submitted.

When a district provides an opportunity for new construction through existing vacant parcels or by replacing noncontributing buildings, a sensitive design is of critical importance. Historic buildings within the district should be utilized and referenced for design context. Contemporary design that respects the District's existing character-defining features without replicating historic designs is encouraged. The Department uses the following criteria when reviewing proposals for infill construction:

• The structure respects the general size, shape, and scale of the character-defining features associated with the district and its relationship to the character-defining features of the immediate neighbors and the district.

• The site plan respects the general site characteristics associated with the district.

• The design respects the general character-defining features associated with the district

• The materials are compatible with the district in general character, color, and texture.

• The only instance where a replication of an original design may be appropriate is the replacement of a missing structure in a row of identical houses.

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008)

A district is usually a single geographic area of contiguous historic properties; however, a district may also be composed of multiple definable significant resources separated by non-significant areas. The Market Street Masonry discontiguous district is composed of eight buildings on four blocks that are spatially discrete. The space between the buildings is not related to the significance of the district. While all buildings can be seen from the intersection of Market and Franklin Streets, the visual continuity is not a factor in the significance. Each of the eight discontiguous buildings are contributory to the Market Street Masonry Historic District.

An architectural description, building history and evaluation of each parcel within the Historic District is documented in the Market Street Masonry Historic District Designation Report and are hereby incorporated herein as though fully set forth. It is important to note that street address numbers are subject to change, and that the most reliable, official method for identifying a property within the Landmark District is to refer to it by its assigned Assessor Block and Lot number. (Added by Ord. 64-13, File No. 121004, App. 4/17/2013, Eff. 5/17/2013)

The character-defining features of the Market Street Masonry Historic District include all exterior elevations, including rooflines, of each of the eight buildings. The following section describes in further detail character-defining features of the District and of individual buildings contained therein. Historic District designation is intended to protect and preserve these character-defining features.

(a) Overall Form, Continuity, Scale and Proportion. All buildings are built to the property lines, rise vertically without setbacks, and have flat roofs. Building height is within a three-to-six story range, with one building at three stories, one at four, four at five stories, and two at six stories in height. All buildings in the district retain their historic integrity. The buildings are consistent in height, bulk, scale and proportion.

(b) Fenestration. Existing fenestration consists of predominantly double-hung, wood sash windows that are vertical in orientation; however, industrial steel sash is found, as are awning and casement sash. Buildings feature a symmetrical and regular pattern of windows with consistent dimensions along primary facades. Aside from some ground floor commercial storefronts, the size and shape of window openings have not been altered over time. Replacement window sash that were added to buildings after the period of significance have not gained significance in their own right.

(c) Materials and Finishes. Unpainted brick is the predominant cladding material found in five of the eight buildings in the district; however, painted stucco on concrete is found on three buildings in the district. Galvanized sheet iron is used extensively for decorative features and the cladding of projecting bay windows.

(d) Architectural Details. There are no character-defining interior features or spaces included in this designation. The character-defining exterior features of the buildings are:

(1) 150 Franklin Street. The significant historical and architectural features of 150 Franklin Street are: five-story height and rectangular massing; scored concrete cladding on the raised basement and brick cladding on the upper stories; recessed main entrance with a concrete, segmental arch surround, marble steps, and glazed wood door with sidelights and transom; glass and metal framed curved marquise; fenestration pattern of recessed, semi-hexagonal bays, with doublehung wood sash windows set within galvanized metal surrounds that extend the full height of the building; Classical Revival decorative details, including a basement story separated from the upper stories by a band of Greek key ornament, metal architrave with beveled shield ornaments between the bays, a frieze with brick Flemish diagonal bond ornament, and a deeply projecting metal cornice with dentils, egg and dart molding, drop finials on the soffit, galvanized metal

spandrel panels, and geometric fascia ornament with plaques set between the bays on the cornice fascia; and flat root as well as:

• All exterior elevations, architectural details, motifs and rooflines;

• Rectangular massing;

• Projecting metal and glass marquise above the main entry on Franklin Street;

• Exterior cladding including unpainted common bond brick; painted stucco base and terra cotta and/or cast stone water table and bay frames and panels;

• Historic one-over-one wood double hung windows on residential floors; paired wood casement sash at the raised basement; and

• Projecting metal cornice.

(2) 20 Franklin Street, aka 1580-1598 Market Street. The significant historical and architectural features are: sixstory height and E-shaped massing; brick cladding; high vertically divided transoms at the second story level; light wells at second story that are separated from those below and above by metal cornices; light wells fronted by a dentilated triangular pediment supported by Tuscan columns; symmetrical fenestration pattern with flat arch lintels and keystones; sixth floor windows with molded surrounds and label molding; modillion cornice; parapet; and flat root as well as:

• All exterior elevations, architectural details, motifs and rooflines;

• Irregular pentagonal massing at the base, and "E" shaped apartment blocks on upper floors;

• Pediments supported by columns fronting the southern light courts;

• Window openings with double hung sash, historically one-over-one wood double hung sash;

• Unpainted English bond brick on Market and Page Street elevations;

• Brick piers and bases at the glazed storefronts with glass transoms;

• Projecting metal cornice; and

• Flagpole.

