1400 16th Street - Planning Department

v COLT
SAN FRANCISCO
PLANNING DEPARTMENT
Letter of Determination
December 2, 2014
Lawrence Badiner
Badiner Urban Planning
95 Brady Street
San Francisco CA 94103
Site Address:
Assessor’s Block/Lot:
Zoning District:
Staff Contact:
1650 Mission St.
Suite 400
San Francisco,
CA 94103-2479
Reception:
415.558.6378
Fax:
415.558.6409
1400 16th Street
3938/001
PDR-1-D/68-X/58-X
Brittany Bendix, (415) 575-9114
[email protected]
Dear Mr. Badiner:
This letter is in response to your request for a Letter of Determination regarding the property at 1400 16 11,
Street. This parcel is located in the PDR-1-D (Production, Distribution, and Repair - Design) Zoning
District and a 68-X/58-X Height and Bulk District. The request is how much of the lawful use of the
existing building is office, and if so, whether the office use may continue under the current PDR-1-D
Zoning controls.
The subject site is developed with a two-story building of approximately 103,680 square-feet. Since the
initial construction in 1937 and subsequent additions in the 1950s, the subject building has had industrial
uses on the ground floor and office uses on the second story. The Certificate of Occupancy issued for a
Sales and Office Building in 1953, confirms that office was a principal use of the building. Further, in
1979 the Planning Department reviewed and approved Building Permit Application No. 7912185 to
renovate the building’s warehouse and office spaces. At that time the property was within the M-1 (Light
Industrial) Zoning District, which principally permitted office uses. The plans filed under this
application, confirm that the property had 24,141 gross square-feet of principal office space on the second
story and 1,026 gross square-feet of principal office space on the first story. This permit was filed on
behalf of the owner Jessica Gunne, Inc. (d.b.a. Jessica McClintock and Gunne Sax) who occupied the space
continually from 1979 through 2014.
On January 19, 2009, the Eastern Neighborhoods Area Plan become effective and the subject zoning
changed to PDR-1-D, which only permits office uses in buildings designated as landmarks. At that time
any existing office space became a legal non-conforming use.
DETERMINATION
Based on the permit and occupancy history, the subject building has 25,167 gross square-feet of preexisting office space. Accordingly, the office portion of the building is a legal non-conforming use and
any future use conversions or alterations of the building must comply with the requirements of Planning
Code Article 1.7.
www.sfp1anning.org
Planning
Information:
415.558.6377
Lawrence Badiner
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco CA 94103
December 2, 2014
Letter of Determination
1400 16th Street
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,
Scott F. Sanchez
Zoning Administrator
cc:
Property Owner
Neighborhood Groups
Brittany Bendix, Planner
SAN FRANCISCO
PLANNING DEPARTMENT
K.-IM,
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
August 18, 2014
Mr. Scott Sanchez
Zoning Administrator
San Francisco Planning Department
1650 Mission Street, Suite 400
San Francisco, CA 94103
140016 th Street
RE:
Assessor’s Block: 3938 Lot: 001
Zoning District: Production, Distribution and Repair: Design (PDR-1 -D) District
Former Zoning: Light Industrial (M-1) District
Height District: 68-X/58-X
Preservation: 3C5 - Appears eligible for CR as an individual property through survey
evaluation
Request for Zoning Administrator Determination: Amount of Principal Office Space
Dear Mr. Sanchez:
I am writing on behalf of 1400 16th Street, LLC ("Owner"), to request a Letter of
Determination regarding the legal amount of principal office space currently existing at
the two-story building at 1400 16th Street. The Owner acquired the building on July 3,
2014. It was formerly owned and occupied by Jessica Gunne Sax, Inc. (dba Jessica
McClintock and Gunne Sax), a women’s clothing designer, manufacturer, and fashion
licensing company, as its corporate offices and design studios, an outlet store, and one
of its distribution facilities. The building has 28,605 sf of principal office space (including
24,141 sf on the second floor, 1,364 sf of lobbies, stairs and other areas serving the
second floor offices, and an additional 3,100 sf of principal office on the ground floor at
the corner of Carolina and 15th Streets) and 75,075 sf of ground floor
warehouse/distribution//accessory office/outlet space. The Owner proposes to renovate
the 75,075 sf of the ground floor PDR/outlet space into a multi-tenant PDR project, and
lease the 24,141 sf second floor offices and 4,464 sf of ground floor office space to
office tenants.
