vco0 I:
SAN FRANCISCO
PLANNING DEPARTMENT
Letter of Determination
December 13, 2013
1650 Mission St.
Suite 400
San Francisco,
CA 94103-2479
Reception:
415.558.6378
Robert Carr
Park MacArthur Associates LLC
3600 Birch Street, Suite 250
Newport Beach, CA 92660
Fax:
415.558.6409
Planning
Information:
415.558.6377
Site Address:
Assessor’s Block/Lot:
Zoning District:
Staff Contact:
139 Townsend Street
3794/021
Mixed Use Office
Diego R Sanchez (415)575-9082 diego.sanchez@sfgov.org
Dear Mr. Carr:
This letter is in response to your request for a Letter of Determination regarding the property at 139
Townsend Street. This parcel is located in the Mixed Use Office Zoning District and a 105-F Height and
Bulk District. The request is to remove an Off-Street Parking Variance (Case No. 83.545V) as well as the
Conditions of that Variance, including those requiring the provision of off-street parking within a 1,000
foot walking distance of the entrance to the subject building, from the record of the subject property at
139 Townsend Street.
Relevant Background
On June 4, 1984 the Zoning Administrator granted a Variance from the Off-Street Parking requirement
(Case No. 83.545V) for the subject property at 139 Townsend Street. The Variance allowed a conversion
of existing wholesaling spaces to occupancies subject to the off-street parking provisions at a rate of one
off-street parking space for each 500 square feet of occupied floor area, subject to Conditions. Conditions
Nos. 2, 3 and 4 specifically outline the requirements for the provision of 18 off-street parking spaces
provided at an off-site location within 1,000 feet of the entrance to the subject building. It is the
understanding of the Planning Department that the property at 345 Brannan has served as the off-site
location for those 18 off-street parking spaces and that the same entity, Park MacArthur Associates LLC,
is the current owner of the properties at 139 Townsend Street and 345 Brannan Street.
An Office Development application to improve the 345 Brannan Street property with an office use was
submitted to the Planning Department on September 19, 2008 (Case 2007.0385B). The proposed project is
subject to the Transit Impact Development Fee (TIDF) per Planning Code Section 411. This is a fee
established by the City of San Francisco that requires the development of new office use to pay a fee that
is reasonably related to the financial burden imposed on MUNI by the new development. This financial
burden is measured by the cost that will be incurred by MUNI to provide increased service to maintain
the applicable base service standard over the life of such new development.
www. sfpla nfl n g . org
Robert Carr
Park MacArthur Associates LLC
3600 Birch Street, Suite 250
Newport Beach, CA 92660
December 13, 2013
Letter of Determination
139 Townsend Street
Condition No. 8 of the variance states that in the event the Planning Code is amended to no longer
require off-street parking for the subject property, the owner of the subject building would be required to
contribute funds for transportation services through a mechanism developed by the City of San Francisco.
On January 19, 2009 the Planning Code and Zoning Map were amended as part of the Eastern
Neighborhoods Area Plan. As part of the Eastern Neighborhoods Area Plan the subject property was
rezoned to the Mixed Use Office zoning district. This zoning district does not require the provision of
off-street parking.
Determination
Given that the properties at 139 Townsend Street and 345 Brannan Street are under the same ownership,
it is my determination that Condition No. 8 will be satisfied by the payment of the TIDF for the 345
Brannan proposal (Case 2007.0385B).
The Variance (Case 83.545V) is no longer applicable because the Mixed Use Office zoning district does
not require the provision of off-street parking. The conditions of that Variance, as stated within the
recorded Notice of Special Restrictions, may be removed through recording a Release of Notice of Special
Restrictions.
APPEAL: If you believe this determination represents an error in interpretation of the Planning Code or
abuse in discretion by the Zoning Administrator, an appeal may be filed with the Board of Appeals
within 15 days of the date of this letter. For information regarding the appeals process, please contact the
Board of Appeals located at 1650 Mission Street, Room 304, San Francisco, or call (415) 575-6880.
Sincerely,
Corey A. Teague
Acting Zoning Administrator
cc:
Diego R Sanchez, Planner
Property Owner
Neighborhood Groups
BBN Requestor (if any)
SAN FRANCISCO
PLANNING DEPARTMENT
2
Park MacArthur Associates LLC
3600 BIRCH STREET SUITE 250 NEWPORT BEACH, CALIFORNIA (949) 757-7776 Fax: (949) 757-7788
I’
August 19, 2013
Mr. Scott Sanchez
Zoning Administrator
1650 Mission street #400
San Francisco, CA 94103
Re: REQUEST FOR LETTER OF DETERMINATION FOR THE REMOVAL OF
PERMIT NUMBER 83.545V - OFF SITE PARKING VARIANCE
ft
Dear Mr. Sanchez
-
R)
\& LAJ
We are currently in the entitlement process for developing a 5 story, approximately
100,000 square foot office building on a parking lot located at 345 Brannan Street
(located in the MUO Zoning District). We have been working closely with the City of
San Francisco planning staff and we are on schedule to successfully receive the
planning commission approval by the end of the last quarter of 2013. This would allow
for us to finalize our construction permits through the building department, pay the
required impact fees to the City, and start construction on this exciting new building in
late 2013.
In the process of developing the plans for this project at 345 Brannan we confirmed
with the planning staff that pursuant to the current Parking Code (15.1) that off street
parking space is no longer a requirement for buildings in the SOMA Eastern
Neighborhood. In fact, long term off street parking in the SOMA area is essentially
discouraged.
We are also the owner of 139 Townsend Street (also located in the MUO Zoning
District and one block from 345 Brannan Street). There currently exists as part of the
chain of Title for 139 Townsend an outdated off street parking variance dated June 4,
1984 (variance #83.54V). The 345 Brannan parking lot is currently used to satisfy the
off Street parking under this Variance. As part of our efforts to clean up any conflicting
issues for our new development for the 345 Brannan office building, we respectively
request from the Zoning Department the removal of the above referenced variance from
the record which requires that 139 Townsend Street provide 30 offsite parking spaces.