(3) 1649 Market Street. The significant historical and architectural features are: five-story height and U-shaped massing; stucco and brick cladding; recessed entrance with glazed wood door, sidelights and transom; wood sash mezzanine windows at several storefronts; distinctive upper story fenestration pattern of modified Chicago-style windows with six-over-one light double-hung wood sash windows separated by spandrel panels with inlaid brick designs; side windows angled to the depth of the building wall; fifth story stucco cladding with an elaborate decorative scheme; slightly arched fifth story window openings with Corinthian columns with embossed patterning on the shafts; sills supported on molded brackets, and recessed panels between windows; a relief panel with a female face surrounded by garlands at the left and right ends of the story; and a metal entablature with dentils and a modillion cornice; as well as:

• All exterior elevations, architectural details, motifs and rooflines;

• Rectangular massing;

• Unpainted Flemish bond brick on Market, Brady and Stevenson Streets;

• Recessed residential entry with marble paneling and beveled divided lights;

• Glazed storefronts with wood divided-light transoms set within embossed metal frames;

• Painted stucco base on Market, Brady and Stevenson Streets;

• Historic six-over-one and nine-over-one wood double hung sash;

• Terra cotta ornament at the fifth floor; and

• Projecting metal cornice.

(4) 1657 Market Street. The significant historical and architectural features are: five-story height and rectangular massing; brick cladding; intact lattice transom at the former storefront; multi-story canted bays; approximately fifty percent of the original double-hung, wood-sash windows; paneled spandrels and projecting cornices at the bays; a

distinctive fifth story fenestration pattern including a pair of arched window openings with double-hung, wood sash in the left and right bays, and a blind window opening in the center bay, all divided with pilasters, a continuous sill and outlined with coping; and a cornice with dropped brackets and a molded frieze; as well as:

• All exterior elevations, architectural details, motifs and rooflines;

• Rectangular massing;

• Storefront surround with embossed metal ornament, painted stucco base, embossed metal frames, prism glass storefront transom;

• Projecting bay windows supported on scroll brackets;

• Historic one-over-one wood double hung sash; and

• Projecting metal cornice.

(5) 1666-1668 Market Street. The significant historical and architectural features are: height and massing; brick cladding; fenestration pattern with six-over-six light, wood, double-hung sash; Colonial Revival decorative features including arched, recessed entrance in the left (western) bay with Doric columns and divided sidelights and a fanlight transom; upper stories with arched window openings on the second story with infilled, paneled arches; third story with flat lintels and sills; fourth-story with segmental arch lintels and keystones; belt course that separates the fifth story;

entablature with triglyphs and medallions on the frieze and a modillion cornice; and parapet topped with a balustrade; as well as:

• All exterior elevations, architectural details, motifs and rooflines;

• Trapezoidal massing;

• Unpainted Flemish bond brick on Market Street; stucco and galvanized metal on Rose Street;

• Storefront enframement of painted molded stucco (the configuration within the enframement is non-historic);

• Historic six-over-six wood double hung sash; and

• Projecting metal cornice and balustrade parapet.

• (6) 1670-1680 Market Street. The significant historical and architectural features are: six-story height and massing;

stucco cladding; storefronts with tiled water tables and window enframements and original wood frame storefront windows and high, divided, straight, transom with arched openings and turned spindle muntins; entry with shouldered, arched opening and a door hood on brackets with a shouldered pediment; upper stories with bay windows in the second, fourth, and sixth bays with paneled spandrels, colonnettes with spiral fluting, and molded friezes; and entablature with molded medallion frieze and modillion cornice; as well as:

• All exterior elevations, architectural details, motifs and rooflines;

• Trapezoidal massing;

• Recessed residential entry with marble step, tiled floor, and wood entry door and transom with wrought iron grilles;

• Glazed storefronts with wooden arched top divided light storefront transoms, tiled piers and bases and retractable awning pockets;

• "Gaffney Building" incised panel above the storefronts;

• Historic wood casement windows with transoms; and

• Projecting metal cornice.

• (7) 1687 Market Street. The significant historical and architectural features are identified as follows: two-story with

mezzanine/three-story height and massing; stucco cladding; glazed storefronts; deeply recessed entry with tiled floor; wood entry doors with transoms; steel windows with divided-light transoms; stucco moldings framing the facade and between the mezzanine and upper floor; metal tile pent roof and shaped parapet on Market Street; and three levels of industrial divided-light steel sash on Stevenson Street; as well as:

• All exterior elevations, architectural details, motifs and rooflines;

• Rectangular massing;

• Deeply recessed entry with tile floor, mirror, two wood doors and transoms;

• Glazed storefronts with painted stucco bases and no transoms;

• Steel windows with divided light transoms on Market Street; divided light steel industrial sash on Stevenson

Street;

• "Edward McRoskey Mattress Co" incised panel; and

• Shaped parapet with metal tile pent root;

(8) 1693 Market Street. The significant historical and architectural features are: five story height and rectangular massing; combination brick and metal cladding; recessed residential entry at the left bay; four-story continuous canted bays with wood sash awning windows, spandrel panels and fixed, recessed, half-round or square transoms; fire escape at the central bays on the second through fifth floors; entablature and double, arched parapet with decorative keystones above the first and fourth bays; and a flagpole in the center; as well as:

• All exterior elevations, architectural details, motifs and rooflines;

• Rectangular massing;

• Recessed residential entry with divided-light transom;

• Commercial storefront with painted masonry piers;

• Unpainted stacked and American bond brick above the ground floor;

• Wood awning windows with transoms;

• Metal-clad projecting bay windows;

• Double-arched brick and metal shaped parapet; and

• Flag pole.