Planning Code Sections 219 and 890.70 define office in the PDR-1-D district:
"Office use" shall mean space within a structure or portion thereof intended or
primarily suitable for occupancy by persons or entities which perform, provide for
K.-IM,
Badiner Urban PLanning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
their own benefit, or provide to others at that location services including, but not
limited to, the following: Professional; banking; insurance; management
consulting; technical; sales; and design; and the non-accessory office functions
of manufacturing and warehousing businesses (emphasis added).
The permit history, prior uses and layout of the building demonstrate that the building
was originally built as a warehouse and office facility and has always had those two
separate principal functions.
The building was originally constructed in 1938 for the chemical/laboratory supply firm
Braun-Knecht-Heimann Company ("BKH") as its corporate headquarters (second floor)
and warehouse (first floor). During the 1960’s and 1970’s, the building was occupied by
a corporate headquarters and printing plant for a lithography firm and numerous
independent office uses. In 1979, the building was purchased and occupied until July 3
of this year by Jessica Gunne Saxe, Inc. as it corporate headquarters and design
studios, in combination with a distribution warehouse use and an outlet store (retail) on
the ground floor.
Background
140016 th Street was built in 1938 and added to in 1952. The original building occupied
the western three-quarters of the block, and the eastern 50 feet of the block parallel to
Carolina Street was unbuilt and occupied by a rail spur. The building was built as the
headquarters of BKH in a restrained Art Moderne style. The proposed uses listed on
the building Permit No. 31863 are "Office and Warehouse" (Attachment A). The building
consists of a one-story warehouse extending the length of the block to 15th Street and
second floor offices above fronting on 16th Street.
In 1952, the rail spur was vacated and an addition to the building was constructed in a
similar pattern as the original building, with warehouse/industrial on the ground floor and
offices above fronting on 16th Street. However, the offices on the addition extended
further back from 16 th Street to a depth of 261’6". The 1952 permit cannot be located.
Office uses were principally permitted in the M-1 zoning district until 2008, when the
property was rezoned to the PDR-1 -D district. Tenant improvement permits throughout
the years prior to 2008 have consistently listed the use of the property as a
office/warehouse structure.
Badiner Urban Planning, Inc.
A.- fl
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Attachment A - 1937 Permit
-
-
2:
BUREAU OF 81LDI
FIRE WARDEN REQUIREMENTS
Construct and install on building to satiafac..tioæ of the Fire Warden the following fire protection equipment and appliances:
amd location ofFire scapes.................. -.
1 1..
hil
cX
INSPECTION
I
r
I
Setbac
........
.. ... _ ............ .
Fire Limits
Area Limit .................................
Court Areas .......- ....
....
Height Limit
Garage Area ........... .._...._ ........- .--- ....
............................... - ........_ ....
Ventilation
Chimneys and Flues..................... .......-........
TypeofFrame................................... .. ............
.. ....
Exterior Walls ................ ... ... ......- ......Floor Construction ........................ ...........
Soil.......... ............ _ .... ....._ ............- ..............
Foundation ...................... ........- ......... ........
.
I
flr Thfl
Wet Standpipes ..................................
D...,.:,,I,
C
APPLICATION OF
.L/s4
)
V.
c.
I
s
’\
wner
FOR PERMIT TO ERECT A
.............. ................
Class ofBldg......
j.
.......................................................
- .................
-
STREET
H r
SOUTH
p1dJ.a,Ck5?
/T.
";s ...........................................
Downpipes .................................................
-=-
...........
Burau & Building Inspection
...........
Costs
.
--=
alow
Filed
Water Service Connection......................
K P. KELLY. CHIEF.
OF FIRE PREVENTION
) INVESTICATION.
Superin:(ndent Iiureiuof l3uikling lnpeetiun
nuiliar..rj
with U aloe roquir’menta is
horehy grc’l i.I,
Owner or Authorized Ant.
9..._.
,1
Automatic Fire Pumps ... ......... ... ...... ............
Automatic Sprinkler S3 stem ...............
Mi
tjT
¶t,P
Engineering
n
hose Reels
-
STREET
-
...............................
......
D. (Dry) Standp[pes ........ . ... ...........
rnnt
D.IU.ZUIUU.
NORTH
-
MEW-...
-. - ._ . ____.,
II_’’
-.0 -- LI
1
tvt
DEPARThIENTOF PUBLIC HEALTH
Garbage Disposal
Size Rooms.-.-....... --- ----------- ......
:::::::...:t::
Size Kitchens ._ .....__.. ........