Furthermore the maximum number of off street parking spaces that 139 Townsend
could provide under the current code (although discouraged from doing so) is
approximately 11 spaces. We understand that the process requires that we file a
Request for Letter of Determination for the removal of this Variance. The fee for doing
so is $588.00 and we have enclosed the same made out to the San Francisco Planning
Department.
Should you have any questions, please feel free to give me a call.
Yours truly,
Bob Carr
Project Manager
cc: File
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City and County of San Francisco
Department of City Planning
ADMINISrHA11ON
(4I) MasIi; / 56.468
450 McAllister Street
San Francisco, CA 94102
June 4, 1984
V
DECIS ION
UNDER THE CITY PLANNING CODE
CASE NO. 83.545V
CTY PLANNING COMMISSION
A16) 568 4566
1 D T £ M
1
PLANS AND PROGRAM
IMPLEMENTATION I ZONING
I46 550. 3066
1. U
APPLICANT: Mark. M. Garay
- 447 Miller Avenue
Mill Valley, CA 94941
PROPERTY IDENTIFICATION: 139 Townsend Street, south side, 300 feet west of
Second Street; Lot 21 in Assessor’s Block 3794 in an
M-2 (Heavy Industrial) Building..
(
DESCRIPTION OF VARIANCE REQUEST: OFF-STREET PARKING VARIANCE SOUGHT:
The proposal is to renovate and convert to offices
the existing 5-story brick building (formerly the
supply warehouse for. C.J. Hendry ship chandlery)
without providing off.-street parking as required by
the City Planning Code for the change of use and
The Code requires approximately 50 offoccupancy.
street parking spaces after credit is given for the
existing lawful deficiency associated with past occupancy. The project. sponsor claims a larger parking
credit resulting in a new parking requirement of 13
spaces.
PROCEDURAL BACKGROUND: 1,
2.
This proposal was determined to be exempt
Environmental Review.
from
The Zoning Administrator held a public hearing on
Variance Application No. 83.545V on January 25,
1984.
DECISION: GRANTED, to allow conversion of the subject building to occupancies
which under applicable off-street parking provision of the City
Planning Code require not more than one parking space for each 500
square feet of occupied floor area, ON CONDITION;
(
I.
That no more than 49,950 gross square feet of the
building be devoted to office space.
2.
The owner of the subject property (and any subsequent owners) shall provide a minimum of 30 offstreet parking spaces for occupants and/or visitors of the building. Said Spaces shall consist
of up to 12 attendant parked spaces on the vacant
rear portion of the subject site. The remainder
of the spaces shall be provided within .1,000 feet
walking distance of the entrance to the subject
building.
L
Mark M. Garay
Variance 83.545V
Page 2’
3.
Said 30 parktng spaces shall be ’a:vailablØ continu
ously, either, on an owned or leased basis, from
the fi’:rs.t date of occupancy. Of any ’portion, of the
building by a use having a parking requirement
under the City Planning Code greater than one
parking space for each 1,000 square feet of occupied floor area.
4.
Prior to the issuance of a certificate of temporary occupancy, the owner shall, submit evidence
acceptable to the Zoning Administrator that parking as outlined above will be provided upon initial , occupancy of the building and, subsequent to
occupancy of the building, . evidence that said
parking Is being provided shall be submitted to
the Zoning Administrator upon request.
5.
The owner of the building shall designate a transportation coordinator within the.buil.dlng who, In’,
consultation with the’ Zoning Administrator, shall
coordinate, Implement, and monitor programs among
tenants and employees to , encourage flex-time
transit use and ride sharing, including but not
limited to the following: on-site sale of CART
tickets and Muni passes and employer-subsidized
transit passes, and establishment of an employee
carpool/vanp.00l system In cooperation with RIDES
for Bay Area Commuters or other such enterprises.
6.
Within one year, of completion of the conversion or
such later date approved by the Zoning Administrator In recognition of actual building occupancy,
the owner shall conduct a survey in accordance
with methodology approved by the Zoning Administrator to assess actual trip generation, trip
distribution, and model split pattern of projet
occupants and visitors, and then existing parking
The results of
supply in the project vicinity.
this survey shall, be submitted to the Zoning
Administrator.
..
Should the City institute a progani to’expand parking facilites In, the subject area, the owner of
the subject property shall contribute funds for
this purpose, In an amount proportionate to the
unmet demand created by the project through an
equitable funding mechanism enacted by the City.
:
(.
(
F
Mark M..Garay
Variance 83.545V
Page
8,
Should the City Planning Code be amended in a
manner eliminating a requirement for off-street
parking for the subject building, Contions 2, 3,4
shall no longer be required however, in lieu of
these conditions and In recognition of the need
for expanded transit services to meet cumulative
office development in the subject area, the owner
Of the subject building shall contribute funds for
maintaining and augmenting transportation service,
in an amount proportionate to the additional
demand created by the subject project, through an
equitable funding mechanism to be developed by the
City.
9.
The building owner shall, in consulation with the
Municipal Railway, install eyebolts or make provision for direct attachment of eyebolts for MUNI
trolley wires on the proposed building, wherever
necessary, or agree to waive the right to refuse
the attachment of eyebolts to the proposed building, if such attachment is done at City expense.
10. The owner shall provide a minimum of 5 secure
spaces for bicycles and/or mopeds within the project.
11. The variance decision, along with these attendant
conditions and findings, shall be recorded at the.
office of the San Francisco Recorder prior to the
issuance of any building permit for the conversion
proposed under this variance application.
\.
PARKING REQUIREMENT: The subject building was last occupied by the C.J. hendry
,s hip chanlers. The Zoning Administrator has determined that this use
_
was classified as a wholesale activity which since 1960, the effective date of
off-street parking requirements for commercial and industrial uses, had a
parking requirement under the City Planning Code of one parking space for each
1,000 square feet of occupied floor area. No parking was provided when the
subject building was built in 1909, and the only parking currently available
to the building is along the west facade of the building. These parking
spaces are in an easement area that serves as an alley connecting Townsend and
King Streets, and resulted from the closing of loading docks for the building
that originally faced onto this easement.
The subject building, which currently is vacant and has had most of
the former interior partitions removed in anticipation of rehabilitating the
building, has a potential occupied floor area of. 51,200 square feet. The
maximum current parking deficiency of the building under its former use for
The maximum parking requirement
who1ealing activity is 52 parking spaces.