(e) Landscape Elements. All properties in the Historic District are built to their respective lot lines, and do not have landscape features. Streets, sidewalks and other public spaces are present in this dense urban environment, but are incidental, rather than integral to the significance of the buildings. Streets and sidewalks are not included as characterdefining features. Public landscape elements are therefore specifically excluded from this designation.

(f) Additional features of the Historic District are documented in the Market Street Masonry Historic District Designation Report within the section entitled "Common Characteristics of Buildings in the Market Street Masonry District," and are hereby incorporated herein as though fully set forth, and are on file at the Planning Department under Case No. 2011.0705L.

(Added by Ord. 64-13, File No. 121004, App. 4/17/2013, Eff. 5/17/2013)

The standards for review of all applications for Certificates of Appropriateness are as set forth in Section 1006.6 of Article 10 . For the purposes of review under those standards, the "character of the Historic District" shall mean the exterior architectural features of the Market Street Masonry Historic District referred to and described in Section 7 of this Appendix.

The procedures, requirements, controls, and standards in Sections 1005 through 1006.7 of the Planning Code shall apply to all applications for Certificates of Appropriateness in the Market Street Masonry Historic District. In addition to those requirements, the following provisions shall apply to all such applications; in the event of any conflict or inconsistency between the following provisions and Article 10 , those procedures, requirements, controls and standards affording stricter protection to landmarks, landmark sites and the Historic District shall prevail:

(a) A Certificate of Appropriateness shall be required for painting previously unpainted brickwork.

(1) Brickwork. An Administrative Certificate of Appropriateness shall be required for cleaning brick surfaces with abrasives or treatment of such surfaces with waterproofing chemicals or anti-graffiti coatings.

(2) Galvanized Metal Ornament. An Administrative Certificate of Appropriateness shall be required for any repair of metal ornament that necessitates its removal from the building in order to carry out such repair.

(3) Signs and Awnings. An Administrative Certificate of Appropriateness shall be required for new tenant signs, signage programs and awnings. Signage programs established for individual buildings with a Notice of Special Restrictions (NSR) on file may avoid future Administrative Certificates of Appropriateness provided future signs follow

the established program. Signs, signage programs and awnings that are compatible in terms of material, location, size, method of attachment, and method of illumination with the building and/or district and meet the following requirements:

• (i) Proposal shall not obscure or cover any exterior character-defining features;

• (ii) Proposal includes the removal of any abandoned conduit, outlets, attachment structures, and related equipment;

• (iii) All signs shall be constructed out of durable high-quality materials that retain their characteristics within a high-traffic area over time. Poor quality materials that are prone to fading, rapid deterioration, or damage are discouraged;

• (iv) Materials shall be compatible with the color, craftsmanship, and finishes associated with the District. Materials shall not have glossy or highly reflective surfaces;

• (v) All signage applied to or installed directly behind storefront glass shall not exceed one-third of the glass area;

• (vi) Awnings shall be constructed out of cloth or a material similar in appearance and texture to cloth;

(vii) Retractable and operable awnings are encouraged; however, a fixed awning may be acceptable if it expresses the same characteristics as retractable awnings or has a free-moving valance, and does not appear to be rigid, hard, or inflexible;

(viii) All signs shall be attached in a manner that avoids damaging or obscuring any of the character-defining features associated with the subject building;

(ix) For masonry buildings, projecting signs shall be anchored through mortar joints or attached to a non-historic storefront system. All other signs shall be attached in a manner that allows for their removal without adversely impacting the exterior of the subject building.

(4) Exterior Lighting. An Administrative Certificate of Appropriateness shall be required for lighting systems, not otherwise defined as a sign by this Code, whether mounted on the façade of the building or not, the purpose of which is to illuminate the architectural features of the building.

(Added by Ord. 64-13, File No. 121004, App. 4/17/2013, Eff. 5/17/2013)

The character-defining interior features of buildings in the district are identified as: None.

The character-defining exterior features of buildings in the district are identified as: All exterior elevations and roof lines as described below.

The character-defining landscape elements of the district are identified as: The rustic interior block park entrances at Carmelita, Pierce, and Potomac Streets – which include the historic stone steps, Serpentine rock retaining walls set in a random rubble pattern, and the public rights-of-way within a 10-foot buffer – and the lack of physical separation between the park and adjacent buildings.

The following section describes in further detail the character-defining features of the district and of individual buildings and landscape elements contained therein. Historic district designation is intended to protect and preserve these characterdefining features.

Due to the brief period of construction – most buildings were constructed between 1899 and 1902 – and combined involvement of two primary builders, buildings within the district exhibit a remarkable consistency in terms of massing, scale, style, detailing, front yard setback, and feeling.

District buildings are overwhelmingly residential, being composed primarily of single-family dwellings and residential flats. A few multiple-family residences within the district (typically located on street corners) also include a commercial use at the street level.

Buildings in the district range from 1½ story-over-basement to four stories in height, with two and three stories predominating. The district's largest single-family residences and flats were built on corner lots directly adjacent to the Park. These buildings are typically two- to three- stories in height and feature consistent detailing on the primary, Parkfacing, and rear façades.