Size Dressing Room Closets..............
Window Areas - ............- ...................
Size Courts aiid Shafts.....................
Size Air Ducts .............................
--Size Passageways ..... .......... ..............
Size Malls and Stairs........................
Iasement and Cellar Occupancy......
4
Vent Gas Appliances.........................
Bath and Toilet Ventilation............
Ceiling Heights ..........................
No. Baths and Toilets......................
General Ventilation (Skylights)
- -.
IlluminationHalls and Stairways....
- ...................
Yard Area
Permit of Occulianey .. .... .. ............ ..
.1
..
Appedby
-
1L
Superintendent Bureau of iding Inspection .
.............
1
Permit No
-
/
-
T
-
/
(’ci ti(lte offrm1CopIJon4I
..... ..... ............. .. ........ ...... 19........
.Applied for.....
AFFRC,VED;
-
Health Officer.
.,.
j
......._......_1S...... No.....................
.
...
I
I
.
10*0 U IJMC. iflapItI,*i F. NO. 1
flO’!
S
Copies
WrLi in
AND COUNTY OF SAN FRANCISCO
cii
]BUREAU OF BUILDING INSPECTION
DEPARTMENT OF Pt ’!UIC ’ORKS
BLDG. FOP.M
! ’PLICATION FOR BUILDING PERMIT
l
CL-ASS "A!’ - ’W- "C"- NML CONSTRUCTION.
_.
191/
AppLation is hereby rnz*de to the Board of Public Works of the City and County. of San Francisco.
for penal ssiou to build in accordance with the plans and specifications submitted herewith and according
to the dcriptinn and for the purpose hereinafter set forth:
(1) Loration of Lot.....
,..L
....
(2) Claaaof building................
(8) Total Cost.
- ...................................No. of stories.....
$..../2?.
....
(4) Purpose or
No. of looms..........No. of families..
..........
(5) Size of LoLZaaO..g..sOr7Ft. FroiiL.2
(6) Any other building on lot at present ..........
.... ........-... . .......... .... _. ................
(7) Contract.or ,2,. ’arry Workmen’s Compensation Insurance.
(8) Supervision ofconali’uction by...-_
V
jo ..
...
a..nzp’..
Address ..................
I hereby certify and agree, if a permit is Jssuei(that all the provisions of the BUILDING LAW OF
THE CITY AND COUNTY OF SAN FRANCISCO and the STATE HOUSING ACT OF CALIFORNIA will
be complied with, whether herein specIfied or not; and Ihereby agree to save, indemnify and keep harmless
the City and County of San Francisco against all liabilities, judgments, coats and expenses which may in
anywise accrue against said city and county in consequence of the granting of this permit, or from the use
or orrupancy of any sidewalk, street or sub-sidewalk placed by virtue thereof, and w ill in all things strictly
comply with the conditions of this permit.
(9) Architect
Jo’
-
Certificate No. ---------State of California
Address ......
aeq
-
4’iY
&I %
-iC?..................... License No..............................................................
City and County of San Francisco
C
(10) Engineer .
Certifleste No. ...................... ..... ....License No...............................................................
State of California
City and County of San FrAnCISCO
47
Address .........
jZ.- ....
(11) Plans and specitications prepared by
Other than Architect or Engineer............................................................................................ ......... ....
Address................................................................................................................................................
(12) Contractor
LiceNo .. ...... ............ ............ ... ... .. ...... ... License No
Stain of California
City and County of Sow Francisco
Address
2c24’
.. ..............................
.-
.
Address
.-
/’
7
’
. .. -,
Owflor’a Authorised Agent,
Badiner Urban Planning, Inc.