Mark M. Garay
Variance 83.545V
Page. 4
:
for occupancy of the building entirely by uses such as general offices and
retail sales having an off-street parking requirement under the Planning Code
of one parking space for each 500: suqare feet of, occupied floor area is 102
spaces. The Planning Code allows acredit. for the existing, deficiency of 52
spaces. Consequently, a maximum of 50 parking spaces could be required for
the conversion of the subject building to general office and other commercial
use. No. specific floor plans have. been proposed, and specific occupants of
the building are currently unknown, Consequently, a precise computation of
occupied floor space, as defined by the City Planning Code, is not feasible at
this time. The applicant has submitted evidence that portions of the subject
building, In recent years were used for accessory retail sales to the general
wholesaling operation and that the wholesaling operation included a substantial amount of office space. ’These occupancies do not have clear building
permit authorization. If the specific floor-by-floor use of the former occupancyclainied by the applicant were credited for off-street parking at parking
ratios listed In the Planning Code for those specific uses., a credit of 89.
spaces, rather than 52, would result, if credit was given based on occupancies accepted by the Bureau of Building: Inspection, resulting from their
analysis of the building permit history for the bUilding,, a credit of. 72
spaces would result. .
FINDINGS:
.
FINDING l, The subject building is a sound five-story brick masonry building,
is rat ØcF2 on the Department of ’City Planning Architectural Survey, and Is
worthy of preservation. The site is in an area where current market forces
are resulting In a transition from former warehouse, manufacturing and heavy
commercial uses to downtown supporting office. and service functions. No
public actions: are being taken to discourage this transition such as the
recently adopted interior , controls adopted by the Board of Supervisors to
discourage conversion of buildings to office space in the South of Market
Street.. area west of the Yerba Buena Center Redevelopment Area.
Housing development In the Rincon Point-South Beach Redevelopment
Area to the east of the area, and potential siting of a new sports stadiuni and
conversion of Southern Pacific Railway land to non-industrial use to the south
make viable occupancy of the subject area for other than general commercial
use doubtful.’ The subject building occupies, all but a small pOrtion of its
site, and the 16 foot on-center column spacing of the structure is" not. readil
adaptable to the provisions of on-site park1ng . Although on-street (curb
parking i.s congested in the subject area, existing off-street parking lot’s on
King Street, within walking distance of, the subject site, are not extensively.
used. The project spnsor is participating in a proposal’ by property owners on
both sides of Townsend Street between 2nd and 3rd Streets . to establish a
special assessment district for street Improvements related to general commercial use of buildings fronting on the 100 block of Townsend Street.
FINDING 2. Except for parking on the vacant area to the south of the subject
which area can accommodate, at a maximum., 12 automobiles, provision
of on-site parking, In the subject case Is impractical and financially InfeaOff-site parking, that
sible given the structural system of the building.
6uTTTg
(
Mark M. Garay
Variance 83,545V
Page
could be held for "the life of the building’! Is not available within 800 feet
of the subject site, and, in any event, would require the demolition of existing buildings. Denial of this variance would in all, probability cause the
existing building to remain largely underutilized with no compensating public
benefit.
of attendant parking on the subject site, the short term
leas1n of off-site parking and participation in area-wide parking or transit
improvement programs conducted by the City as required under the conditions of
this variance are consistent with the off-street parking programs provided by
other properties that have been converted, or are currently proposed. for conversion, from industrial of heavy-commercial uses to office and general com
mercial uses In the subject vicinity.
FINDING 3. Provision
FIND I NG 4. The provision of on-site and leased off-site parking, and particitTn1n area-wide parking or transit improvement programs as required under
the conditions of this variance will provide for the Immediate parking demand
created by the proposed conversion, while working toward finding a. permanent
solutlion to the parking and transportation issues in this neighborhood.
FINDING 5. The City Planning Code and the Comprehensive Plan both have the
fætØnt and purpose of guiding orderly development for the City. The upgrading
of an existing building, as proposed in this application, represents a reasonable improvement which will contribute to the orderly change of the neighborhoo’d which Is bound to happen as other plans become a reality.
Any aggrieved person may appeal this variance decision to the Board
APPEAL:
’iPerniit Appeals within ten (10) days after the date of the issuance of this
Variance Decision.
Sincerely yours,
=
=
*
=
Robert iq. Passmore
Assistant Director
of Planning- Implementation
(Zoning Administrator)
==
THIS IS NOT A PERMIT TO COMMENCE ANY WORK OR CHANGE OCCUPANCY. PERMITS FROM
APPROPRIATE DEPARTMENTS MUST BE SECURED BEFORE WORK IS STARTED OR OCCUPANCY IS
CHANGED.
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905444
Jul-06-2005 03:53pm
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T?rXS MEMOTNIDDM. made an of Junuary Lfp 1997, by and
1etw5enI0A_xare._1P. a california U.attod prtnrchLp,
a owner o the Townsend Property. au defined below (together
with its au000aeora and aeaignn, Iromsend Owner ,
and 5Q
irtno. LP. a California limitod. partnership. as owier of
the $rannan ?roporty, as defined below (together with ita
euccoesoxe and auuivau. ’rannan Owner’) .
]
WTtBSETHI
(a) Upon and subject to the agreqipcnt. covenants and
conditions eat forth in the unrecorded Parking Agreement (as
amended from tin, to time, the
Agreo.tent I of even date
herewith between ?owne end Owner and Br*nnan Owner, Branjx
Owner, ea awoor of the real property commonly known as
365 Brannan Street. San Francisco, California(the Brannan
Propexty"). more particularly deocribed in Ex.hib&; n abtaclwd
ber*th. which is used an a parking lot, hereby grants to
Townsend Owner the parking rights with reapact. no the hrannen
Property described in the Agreement for the use and enjoyment of
the uere of the real property commonly known an 13
eina
Street, San Pranciuco. California (the ’Townsend Propnzty),
Mrs prticularly described in 1zhibit, A attached hereto.
including the fLve-ntory building located thereon. The tare of
the Agreement shell commence on the date hereof and abaU
expire. unless sooner ternina tad in accordance with the 1.zme of
the Leaae AgrubmwLt. on PaC.isber 312046.