Generally speaking, the buildings fronting Carmelita, Pierce and Potomac Streets were originally constructed as one- or two-family dwellings, while flats dominated the lots facing Waller and Steiner Streets. Mid-block buildings are typically smaller than those constructed at the corners or on Waller and Steiner streets and are more likely to draw from Victorian-

era form and massing such as prominent gabled roof forms and asymmetrical massing at the primary façade. Though consistent in massing, single-family buildings on Potomac Street feature the greatest variety of roof forms, including gable, hipped, cross-gable, and one building with a side gable roof form and small eyebrow dormers.

Buildings located along the interior blocks feature uniform front yard setbacks of approximately nine feet and are often bounded by a low cast stone site wall. The flats buildings on Steiner Street do not feature front yard setbacks; rather, they present a modulated massing of muscular bay windows and deeply recessed entry porticos.

The Queen Anne style buildings present in the district may be subdivided into two basic arrangements: 1½ story-overraised-basement single-family cottages, and 2½ story-over-raised-basement single family dwellings or flats. The buildings tend to conform to a basic plan of a projecting bay on the first floor, flanked by an open porch and entry to the side-with the porch entry often surmounted by spindle work or decorative porch brackets. Roof forms are hipped or steeply pitched front-facing gables. Slightly projecting second story overhangs are common.

Edwardian-era flats building are three stories-over-basement in height with wide projecting structural window bays, featuring angled- or bent-sash windows. The roofline of Edwardian-era flats buildings feature projecting cornices that follow the profiles of the primary façades. The buildings are typically topped with flat roofs, though several feature gable roof forms. Massing is symmetrical, except at the first story, where the two structural bays are occupied by a recessed entrance at one side and a projecting bay window at the other.

Original roof projections include turrets topped with witch's cap or conical roof forms and small-scale cross-gables atop projecting bay windows. Turrets, found on both Queen Anne and Edwardian-era buildings, are generally located at the corner, adjacent to or embedded within a forward-facing gable. Additionally, several buildings exhibit what appear to be historic dormers. Located on sloped gables, these dormers are small in scale, gabled, and match the ornamentation and fenestration of primary façades.

Although the roof forms – particularly at the non-visible rear façade – of a substantial number of buildings have been altered to incorporate skylights, small dormer windows, fire escapes, or solar panels, these alterations were constructed outside of the Period of significance and have not gained significance in their own right.

Similar roof forms, massing, and setbacks result in a cohesive streetscape of rooflines, entrances, continuous primary façades, and modulated bays. With no visual separation between buildings in the district, the block faces present an overall appearance of attached row-houses; however, with a few exceptions, it is unlikely that buildings feature shared structural walls.

Fenestration is remarkably consistent throughout the district, consisting of vertically oriented double-hung wood sash windows, with ogee lugs, set in wood surrounds. Windows are typically set in wide angled bays with smaller windows set flush with the façade, often adjacent to the primary entry door. Windows surround are typically topped with cornices, occasionally featuring pediments, with ornamented details.

Smaller vertically oriented windows, set in a single, pair, or ganged configuration, are also often located in the tympanum of the Queen Anne style buildings. Tympanums typically have a higher solid-to-void ratio than the lower stories. Several buildings – typically Edwardian-era flats buildings – feature curved wood sash windows set in curved structural bays. Angled or curved bays typically contain three windows, though certain bays of corner buildings contain four windows. While rare, several buildings display two-sided angled bay windows at the primary façade.

Large corner buildings with greater surface area have a higher solid-to-void ratio than mid-block buildings. Window bays and window openings set flush with the façade are typically placed in the same location, presenting a stacked appearance, at each story of the three story comer buildings.

The vast majority of buildings within the district retain some or all historic double-hung wood sash windows with ogee lugs. Replacement windows made of aluminum or vinyl sash, casement windows, or windows with divided lights that were added to buildings after the Period of significance have not gained significance in their own right. c) Materials & 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 façades, while a combination of flush, lap, channel drop, and shingles are typically found at the primary façades of Victorian-era buildings. Flush wood siding is most common on the primary façades of Edwardian-era flats buildings. Most buildings retain their historic siding though a few were later clad in stucco, asbestos, or composite shingle siding. These replacement sidings have not gained significance in their own right.

Historically, the gabled roofs within the district were clad in unpainted wood shingles. These historic roofing materials are no longer present. Existing gable roofs are typically finished with asphalt or composite shingles that match the color and tone of the historic wood roofing materials. Though generally compatible, this replacement roofing material has not gained significance in its own right.

Common traits found throughout the district are bay windows, gable roofs, decorative cornices, ornamental shingles, and spindle work, as well as more classically influenced detailing such as dentils, pediments, columns, and applied plaster ornament. Ornamental details are typically larger and more robust in scale at the first story, with finer, more delicate features located at the upper floors.

Many of the district's buildings retain their original primary entrance doors. These paneled wood doors, often slightly wider than contemporary entrance doors, are commonly glazed at the upper portion and feature corniced hoods and incised or applied ornament. Occasionally, a single fixed window is located adjacent to the entry door of Queen Anne buildings and some doors, of both Queen Anne and Edwardian-era buildings, are topped with transom windows.