K.-IM,
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Attachment B - City Directories
I
L
9
A
Merchants Credit Association
eoffec,;oni&ncc 1925
Charter Member
merican
sociation
48
to
San Francisco 2
102 AET2 S2ET
KLondike
2911 Sonoma aspartnienta MAO-7689
Rhode Island Intersects
15TH AV-Contd
1616 Al’ Parts Corp The whol auto
201 Martin C.? MA1-7685
tet 2624 Landberg Karl C SEO-3164
parts UN1-2385
202 Bellatine Ota
9.104-5132
2627 Ore hao Ceo T
203 Roche Dorothy
2630 Parry Story 11 9.104-1020
Kansas intersects
204 Greene Walter A UN1-1209
2631 Qua at Clots H l’ 01)1-1058
1700 Stor l
205 Yosogs Az-lit C MA13237
= 2634 Castellanos Aberlardo
UN3-4800 trig
206 Owens P E
2635 Lueber) Serge 2 P, L06- 0820
i
b0
7
r rdzn Co
907 McCarron Edw 3 KL2-3532
2638 Anderson Eilstore Mrs
-00
206 Lana Leo
OVI-4152
Vermont
intersects
it
209 Scrivan Calvin
2639 Sinnott Mary Mrs 0V 19839
1900 Btllmlz-e Arch Co Inc whol
210 No Return
2642 O’Connor Alt.? 01)1-4066
S oril
4
li 081
211 Kish Rose Mrs N1-0251
ZipI2643 Mazes Angelo F 0 SE1-2595
San Bruno inIrsecte
.217 Greene Eunice lit Mrs 1.2241-6048
2646 Winquzet Artit l’ bldg contr
:) ujuJ
1950 Arabol Mfg Co The adhesives
214 Kenney Beatrice
OVI- 6485
UNl 01’3
i.4019
SEI-1312
5647 Halthan Wesley F
215 Lucich Vincent
Z
Utah triter
0
0650 Stockinger Mathias - 1,06-5395
216 Vacant
2000 Bennett E B’ & Co neil
1651
Kerins
P51k
Ml’
OVL-3378
217
Vacant
0M
f KLZ-3665
w 5654 Ling Chas Pfi SE1 1849
218 Donclly John
2001 Vacant
5655 Linehan Lloyd El’ 0111-4399
219 stintsc,n Vivian
2003 Barbieri Vera 15743-61 7
220 Jennings Floyd rfiA1-7l38
Inglrimn Edith Mrs 6) M049441
5658
2605 Lem Wilmer A
-o
4
I ow
221 Morales Paul
2659 Kresevich Carlo 0 L06-8970
2007 p Irero
I1-9347
222 Vacant
5662 Smyk AloysiuS 3 0 M043974
2015 Reliable Class Co 0N3-0667
301 O’Burke Meble
- 2663 Aiello Frank P0 L04-1555
U
HPI-O&94
U
302-03 Walsh Mike UN1-8486
U 2666 Decheni Ella F C OVI -2861
2010 Ooncher ff Goo
304 Lloyd Frank M llEl-7579
m Z.
2667 Schaters Joe SEO-6535
80
305 Whaley Eobt
2670 Lawlor Edw M04-4875
Hampshire intersects
C.)
306 Papa Jos FUN3-1305
<tc’( 2671 Dittman Ken B 51 M04-2867
Franklin Square Park
307 Clawson Ruth E Mrs 1JN30100
2674 Devlin Mary A Mrs 0 OVI-5663 Bryant Intersects
2675 Peterson Howard A I SE1-8872
308 ParrIsh Walter B
2401 Double Play tavern UN3-9859
IL IEW
2678 Kopfer Paul 3 Ll M 045105
309 Norton Melba
2403 Radovlch Agnes L UN12362
330 Hannibal Adelaide I Mrs
2679 No Return
2404 Grace lark N 129.1-2353
2682 Kelson Gen C M04-5839
uNl-7918
w
2405 Stanfel Peter UNI -7180
U
2683 Rosalie Wailer 3 0 L04-6220
311 Vacant
2435 Griffin MU Products kitchen
312 Raymond Levi C
z 2686 Hughes Margt Mrs 8 OVl-8638
e at r fee VL2-3163
- 2687 Wettsletn Chas 3 9) 1,01-9511
2440 Meherin 3 Minton ph a MAI-5035 314 HallNellie
2690 Reilly Ants T Mrs 9 L04-2930
315 Kennedy Ralph V
2445 Blakeway Sheet Metal Works
2691 Baiter Frances L 0 1,04-7242
316 Nelson Frank P 15141-4221
141.2-3673
a. 2694 Pendergast 355 A . (7V14149
317 Smith Angelina Mrs
Florida intersects
2699 Mince Verne M SEI-6499
318 Stickel John F UEI-1693
2500 Society for Prevention of Cruel2700 Ferris Anne A Mrs 0
319 Fageratrom Neils 0
ty to Ante als MA1-1700
2722 LoguNicholas ? @6)9.004-5013
320 F’crbracheFreda Mrs HEI-4802
2545 LYons-Magnus Inc soda bantam
2730 Burns Anne 3 Mrs
322 Costa Martha
218 2625 Pacific Clement & Aggregates
West Penal av intersects
401 Guttorez Rufino
(ala ofe and yds)