(b) The Agreement i, by this reference, incorporated L
and made a pezt of thie Memorandum an if fully net forth heroic,.
This Memorandum doe, not altar, modify, a*.nd or change in ejw
WAY the Agreement &A4 the Agreement shall determine and govern
-
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D&5critfiofl: 1997.103403
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Comment;
F-683
Jul-06-2005 03:53pm
T-335
41 56 TDB006
Fro-Sl(S
P.003
G103403
the -rights end dutieu of Brannan owner and Townaegkd
respect to th Zrannan P3?opery.
Owner with
ru WIThESS 1*LEROF, Brannan Owner and Townsend Oar have
sxeuted thie Menoxanduin an 0C the date first hrQLn3ove
iqritteg
BRARNM OWI;
SOA P).R9. L.P.. a Ciforria
limited partnzu1ip
’; SWROxenherg, MC, a DoUare
11mitudl liability company, 1t
Ganeral partner
ay; Stain Kina1ey Stain, a
CaliforniaiorpoatLon
TQSj ORt
it9
SOX P7LRThRC L. P., a California
IiMitd partnership
By[ SKSIRo.enborg. L,C1 a Delaware
limited liability .conpan’, ita
Ganaxtl Partner
Sys stain Kia91ey Stein e
California copoxetion its
Msb.r
.-Paul L
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state of cguf=da
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the b,niu
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to bo the
of titfaety
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4tJthz intrxit iiud adcnc*deS to me that /thi’tey w=t
higibse,’t?Ieir autkteed opv 4 tyftioo1. and that t y lxio/h ,L4*.ei? i9u9ture0 an the
cw the ottity ’.i behaaf of which the ’ea(0) a cted,
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Comment:
P.004
F- 693
1-335
4159TOBD3
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Ju-06-2005 93;53pri
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in the store of California, the City and County
of
Ban
’ARCBX. Z
Deginnidg at a point on the southeasterly line of Townsend
Street, distant thereon 305 feet. 6-1/2 inchea
eehwterLy from the southwesterly Lute
of 2nd Streotj
unnieg thence iwouthwesterly 106 foot and 11-112 inches
along the 2outhoaeturly Line of Townsend 5trcet thence at
a right angle (3oatheaater1y 137 feet, 6 inches. thence at
right angle nocthaaeterly LOG feet. 11-1/2 inches; thence
at a right angle northwntar1y 137 feet, 6 incheo to the
southeasterly line of Townsend street and the point of
begixining.
13 B =rp part of 100 Vera Block No. 361.
PARCEL ITt
Any aaaements or lesser rights go contained La the Party
well Agreastant dated October 20th. 1967, recorded October
26th, 1967, in Book B188 of Official R.acorcla, Pegs 317,
L
L21 L3723
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Comment:
P. 005
F-983
Jul-UI-ZOOS 09:5pni
T-305
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From-SXS
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ECHXBIT B
In the City and County of San Prgmcluco, Califem1a, the land
described an follower
I84026WO at a Po ku an th e south ow edy W offlaj Stidt dbut che,on 27$ twt
siwthweeerly m tinso uthvMtedy line qtSccod Stre ruwftthmm Muthw4vtody along
said line of Brautnzt Street £37 foci and S inchna thence it a ri5M .nIs gwjhmLjWy 275 (eet
thance at a ria)* aJi$Ue noithcutedy 217 feet aM 6 i nchd s to the southwotcIy line cfStejijbrtJ
Z.r& thence at a ugh iuigh noflhweati along U1&
f$lnnfonl Sreec 6* feet and 9
lnchu thaws at a riit angle icuthwaitauly 10 &at. fhawe at righ IlaJs noffinvastarly 206 font
aid3inho,tothe point orbegiwng
OWO& portion of LOO Vice block No. 360.
QCTThIG
RPRQ
The pipctty dihed In Ow "OomcdarwitpacifiGritle
tnurance Company. a CaMmis Corporation, to Robeft ofSan Fceer4ses a Callibrel.
Corporatlo& 4a.d May 16, I96I.receudedMs0r8, 196I,1nboukA.27o(Od econje. at
Page 305. in the Office of the Rietcedsi ofth. CIty and Cdantr of San Frajco. Slits of
librnlg. doacdbvd as follows:
BE4N1NG at a polio on tim soudmW lIne o(BrIuilLan &reot 490 foes Own the point of
Imtessection ofuid antathetat line of8ramuan Sbvet and the r,oihesd thtsotThlrd Snet iunning
thence southr*at parallal with 11Id Street 255 feet thoane noziltuat and parallel with flrannan
Street 14 feet. thena northwest sd pviIIeJ with Nrd S1cent4$ feet u.eft lrtthaa thence
southwest and par.Qul with Brennan Street *0 feer ihnecs ncsthweat and parallel with TOthil
Street 206 fact and 3 Lzichi to the ,ennha.at line of Branitan St?eet Owwwouthwau willie
Jo*tdieaic Ito. of Bceztn.ut Street 611 feet to the point ofb*nin
.
4
;:
... ’-
MY
Order: PW-00000391313
Besctiotion: 1997.103403
Paue 5 of 5
Comment;
P.006
P-063
city
JosØ (
& County of San Francisco
I DrCarltonB,Goodlett Place
City Hail, Room 140
San Francisco, CA 94102
www.sftreasurer.org
Tax Collector
Tax Bill
aros, Treasurer and
Secured Property
For Fiscal Year July 1, 2011 through June 30, 2012
:FIVED OCT 142011
d on January 1, 2011
PARK MACARTHUR ASSOCS LLC
PARK MACARTHUR ASSOCS LLC
3600 BIRCH ST #250
NEWPORT BEACH CA 92660-2645
Direct Charges and Special Assessments
Telephone
--
Code
Amount Due
Type
89
SFUSD FACILITY 01ST
(415) 355-2203
3264
98
SF - TEACHER SUPPORT
(415) 355-2203
208.46
C (0 [Ply
$241.10__
--
Total Direct Charges and Special Assessments
$181,479.16
TOTAL DUE
2nd Installment
1st Installment
$90,739.58
$90,73958
list Installment Delinquent after December 10, 2011
.2nd Installment Delinquent after April 10, 2012
Keep
this
portion fryur r ofs.’5e
back
Due
February l,2012
Due
November l,2011
ndddIUrtnol Information.
of bill furl
City & County of San Francisco
Secured Property Tax Bill
For Fiscal Year July 1, 2011 through June 30,2012
/’foI I
Block
Account Number
Lot
I
021
25 ] 3794
I
I
Tee
Rate
1.1718%
379400210
Statement
Property Location
Date
139TOWNSEND5T
1010712011
DELINQUENT IF NOT RECEIVED OR POSTMARKED
2nd Installment Due
BY APRIL 1O,2012
fl
i Dr. Canton B. Goodlett Place
City Hall, Room 140
San Francisco, CA 94102
2
Check if contribution to Arts Fund Is enclosed.