Late Victorian- and Edwardian-era architectural styles predominate, with the Queen Anne style most widely represented. Though Victorian-era architectural design displayed a remarkable variety of ornament, unifying features include asymmetrical and articulated façades, steep roof pitches, and the use of multiple textures, materials and colors.

Many of the Queen Anne style buildings on Potomac Street, designed by developer George Moore, stand out for their muscular massing, restrained ornament, projecting second story overhangs, and hipped roof forms. In contrast, the developer Fernando Nelson designed most of the Queen Anne buildings on Pierce, Potomac, and Waller streets, to reflect his embrace of more exuberant and delicate architectural features, including spindle screens, turrets, and cut-outs. Architectural details commonly found on Queen Anne buildings throughout the district include raked cornices, flared eaves, shingled tympanums, diamond and fish-scale shingling, turrets (particularly at corner buildings), projecting bracketed cornices, steeply pitched gable roofs, double-gables, finials, geometric applied ornament at spandrel panels, dentils, friezes decorated with plaster ornament, egg and dart molding, cut-out screens, sunbursts, donut cut-outs, intermediate cornices, window and door hoods, spindle screens, turned wood balustrades and newel posts, Tudor-inspired stick work, turned wood porch supports, a variety of wood cladding and patterned wood shingles, arched porticos, and Corinthian or Composite columns and pilasters. Anthropomorphic details are rare but present within the district. Historically, there were several types of stairs constructed in the district: longer flights of wood stairs that typically project out from Queen Anne style buildings and shorter flights typically found within the recessed entries of Edwardianera flats buildings.

The Queen Anne buildings on interior block streets are typically accessed via a straight run flight of wood stairs. Due to the slope, stairs on the west side of these blocks are significantly longer than those on the east. Historically, wood stairs on these interior blocks were solid and uniform in appearance: featured closed risers, solid cheek walls beneath the stairs, turned wood balustrades, and capped newel posts; and had a painted finish. Some flights of stairs were later replaced with brick, concrete, tile, or terrazzo. These replacement stairs have not gained significance in their own right.

Edwardian-era buildings, referred to locally as Classical Revival, were constructed in San Francisco from approximately 1901 to 1910. The term Edwardian is used architecturally to describe a more vernacular interpretation of the Classical Revival style and is commonly applied to three-unit flats buildings – like those found within the district – with wide

angled or round bay windows, flat roofs, bulky projecting cornices, and columned porch entries. Edwardian-era buildings within the district, particularly those on Steiner Street, feature wood or terrazzo steps with solid cheek walls and landings. These stairs are typically located largely within the building envelope and provide access to recessed entrance doors. Entrances of Edwardian-era flats in the district are typically flanked by Classical columns or pilasters, and decorated with applied plaster ornament, such as garlands and floral friezes.

Architectural ornament associated with the Edwardian-era is typically more restrained than those used during the Victorian-era. The turn-of-the-century development of buildings within the district, however, often resulted in a fusion of Edwardian-era massing with exuberant Victorian-era detailing. It is common in the district for Edwardian-era flats to feature unusually ornamented spandrel panels and decorative friezes and several are capped with the gable roof form more commonly associated with Queen Anne style buildings.

Properties within the district typically feature uniform front yard setbacks on each block face. Setbacks on the west side of interior blocks are generally much deeper – typically 13' to 17' – than the east side, which, depending upon the block, range from approximately 5' to 13'. Setbacks on the western portion of Waller Street are uniform on each block face, ranging from approximately 8' to 12'. Despite the variability in front yard depth, each block face features similar setbacks and reads as uniform. Buildings located on the eastern portion of Waller and Steiner streets, typically Edwardian-era flats, are built out to the sidewalk, with no or minimal front yard setbacks.

Historically, front yards were bounded with low cast stone site walls and planted with vegetation. Site walls on Carmelita Street – and possibly other blocks – were originally topped with decorative iron fencing. Despite the west to east downward slope, the yards located within the front setback are level rather than terraced or sloped.

Several sections of site walls on Carmelita Street retain all or a portion of their original decorative iron fencing. Front yard setbacks and remnants of intact cast stone site walls are also located along Waller, Pierce, and Potomac Streets. The addition of garages has altered the front yards of many district properties. None of the historic buildings within the district were originally constructed with an integrated or detached automobile garage. On most blocks, portions of site walls were removed and front yards partially paved in order to accommodate driveways for garages inserted in the basement of many buildings. Several properties feature detached or semi-attached pop-out garages in the front yard. Garage structures, openings, and driveways are not considered significant in their own right.

The development history of residential properties within the Duboce Park Historic District is closely intertwined with the history of the adjacent Duboce Park. Certain identified elements on the periphery of Duboce Park reflect this close association between residential and park development; notably, the lack of a physical separation between residential buildings and the park and rustic entrances from cul-de-sac streets into the park. These park entrances – located at the foot of Potomac Street, Pierce Street, and Carmelita Street – feature rustic stone steps flanked by low retaining walls built of Serpentine rock set in a random rubble pattern.

For the purpose of Article 10 , the park entrances at Potomac Street, Pierce Street, and Carmelita Street are defined as the steps, rock walls, and a surrounding 10-foot buffer. The buffer area includes the sidewalks, street rights-of-way and area within the park directly adjacent to the steps and rock walls.