2620 Baumann Franz W Olive,
40’ Cl..- Seth 0
M047813
401
Vie-gnla
Alabama
404 Des Jardine Francis J
78
82
Harrison intersects
,g
I6TRFrom 400 IlIlnoli
west
1
6908
Bridges
ft Pier 64
407 Sutherland DwIght L 12N3-3801
2700 Wheel Industries Inc M.Al-271?
- Triple A Mach Shop ship re r
408
Lewelbrn Darlene A KL2-0060
2701 0,1111 Ann Corp wonen’s
yue-583e
409 Duosm Frenk U
13043-2720
200 Union Oil Co of Calif (del serv)
410 WIthers Ruby Mrs
2730 Wheel Industries Inc (whse)
362-7600
411 Ryan Ikliehl
2741 Datwiel P1mb Sops 12143-4100
Illinois Intersects
412 Wlishosen Mary Mrs
2745 Vacant
3d Intersects
414 Woode AlE
2747 Vacant
400 VaanI
415
Berness John C HEI-7308
2757 Travena Equip Rental Inc
700 Southern Pse Co Mtr Div
416 Webster E G
MA1 -9938
417 ’Maki Waino A 12043-7460
2765 Reltance Trailer & Truck Co
Pennsylvania tntefsecta
418 Wooley Earl
Inc mfrs MAO-4894
701 Phllco Distributors Inc dIes
419 Hubba Edtv
2779 Poppy Cakery L’ Nl-4778
15743-8728
420
Church Thos C HEI-7058
2791 Wagner lintel 15043-9873
MlssiastpiI lnterleCta
421 Ward James
2703 Campbelrn Medical Aid SopS
Ta. intersects
422
Roy C
941 Thorpe JT& Son Inc brick mfrq
2797 Vacant
2915 Pan-AerIcan
m
Record Shop
2789 Martini Cafe 12043-9976
Waldon Dully lnc eng cops
14
KL2 1370
2919 LacabenaBskery 12041-0414
Folsom
vacant
92l Vacant ,
2620 Kilpatrlcks Rakertea Inc
1
999 Neil Equip Co of Northern Calif
925 Esther a tavern MAl-9077
HE1-0810
truck body mIre
Aiello Esther Mrs MA1-9077
2860 Roller Press The prntrs
KL2-3040
529 America Cl an dO 1: 741-9471
HE17221
Daggett Intersects
931
LaCabana
Restr MA1-9I36
W
2874 Johnson Ge
Missouri Intereects
2933 Delgadillo Garlos B 83043-9249
2874a No Return
1000 Ceel Paint Co mfrs UN3-8119
935 Ibarra Trios Mrs 12041-7580
2876 Rivera Candido liEl -7926
Glidden Co The paint mfra
.937 Apartments
2876a lnostroza Joan C
!vIAl-0200
I Albsrrsn Mtchl
2876 No Return
1001 Behr-Manning Co (Div of Norton
2 Puliclo Ceo
_678a Reyes Jesus F
Cc) abrasive mfrs
3 Orellans Marie Mrs MA6-0928
2886 Car-Parts Sup MA1 -0615
UN3-7730
4 Burbrldge Leonldaa ’I’ HE1-l790
Mid City Auto Supply 1:143-2661
Connecticut intersects
tee con nied
2888 Apartments
Huimbel Intersects
Miriam s Bcao’y Salon
D
I Olguin Mary L Mrs
1101 FIre Protection Producta Co
IiEl-90l8
Caytan Esther Mrs
sht rntl don sand
2940 SF L abor Temple MA1 6304
3 Ooodall Ralph 1 MA1-5676
dow, 12741-2420
mezz
Union
Labor Party MAI-0580
Rivers Ed
1145 Western Batteries Ltd mfrs
Rooms..