For other donation opportunities go to wWW.Glpf.65)
Please detach this portion and retu
San Francisco Tax
) .
Secured Property Tax,
P.O. Box 7426
Sail Francisco, CA 94120-7426
$ 90,739.58
[
FOR DELINQUENT PAYMENTS
$9,073.95
ADO 10% PENALTY
S45:00
ADD 2ND INSTA1LMCO5T
$99,858.5
LTOTALAMOUNT
1
J
E537940002100 13418 00907395 000907395 4500 2003
1 Dr. Canton B, Goodlett Place
Oty HalL Room 140
tea Francisco, CA 94102
City & County of San Francisco
Secured Property Tax Bill
For Fiscal Year July 1, 2011 through June 30, 2012
tVol I
Block
25
3794
L
I
Lot
021
I
Account Number
379400210
I
Tea Rate
1.1718%
DELINQUENT IF NOT RECEIVED OR POSTMARKED
LI
BY DECEMBER10,2011
fl
Property Location
139TOWPJSENDST
Statement Date
10/07/2011
Check If contribution to Arts Fund is enclosed.
For other donation opportunities go to w. iv
1St
Installment Due
$90,739.58
____________________________________________
P FOR DELINQUENT PAYMENTS
Please detach this portion end return
etuth
-
Secured PropertyTax
P.O. Box 7426
San Francisco, CA 94120-7426
PENALTY
ADD
i10%
IJOTAL AMOUNT
$9,073.95
$99,813.53
537940002100 13418 009073958 000907395 0000 1003
1
City & County of San Francisco
I Dr. Canton B. Goodlett Place
City Hall,Room 140
San Francisco CA 94102
www.sftreasurer.org
Jose C
eros, Treasurer and Tax CollectoT
Secured Property Tax Bill
For Fiscal Year July 1, 2011 through June 30. 2012
Vol
Block
Lot
Account Number
ran Rate
25
3788
039
378800390
1.1718%
10/07/2011
d on January 1, 2011
To: PARK MACARTHUR ASSOCS LLC
REC E IVED UCT14ZOI1
Property Location
34SBRANNANST
natement Date
Assessed
Dencriptior,
Fut
Value
Value
PARK MACARTHUR ASSOCS LLC
3600 BIRCH ST #250
NEWPORT BEACH CA 92660-2645
Tanx Amount
3,199,993
37,497.51
3,199,993
37,497.51
3,199,993
$37,497.51
Land
Structure
Fixtures
Personal Property
Gross Taxable Value
Less HO Exemption
Less Other Exemption
Net Taxable Value
Direct
I
Type
-
Charges and Special Assessments
TelephoOc
SFUSD FACILITY 015T
SF -TEACHER SUPPORT
89
98
Arnour,t Due
32.64
208.46
(415)355-2203
(415) 355-2203
’
0
$241.10
Total Direct Charges and Special Assessments
$37,738.60
TOTAL DUE
2nd Installment
1st Installment
November 1, 2011
.2nd Installment Delinquent after April 10, 2012
Keep
this portionfor your record,.See
Due
February 1, 2012
Due
1st Installment Delinquent after December 10, 2011
8
back of bill
for payment options and additional information: -
CiEy& County of San Francisco
Secured Property Tax Bill
1
.
For Fiscal Year July 1, 2011 through June 30,2012
I
Blurt,
Lot
I
3788
25
Account Number
378800390
I
039
Tao Rate
1.1718%
I
345BRNST
ANNA
2ndlnstallmentDue
BY APRIL10.2012
2
t
h(
Please detach this portion and rett
Sari Francisco Tax Cor .
Secured Property TaIj
P.O. Box 7426
San Francisco, CA 94120-7426
-.
$18,869. 30
__
[
$1,u6.92
[ADD 10% PENALTY
ADD 2ND I’ISTALLMENTCOST
$4500
$20,601
TOTAL AMOUNT
L
I
Block
3788
I
Lot
039
I
.
Account Number
378800390
I
Tao Rate
11718%
S Dc. Carton B. DoodleD Place
City Hall, Room 140
San Francisco, CA 94102
Property Location
345 BRANNAN ST
Statement Date
10/07/2011
DELINQUENT IF NOT RECEIVED OR POSTMARKED
BY
DECEMBER 10.2011
Check if contribution to Arts Fund is enclosed.
For other donation opportunities go to www. iv
Please detach this portion and retur
San Francisco Tax
Secured Property Tax N’
P.O. Box 7426
San Francisco, CA 94120-7426
1
003
4500
City & County of San Francisco
Secured Property Tax Bill
For Fiscal Year July 1, 2011 through June 30, 2012
25
J
___
FOR DELINQUENT PAYMENTS
25378800113400 134073 0OJ,693D 0001869
Vol
Dr. Carlton &Goodlett Place
City Hall, Room 140
San Francisco, CA 94102
Property Locution
statement Date
10/07/2011
DELINQUENT IF NOT RECEIVED OR POSTMARKED
Check If contribution to Arts Fund is enclosed
For other donation opportunities go to
-
$18,869.30
$18,869.30
L
,
1st Installment Due
$18,869.30
-
FOR DELINQUENT PAYMENTS
1
ADD 10% PENALTY
TOTALAMOtJNT
2537880003400 134073 001886930
$1,886.92
$20,756.22
000188692 [1000 11103
1
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FECOSDW tF1IES2ED BY
ws TITLE INS. CORP
And when Ru4d Ioi1 to
Mark M. Garay
D514464
Sk JL11, 26 OP : flC
Address: 447 Miller Ave.
ci-y&
State:
Mill Valley
Space Above This
miifcrnia9q9q1
tSr
Recoer’
Till
J
NOTICE OF SPECIAL RTRICTiOKS UNDa THE CITY PLANNING CODE
. the rna
nf thatI.