(Added by Ord. 107-13 , File No. 130070, App. 6/13/2013, Eff. 7/13/2013)

For the purpose of this Appendix N only, the following terms shall have the following meanings:

Interior Block Park Entrance: The interior block park entrances at Potomac Street, Pierce Street, and Carmelita Streets are defined as the steps, Serpentine rock retaining walls, and a surrounding 10-foot buffer. The buffer area includes the sidewalks, street right-of-way and area within the park directly adjacent to the steps and rock retaining walls.

Primary Façade: A primary façade is a building's main street-racing façade. Corner buildings have two primary façades; the second primary façade may front Duboce Park or the street.

Rear Façade: The rear façade is located at the rear of the building.

Public Right-of-Way: A public right-of-way is a street, sidewalk, interior block park entrance, or park. Visibility: A building, feature, or alteration is considered "visible" when it can be seen from a public right-of-way within the District and/or is visible from Duboce Park. Visibility from Duboce Park is limited to the highly visible façades of the first three buildings adjacent to the Park. Due to their distance from the Park, the rear façades of buildings adjacent to the western portion of Duboce Park (parallel to Scott Street) are excluded from this definition of visibility. See map.

(Added by Ord. 107-13 , File No. 130070, App. 6/13/2013, Eff. 7/13/2013)

The standards for review of all applications for Certificates of Appropriateness are as set forth in Section 1006.6 of Article 10 . For the purposes of review under those standards, the "character of the Historic District" shall mean the exterior architectural features of the Duboce Park Historic District referred to and described in Section 7 of this Appendix. Any exterior change within the Duboce Park Historic District shall require a Certificate of Appropriateness, pursuant to the provisions of Article 10 , when such work requires a City permit, with the exception of specific scopes of work as outlined below. The procedures, requirements, controls and standards of Article 10 of the Planning Code shall apply to all applications for Certificates of Appropriateness and/or Administrative Certificates of Appropriateness in the Duboce Park Historic District.

The following section outlines the levels of review as determined by proposed scopes of work within the Duboce Park Historic District. The three levels of review are: "No Certificate of Appropriateness" is required; an "Administrative Certificate of Appropriateness" is required, which is approved administratively by Planning Department Preservation staff as delegated pursuant to Section 1006.2(b) of the Planning Code; and a "Certificate of Appropriateness" is required pursuant to Section 1006 of the Planning Code at a regularly scheduled Historic Preservation Commission hearing. See Section 7 for definitions pertaining to primary and rear façades, interior block park entrances, and visibility from public rights-of-way.

A Certificate of Appropriateness shall not be required for the construction of any structure within the rear yard that is no more than eight feet in height above grade and covers no more than 100 square feet of land regardless of visibility from public rights-of-way. A Certificate of Appropriateness shall not be required for the removal of any non-historic ancillary structure within the rear yard.

Decks, Stairs, & Railings

Front Stairways and Railings: An Administrative Certificate of Appropriateness shall be required for the replacement of historic or non-historic stairways and/or railings with compatible stairways and/or railings provided that the proposal is based on physical or documented evidence and is found to be compatible in terms of location, configuration, materials, and details with the character-defining features of the building and/or district. New railings, if needed shall match the historic rail system in design. This does not apply to the replacement of porticos, porches, or other architectural components of the entry.

Rear Yard Decks, Stairs, and Railings: A Certificate of Appropriateness shall not be required for the repair, replacement, or new construction of rear yard decks and stairways and associated structural elements that are located in the rear yard and are not visible from the public rights-of-way. An Administrative Certificate of Appropriateness shall be required for the replacement or new construction of rear yard decks and stairways and associated structural elements that are visible from public rights-of-way provided that the design is determined compatible in terms of location, configuration, materials, and details with the character-defining features of the district.

Door Replacement – Primary Façade: An Administrative Certificate of Appropriateness shall be required for door replacement on the primary façades provided that the proposed door matches the historic door (extant or not) in terms of opening size, door type, glazing, material, and all exterior profiles, dimensions and detailing.

Door Replacement – Secondary Façades: A Certificate of Appropriateness shall not be required for door replacement on secondary façades regardless of material or visibility from the public right-of-way.

Door Openings – Non-Visible Rear Façade: A Certificate of Appropriateness shall not be required for the alteration of existing door openings, or the insertion of new door openings, at rear façades that are not visible from public rights-ofway.

Door Openings – Visible Rear Façade: A Certificate of Appropriateness shall not be required for the modification of existing openings provided that such openings are not enlarged more than 50% of the existing opening's size. An Administrative Certificate of Appropriateness shall be required for the insertion of new door openings on rear façades visible from public rights-of-way.

Garage Doors: A Certificate of Appropriateness shall not be required for the replacement of an existing garage door provided that the new garage door is compatible in terms of material, pattern, and fenestration and minimizes its visual impacts on the character-defining features of the existing building and front yard setting.

An Administrative Certificate of Appropriateness shall be required for the construction or enlargement of existing dormers, penthouses or horizontal or vertical additions provided that the new construction is not visible from a public right-of-way.

Exploratory and Investigative Work

An Administrative Certificate of Appropriateness shall be required for the removal of a limited amount of non-historic material to conduct investigation about the historic structure and to determine the existence of underlying historic material. This work will be limited to no more than 20% of the total surface area on the primary façade (excluding window openings) and the area must be stabilized and protected after the investigation is complete. A Certificate of Appropriateness shall not be required for the equivalent removal at the rear or secondary façades of non-historic material for exploratory purposes regardless of visibility.