RJ.CARAv’
-San Francisco,
certain real i’pert7 situate in the Cit.- and County
State or California, more particularly described as ollowc:
LEGAL DESCRIPTION (SEE ATTACHED EXH. 8)
BEING Assessor’s Block 3794 , Lot 21
commonly knoun as 139 TOWNSEND STREET
hereby Give notice that there arp specil restrictions on the use of
said property under Part II, Chapter II of the San Francisco rr.icipal
Code kCity Planning Code).
This Notice of Special Restrictions supersedes the NOtice recorued
December 8, 1983 by Mark W (.aray as Document NO. 0433682 as a condition
of approal for ’Tuilling Permit Application NS, 8308687 for the reason
that the Variance attached as ExHbit A to this Notice his been granted
eaktng unnecessary the condtions imposed in flocument No. 0433682 and
said document Is hereby dimmed NULL AND VOID, and Is superseded by
this present document.
Said restrictions consist of conditions attached to a variance
granted by the Zoning Administrator of the City aim; Cty of Son
) permitting
Francisco on
198. (Docket 1TO.83-555V
June 4
the
conversion of the subject building to occupancies
which under applicable off-street parking provision of the Cit y
Planning Code require not more than one parting space for each 500
square feet of vcupied floor area, ON NOITEIN:
1.
That no more than 49,950 gross square feet of the
building be devoted to office space.
2.
The owner of the subject property (and any subsequent owners) shall provide a minimum of 30 offStreet parting spaces for occupants and/Of cIsitors of the building. Said Spaces shall consist
of up to 2 a2tendant parted spaces on the vacant
rear portion of the subject site. The reminder
of thi spaces shall be provided within 1,000 feet
walking distance of the entras to the subject
building.
-
___________
--
rontsprouedbyDt reLLCu spt
-
Paoe 2
Vain
3.
Said 30 parking spaces shall be available continuously. eltner on an owned or leased basis, from
the first li t e of occucancy of any portion of the
building by a use having a parking requirement
under the City Planning Code greater than one,
parking space for each 1,000 square feet of occupied floor area.
4.
Prior to the issuance of a certificate of torary occunncv 1-fl. wner shall submit evidence
acceptable to the Zoning Administrator that parklnq ac
11 ned CbOye will be provided upon initial , occupancy of the building and, subsequent to
occupancy of the building, evidence that said
parking is being provided shall be submitted to
th. ?nnino Administrator upon teaU.St.
5.
Theowner of the building shall designate a transportation coordinator within the building who, in
consultation with the Zoning Ddmlnistratnr, shall
coordinate, icV)efnent, and mcnitor programs among
tenants and employees to encourage flex-time
transit use and ride sharing, including but not
limited to the following: as-site sale of BARI
tickets and Muni passes and employer-subsidized
transit passes, and establishment of an amployce
cnOl/van f nn1 ’ystem in cooperation with RIDES
for Bay rea Conwuterc or other Such enterprises.
C.
Within one year oU sompleticn, of th conversion or
such later date approved by the Zoning mlnistrator in recognition of actual building occupancy,
the owner shall conduct a survey in accordance
with methodology approved by the Zoning Administrator to assess actual trip generation, trip
distributi, and model split pattern of projet
occupants and visitors, and then existing parking
supply in the project vicinity. The results of
this survey shall be submitted to the Zoning
Admin1trator,
7.
Should the City institute a proam to expand parking facilites In the sub3r araa, the owner of
the subject property shall contribute funds for
this purpose, In an amount proportionate to the
urmiet demand created by the project through an
equitable fs.ndirig mechanism enacted by tne City.
- _,. - =-.
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____
I
.5
rae.
B.
Should the City Planning Code be 6M&xW in a
manner eliminating a requirement for off-street
parking for the subject building, Contions 2, 3 4
shall no longer be required; sowever, in lieu of
thee conditions and In recognition of the n
for expanded transit services to meet CIIletive
office development In the subject area, the Oer
of the subject building shall contribute funds ’or
maintaining and augmenting transportation service.
in an amount proportionate to the additional
demand created by ths subject project, through an
equitable funding mechanism to be de’elcped by the
Ci ty.
iii consulatlon with the
Municipal Ra1way, InStall eyeDltS Or make provision for direct att&cPnsat of eyebolts for MIJNI
trolley wires on the oroposed building, wherever
necessary, or agree to waive the right to refuse
the attachment of eyebolts to the proposed building, if such attachment is done at Cit y expense.
10.
The owner shall provide a minimum of 5 secure
spaces for bicycles and/or mopeds within the project
11.
The variance decision, along with
attendant
conditions and findings, shall be .ecorded at the
office of the San Frartcsco Recorder prior to the
issuance of any building permit for the conversion
propuad
Zhi. s variance appl1catin.
(I
The use of sai4 property contrary: to these special restrictions
shall constitute a violation of the City ?1enin6 Code, aW no release,
modification or eliejinstion of them, restrictions shall be valid unless notice thereof in recorded on the Land Records by me Zoning
Administrator of the City end County of San Francisco.
Date
June 20. 1984
at MILL VALLZT , California.
ill
Qra of own
5tT! Of C*L!?onItk
City of Mill Val-ley, County of
Mau
_, before as,reen
Daly
Mann
on Jun._20.1984
und.ns2.ucd. a Motary public,in a su4 for .s 4 Ot y and
the
and Stats.