A Certificate of Appropriateness shall not be required for the construction or replacement of rear or side yard fences provided that the fence is not directly adjacent to a public right-of-way, including Duboce Park. An Administrative Certificate of Appropriateness shall be required for new or replacement fences that are directly adjacent to Duboce Park or other public right-of-way.

Mills Act Contract

An Administrative Certificate of Appropriateness shall be required for work described in an approved Mill's Act Rehabilitation/Restoration/Maintenance Plan that has been reviewed and endorsed by the Historic Preservation Commission, approved by the Board of Supervisors, and determined to meet the Secretary of the Interior's Standards.

A Certificate of Appropriateness shall not be required if the proposed work consists of ordinary maintenance and repair, as defined in Section 1005(e)(3) of the Planning Code.

Repair or Replacement of Architectural Details

A Certificate of Appropriateness shall not be required for the repair of existing historic ornament (including, but not limited to porticos, porches, cornices, plaster work, tympanum, roofline, and eaves) regardless of visibility from the public right-of-way. See "Ordinary Maintenance and Repair." An Administrative Certificate of Appropriateness shall be required for the in-kind replacement at the primary façade of historic ornament (including, but not limited to porticos, porches, cornices, plaster work, tympanum, roofline, and eaves) that has been previously removed, provided that replacement

ornament is determined to be compatible with documented designs and ornament found on the subject building or within the district.

A Certificate of Appropriateness shall not be required for roof replacement provided that the proposed work does not change the roof character, form or structure.

Rooftop Equipment (excluding cellular installations)

A Certificate of Appropriateness shall not be required for the installation of rooftop equipment provided that the rooftop equipment is not visible from a public right-of-way and that the rooftop equipment is installed in a manner that may be easily removed in the future without disturbing any historic fabric.

An Administrative Certificate of Appropriateness shall be required for the installation of visible rooftop equipment (excluding solar panels and related structures) provided that:

(a) Proposed rooftop equipment shall be installed in a manner that avoids harming any historic fabric of the building and that may be easily removed in the future without disturbing any historic fabric; and,

(b) Proposed rooftop equipment is set back a minimum of 20 feet from the primary street-facing façade; does not result in additional height of more than 5 feet as measured from the base of the equipment; does not cover more than 10% of the total roof area; and is set in from the perimeter walls of the building, and,

(c) Proposed skylights, if applicable, shall have a low, flat profile, are mounted flush with the slope of the roof and are setback from the perimeter walls of the building. Skylight frames shall have a powder-coated or painted finish that matches the color of the roof material and the glazing shall be non-reflective.

– Primary Façades: An Administrative Certificate of Appropriateness shall be required for installation or replacement of metal security doors, window grilles, or security gates on primary façades provided that the installation of these measures meet all other requirements of the Planning Code and are installed in a reversible manner that avoids obscuring or damaging exterior character-defining features of the building.

Security Measures – All Other Façades: A Certificate of Appropriateness shall not be required for installation or replacement of metal security doors, window grilles, or security gates on rear façades regardless of visibility from the public right-of-way.

A Certificate of Appropriateness shall not be required for seismic work that complies with Section 1006.2(a)(1) of the Planning Code. Seismic upgrades that minimize the alteration of character-defining features of a structure are encouraged.

Siding

An Administrative Certificate of Appropriateness shall be required for the replacement of non-historic siding with wood siding, provided that the replacement siding is determined to be compatible with documented historic siding (extant or not) found on the subject building or within the district.

An Administrative Certificate of Appropriateness shall be required for new tenant signs and awnings that are compatible in terms of material, location, size, method of attachment, and method of illumination with the property and/or district and meet the following requirements:

• (a) Proposal does not obscure or cover any exterior character-defining features; and,

• (b) Proposal includes the removal of any abandoned conduit, outlets, attachment structures, and associated equipment.

(c) Proposals for awnings and canopies shall use traditional shapes, forms and materials, and the overall size, shape, and projection from the building shall be in proper proportion and scale to the building and be contained within the window or door opening. In most instances, the only acceptable material for awnings and canopies is canvas; exceptions will be considered if appropriate for historic reasons. Signs or lettering shall be kept to a minimum size.

A Certificate of Appropriateness shall not be required for the installation of solar panels.

A Certificate of Appropriateness shall not be required for 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 solar energy system, such as:

• (a) Set with a low profile, and

• (b) Mounted parallel with the slope of the roof (if roof is sloped greater than 1/12), and

• (c) Not visible from adjacent street sightlines if on a flat roof, and

• (d) Set in from the perimeter walls of the building, including the building's primary façade.

Window Repair: The repair and retention of historic windows is encouraged. A Certificate of Appropriateness shall not be required for work to repair or correct deterioration, decay, or damage to existing windows, at any façade, including window glazing, sash, muntins, jambs, pulleys, sills and other historic window components. See "Ordinary Maintenance and Repair."

Window Replacement – Primary Façade: A Certificate of Appropriateness shall not be required for window replacement on primary façades provided that the proposed windows match the historic (extant or not) windows in terms of opening size, configuration, material, and all exterior profiles and dimensions.

Window Replacement – Rear Façade: A Certificate of Appropriateness shall not be required for window replacement on non-visible rear façades within the existing openings. A Certificate of Appropriateness shall not be required for window replacement on visible rear façades provided that the replacement windows are compatible in terms of material and configuration.