Personally peeredbrkH_Garay
’cn3wfl to as (or logo Sdto Se on the beau_of 84C&Sfactocy evirsaw to be tas
p.rwU wino’s namoM is AM auDeoribed to Sne utthon tnscrnt. and
acwmowl.dqnd to as that se ww 14’4f .ascnat.d vn. seas.
a --- I
W1U1 my nand and offtctsl.
a, omhft WAN&A 16 10
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Sr.. for offLetal mound eel)
- - --
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I
D 6 413
@
City and County of San Francisco
Department of City Planning
_
’"’-"’’ in
*wDPOGA
450 McAibsw $vwt
S% FfWlCiSG. CA 54102
June 4, 1984
VAR!ANCE DECISION
UNDER THE CITY PLANNING C(D
CASE NO. 83.545V
et.flftTAtIO..; ZO ,t.0
115I
-3056
APPLICANT: Mark N. Garay
447 MIller Avenue
Mill Valley, CA 94941
Townsend Street, cith side, 300 feet west of
Secijid Street, mt 21 in Assessor’s Block 3794 in an
11-2 (Heavy Industrial) Building.
000PERTY IDENTIFICATION:
DESCRIPTION OF VARIANCE REQUEST:* OFF-STREET PARKING VARIANCE SCU4IIT:
Thiiioposal is to renovate and convert to offices
i;tinq 5-story brick building for’nerly the
t!
!-J. Hendry ship chant[lery)
supply warehouse
without providing off-street parking as rpquired by
the City Piannng Code for the change of use and
occupancy. The Code requires approximately 50 offstreet parking ipaces after credit is given for the
existing lawful deflclwncy associated with past occupancy. The project sponsor claims a larger parking
credit rculting in a new parking requirement of 13
spaces.
PROCEDURAL BACKGROUND: 1.
2.
This proposal was determined to be ept from
Envirnowntal Review.
IheZoning Administrator held a public hearing on
Variance Application Mc. 83.545Y on January 25,
1984.
DECISION: GRANTED, to allow conversion of the subject building to occupancies
which under applicable off-street parking provision of the City
Planning Code require not more than one parking space for each 500
square feet of occuoied floor area, ONCONDITION:
1. That no more than 49,950 gross souare feet of the
building be devoted to office space.
2. The owner of the subject Droperty (and any subsequent owners) shall provide a minimum of 30 offstreet parking spaces for ocupants and/or visitors of the building. Said spaces shell consist
of up to 12 attendant parked spaces on the vacant
rear portion of the subject site. The remainder
of the spaces shell be provided within 1,000 fist
walking distance of the -itrance to the subject
building.
EXHIBIT A
IT
Mark M. Garay
Variance 83.545V
Page 2
3.
Said 30 parking spaces shall be available continuously, either on an owed or leased bass, from
the first date of occupancy of any portion of the
building by a use having a parking r.’quiranent
under the City Planning Code greater than one
par’ng space for each 1,000 square feet of occupied flour area.
4.
Prior to the issuance of a certificate or tempo-.
racy occupancy, the owner shal submit evidence
acceptable to the Zoning Administrator that parking as outlined above will be prOvided upon ini
tial occupancy of the bIldlng and, subsequent to
occupancy of the building, evidence that said
parking is being providad shall be submitted to
the Zoning Administrator upon request.
S. The owner of the building shall designate a transportation coordinator within the building who, in
consultation with the Zoning Administrator. shall
coordinate s Implement, and mnMor proqrans aooi.
tenants and employees to encourage flex-time
transit use and ride sharing. including but not
limited to the following; on-site sale of 8ART
tickets and Muni passes andemployer-subsld1zed
transit passes, and establlsheent of anloyem
carpool/vampool system in cooperation with RIDES
for Bay Area Commuters or other such enterprises.
6.
Within one year of completion of the conversion or
such later date approved by the Zoning
ln1strator In recognition of actual building occupar.cy,
the owner shall conduct a survey in accordance
with methodology approved by the Zoning Aisinistrator to assess actual trip generation, trip
distribution, and model split pattern of projet
occupants and visitors, and then existing parking
The MZ4 146 of
supply In the project vicinity.
this survey shall be submitted to the Zoning
Administrator.
7.
Should the City institute a progam to expand parking facilites in the subject area, the owner of
the subject property shall contribute fz; rur
this purpose, in an mount proportionate te the
unmet demand created by the project throuO an
euiteble funding .echanism enacted by the City.
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II
D694 1=1310
Mnrjc M. Garay
Variance 53,45y
Page 3
8.
Should the City Planning Cods be amended in a
manner elirinating
requirenent for off-street
Parking for the suDt building, C’rntions 2, 3,4
shall no lrper be required; however, in flee of
these condition and in recognition of the need
for expanded transit services to meat cumulative
Office devsioment in the subject area, the cucr
of the subject building shall contribute funds for
maintaning and aupoenting transportation service,
in an amount proportionate to the additional
demand created by the subject project, throuan an
equitable funding mechanism to be developed by the
City.
9.
The building owner shall, in consulatlon with the
iluniciDal Railway. Install *yebolts or make provinon for direct atcecim,ent of eyebolts for MUIII
trolley wires - the proposed building, whnrcr
necessary, or egi-ee to waive the right to refuse
the att3clva.nt of eyrbolts to the proposed building, If such attichnWnt is Cone at City expense.
10.
The owner shall prcvloe a minimum of 5 secure
spaces for bicycles smi/or mopeds within the project.
11.
Tii. variance decision, along with these attendant
conditions and findings, shall be recorded at the
office of the San Francisco Recorder prior to the
Issuance of any building permit for the conversion
R reposed under this tarlance application.
I
PPKIN NCaJIWNT: The subject building was last occupied by the C.J. Hendry
Co., shi
p IiandTari. Thq Zoning Administrator has determined that this use
was classified is a IdlClesae activity which since 1960, the effective date of
elf-street parking requirausnts for commercial and industrial uses, had a
Parking r*qviremsnt under the City Planning Code of one parking space fc- each
1.000 squire feet of occupied floor area. No parking was prodded when the
subject building was built in 1909, and the only parking currently available
to the Wilding is along the west facade of the building. fliese parking
spites are is in satMent area that serves as an alley connecting Townsend and
King Steseti, ssd resulted from the closing of loading docks for the building
that Pigipally faced onto this easement.