Window Openings – Non-Visible Rear Façade: A Certificate of Appropriateness shall not be required for the alteration of existing window openings, or the insertion of new window openings, at rear façades that are not visible from public rights-of-way.

Window Openings – Visible Rear Façade: A Certificate of Appropriateness shall not be required for the modification of existing openings provided that such openings are not enlarged more than 50% of the existing opening's size. An Administrative Certificate of Appropriateness shall be required for the insertion of new window openings at visible rear façades.

Excluding the exceptions defined in this Appendix, any exterior change to a contributory or non-contributory building or new construction within the Duboce Park Historic District shall require a Certificate of Appropriateness, pursuant to the provisions of Article 10 , when such work requires a City permit. The following standards shall guide the approval of exterior alterations and new construction:

(a) Character of the District. New construction shall complement and support the historic character of the district. Proposals for exterior alterations that result in greater conformity with the character of the district and are based on physical or documented evidence are encouraged.

(b) Historic Materials. Exterior alterations or new construction shall not destroy historic materials, features and spatial relationships that characterize the property. Repair and retention of historic windows is encouraged.

(c) Compatibility. New construction shall be differentiated from the old and shall be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment, and shall conform to the following provisions:

1. Style. New construction shall be compatible with the character-defining features of the district, yet is contemporary in design.

2. Scale and Proportion. New construction shall be compatible with the massing, size, and scale of the adjacent contributing buildings within the district.

3. Setbacks. New construction shall conform to existing setback patterns found in adjacent buildings and within the district.

4. Roofline. Gabled, cross-gabled, or hipped roof forms or flat roofs with projecting 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 manner that requires minimal change to the character-defining features of the subject building and the district in terms of materials, fenestration, cladding, massing and ornamentation.

6. Garages. The insertion of a garage shall minimize the physical and visual impacts on the character-defining features of the existing building and front yard setting. The design of garages and garage doors shall be unobtrusive and simple. Double-hinged doors with panels and multi-lights are in keeping with the character of the district and are encouraged.

7. Driveways and Front Yard Setbacks. The addition of new driveways shall minimize the removal of landscaping and include permeable paving materials in order to minimize disruption 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 compatible with the characterdefining features found on the contributing buildings within the district.

With the exception of ancillary buildings as defined in this Appendix, the demolition of a contributory or noncontributory building within the district shall require a Certificate of Appropriateness.

Interior Block Park Entrances

The following scopes of work that mayor may not require a building permit at the interior block Duboce Park entrances at Potomac Street, Pierce Street, and Carmelita Street shall be subject to the procedures, requirements, controls and standards of Article 10 of the Planning Code as outlined below.

The following standards shall guide the review of work to the interior block Duboce Park entrances:

• (a) All work shall be compatible with the historic materials, features, size, scale and proportion to protect the integrity of these historic park entrances.

• (b) Retention of historic rustic steps and Serpentine rock retaining walls is encouraged.

• (c) Unobstructed views from the interior block Park entrances to the larger expanse of the park are encouraged.

(d) Alterations to return previously modified portions of the entrances to their historic rustic character are encouraged. Ordinary Maintenance and Repair: A Certificate of Appropriateness shall not be required for ordinary maintenance and repair – defined as any work, the sole purpose and effect of which is to correct or repair deterioration, decay, or damage – of the rustic steps, Serpentine rock retaining walls, adjacent sidewalks, park pathways, or street rights-of-way.

Landscaping: A Certificate of Appropriateness shall not be required for new plantings, pruning, or changes to vegetation within the Park's interior block Park entrances' buffer zones. Nothing in this legislation shall be construed to regulate maintenance or changes to vegetation within Duboce Park.

Emergency Repair: A Certificate of Appropriateness shall not be required for emergency repair of unsafe or dangerous conditions of the rock wall and steps.

Minor Repair or In-Kind Replacement: A Certificate of Appropriateness shall not be required for minor repair of the rustic steps or the in-kind replacement of Serpentine rock at the retaining walls.

All Other Alterations: A Certificate of Appropriateness shall be required for all other alterations to the rustic steps, rock retaining walls, and area within the buffer zone.

(Added by Ord. 107-13 , File No. 130070, App. 6/13/2013, Eff. 7/13/2013)

Each building within the Duboce Park Historic District is assigned to either of the two following categories.

Contributory. This category identifies buildings. which date from the Historic District's period of significance and retain their historic integrity. These structures are of the highest importance in maintaining the character of the Historic District.

The maximum suspension period allowable under Article 10 shall be imposed on applications for demolition of Contributory buildings.

The following buildings and interior block park entrances are deemed Contributory to the Historic District:

Noncontributory. This category identifies buildings which postdate the Historic District's period of significance and/or no longer retain sufficient integrity to convey significance. Demolition permit applications for these buildings will be processed without reference to the suspension provisions of Article 10 . Alterations to Noncontributory buildings would require Certificate of Appropriateness review in order to ensure that alterations and new construction would be compatible with the historic character of the District in terms of scale, massing, fenestration, materials and detail.

The remaining buildings shall be deemed to be Noncontributory within the Historic District:

(Added by Ord. 107-13 , File No. 130070, App. 6/13/2013, Eff. 7/13/2013)