The subject building, which
iitly is vacant and has had most of
the former Interior partitions removed In anticipation of rehabilitating the
building, has a potential occupied floor area of 51,200 square feet. The
miai.w current parking deficiency of the building under its fever use for
wholesaling acti’.ty Is i parking space’. The maximum parking requirement
- .g
.. . ________
D694 mw1311
Mark M. 6aray,
Variance 83.545V
Page 4
for occupancy of the Luildirig entirely by uses suci as general offices and
retail sales hiving an off-street parking requirement under the Planning Code
of one parking space for each 500 suqare feet of occupied floor sea is 102
spaces. The Planning Code allows a credit for the existing deficiency of 52
spaces. Consequently, a maximum of 50 parking spaces could be required for
the conversion of the subject building to gemini office and other commercial
use. No specific floor plans have been proposed, and specific occupants of
the Wilding are currently unknown. Consequently, a precise computation of
occupied floor space, as defined by the City Planning Code, Is not feasible at
this tine. The applicant has submitted evidence that portions of the subject
building, in recent years were used for accessory retail sales to the general
whoiealing operation and that the wholesaling operation included a substantial arount of office space. These occupancies do not have clear building
permit authorization. If the specific floor-by-floor use of the former occupancy claiid by the applicant were creoited for off-street parking at parking
rOtloS istcdn tho Plsnr.lngC ’or tee spec 4.c ees, credit of 99
spaces, rather than 52, would result. If credit was given based on occupar’cies accepted by the Bureau of Builoing Inspection, resulting from their
analysis of the building permit history for the building, a credit of .72
spaces would result.
FINDINGS ,
FIhD!NG 1. The subject buildig is d sound five-story brick masonry builc’....
T3arec12 on the Depart.4eat of City Planning Architectural Survey, are is
worthy of -..rvt1on. The site Is In an area where current market forces
are resulting in a transition from former warehouse, manufacturing and neavy
P’n
commercial uses to downtown supporting office and service functions.
public actions are being taken to discourage this transition such as the
recently adopted interior controls adopted by the Bcard of Supervisors to
discourage conarsion of buildings to office space In the South of Market
Street area west of the Yerba Buena Center Redevelopment Area.
Ibusing developat In the Rincon Point-South Beach Redevelopment
Area to the east of the area. and rotential. iftlay of a new sports stodi.m and
conversion of 5wzhern Pacific Railway lard to non-industrial use to the south
make viable occupancy of the subject area for other than general commercial
use doubtful. The subject building occupies all but a small portion of its
site, and the 16 foot on-canter col.i spacing of the structure is not readil
adaptable to the provisions of en-site parking. Although on-street (curb
parking is congested in the subject area, existing off-street parking lots on
King Street, within walking dlst,nce of the subject site, are not extensively
used. -;nv project sgnsor is participating in a proposal by property owners on
both sides of Townsend Street between 2nd and 3rd Streets to establish a
special assessment district for street iurovements related to general commercial use of buildings fronting n the 100 block of Townsend Street.
FINDING 2. Except for ioarking on the vacant arcs io the a,,ith of the subjact
building, which area can accommodate, at a maximum. 12 automobiles, provision
of on-site parking, in the subject case Is impractical and financially infeaOff--site parking, that
sible given the structural system of the building.
II
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D694 w13J2
Mark N. Garay
Variance 83. 45i
Page 5
could be held for "the life of the building" is not available within BOC feet
of the subjt site, and. In any event, would require the dlit1on of existing buildings. Denial of this variance would ;n all prcbbillty cau.e the
existing building to remain largely underutilized with no coaVensting public
benefit.
FINDING 3. Provision of attendant parking on the cubject site, the short term
f off-site parking and participation In area-wide parking or transit
iroveaiient programs conducted by the City as required under the conditions of
this variance are consistent with the c4-street parking programs provided by
other properties that have been converted, or are currently proposed for confrow Industrial of hey-commercial uses to office and general commercial uses In the subject vicinity.
1iii1i
FINOIN5 4 . The provision of on-site and leased off-site parting, and participation In area-wide parking or transit improvement programs as required under
the conditions of this variance will provide for the lnwiedlete parking demand
created by the proposed conversion, while working toward finding a permanent
soluti Ion to the parking and transportation issues in this neighborhood.
FINDING 5. The City Planning rode and the Comprehensive Plan both have the
intent aid purpose of guiding orderly development for the City. The upgrading
of an existing building, as prcposed in this application, represents a reasonable improvement which wit Contribute to the orderly CilifIge O the nCig)ibOfhood which is bound to happen as other plans become a reality.
APPEAL:
Any aggrieved person may appeal this variance decision to the Board
rPtnit Appeals within ten (10) days after the date of the 1551’dnce of this
Variance Decision.
Sincerely yours,
Robert ii. Pass.ore
Assistant Director
of Planning-Implementation
(Zoning Mielnistrator)
2St..SSSZ
...s..ss....s.a..sa
THIS IS NOT A PERMIT TO C0(ICE ANY WORK OR CHANGE OCCUPANCY. PERMITS FROM
APPROPRIATE DEPARTP(NTS MUST BE SECURED BEFORE WORK 15 STARTED OR OCCUPANCY IS
CHANGED.
RWP:vr
9054A
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LECAL I2ESCRIPTION OF 139 TOWNSEND STREET, SAN FRACiSC
The land referred to
in
this report i: situated in tie state of
California, County of SAN FRANCISCO, and is described at ’.,Ilovc
CITY OF SAN FRANCISCO
BEGINNING AT A POINT ON THE SOUTHEASTRL.’I !.INE OF TOWNSEND STREET,
DISTANT THEREON 305 FEET 6 112 INCHES SOITHWETEPLY
THE
NI?UUTEWIV
TiNE OF SECOND STREET; R"NN1NG THETcCE SOUTHWESTERLY
106 FEE, ANT) II 1/2 INCHES ALONG THE SClurtitASTERLY LINZ OF
STREET THENCE AT A RIGHT ANGLE SOUTHEASTERLY 13’ FEET 6 INCHES;
THENCE AT A RIGHT ANGLE NORTHEASTERLY 106 FEET ii 1/2 iNCHES; THENCE
AT A RIGHT ANGLE !IOTHWF.STERL.? 131 FEET 6 INCHES TO THE
SOUTHEASTERLY UHF OF TOWNSEND STREET AND THE POINT OF RECINNINC.
At.Lrv
r7 .
’,CC ?ARA BLOCK NO. 361.
XHIIT h8 5
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