Prtce Barbara J
IUN1-1l75
1
Vacant
fl
DePonte Mabel Mrs
A.rkanaas intersects
2 Sanitary Truck Drivers & Hlpu-s
7 Scott Evelyn Mrs
Sth lnter..cta
MA1-8518
8 Heyes Benigno
1220 Wolfe’s Launch resIn IitA1-3654
Union Local No 350
Espinosa 0
8
D
Wisconsin intersects
3 Candy & Confy Wkra Union
10
Reed Johnny
1330 5il OD Co UN1 -1220
II Ward Jas 2
HEI-2740
1400 Stecher-Traung Lithograph
S
ez Manuel
12 Cortez
4 UnIon Label Section of San FranCarp Plant #2 MA l-0814
Street Continued
cisco MAI-0610
Texeco Inc bulk plant K1,2-l644
892 Sunset Delexe Clnu UNI-2 481
6 District Coon C I 0 I intarS
MA6-0718
CO
Kiob E 26. Son in porters
1401 Lynch John P Coot SF indry
HE1 -6561
UN1l48l
sup. mfrs HEI192O
SIgn-Scene-Pictorlal&
KIob Ernest.? UN1-2481
Displsymnen a Local No
Carolina Intersects
2896 Mesua Radio & TV Repairs
NoSIO
MAl-5954
8 Glaciers & Class Workers Union
DeE nrotitersects
3221
Perez Vincent MAI-5954
1500 PfIzer Cites & Co Inc chem
Local No 718 MAI-86l7
2898 Big Horn Tavern IiEl-57l8
mfrs HEl-9702
1 04 Asbestos Workers Lnmon LocaL
FILLMORE
S Van Ness interaecte
Pfizer Laboratories hiEl-9702
No
2905-08
Fairway
Food
Center
RoerlgJB&Co (Dlv of Chas
joe Upholsterers Union Local No 3
0 ,tAl 9818
’It 2 0755
r
?36
Fairway
Meat
Mkt
tINl
HE1 9702
200
202 United Garment Wkrs of Am Local 131 MAI-6313
204 Lndry & Dry Clog Wkrs Union
Local 3010 AFL-CIO
MAI-0177
205 Vacant
206 Labor Temple Pharmacy Inc
HEI-8030
207 Professional Embalmers Union
Local 9049 AFL-CIO
00
C.)
KE1-7886
208 Roofers Union Local No 40
UNI-9976
210.11 Metal-Poltshars Buffers
Pillars & Heipra Internatl
Union Local No 128
MAI-6502 & MA1-6503
218 Bronson Herbert L dentist
HE19500
Lea Jack Mdenti HE1-9500
301-03 SanFranclaco Labor Council
AFL-CIO UN3-7011
304 Carmens Union Local Div 1380
AFL UN14363
305 Milk Wagon Drivers Union Local
Local No 226 Joint Ctancii No UNI-l127
307 United Furn ttkrs of Am AFL- 2
CIO Local 262 !i&Al-3071
308 Copperamith. Union Local 438
MAI-4127
210 Beer Drivers & Slsmns Union
Local No 888 MAI-2395
311 Brewers Maltatera & Yeast
Wkra Union Local No 893
UN1-2600
313 Bottlers Union Local No 896
MA1-7844
314 Blacksmiths & Helpers Union
Local No 1168 UN1-2326
318 Tri-State Council of California
Arizona & Nevado Sheet
Metal Workers IA
HAl -9954
319 San Francisco Ericklavere
Union Local No?
KL2-0688
sl Union No 21bi
320 Car
W
J
W
.:
ic. 6
cm
S
T
A
N
R
0
P
E
F
0
T
E
-
ne,ii
321 SanFrencisco Bldg 6. Cando
Trade. Council-Temple
Assn HE1-6515
Street continued
2943 Hoffmann
offmann Else Mtr Serv
MAI-7507
2944 Temple Shaving Parlor
2945 Apartments
I Murphy Pauline 2 12743-6750
2 Jones Eder HEI-36l6
3 March Rose Mrs MA6-2999
4 Melniek Jeanne Mrs MA1_6363hi:.:)
S ciscon Anthony 12041-5908
6 Harper Elaine
7 AlIen OliMAl-6028
Ii - 94$
Street c050inued C
2947 Council
2950 3&E Club tavern MAI-4465
2954 Walsh’. Owl Bcx. 1 D rug St ore
(witse)
2958 AC CleCoers MAI-4730
. 7
Cspp intersects
2940 Professional Emb&Imers Unl"
Local 9049 AFL-CIO
HE1-7886
2960 Vacant
2961 VictonI Theatre UN1-6071L
2964 Benedetti’. Flowers HE1-3322
2970 ROcky’s Barber Shop UN3-l83
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MA1-9085
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Badiner Urban Planning, Inc.
K.-IM,
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Attachment C - Schmidt Lithographic Oral History
--1K M,
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Stecher-Traung-Schmidt Corp (lithographers) occupied the building froml963-1978. The
following is an excerpt form an oral history at University of California Bancroft Library. The link
to the oral history is below. Stecher-Traung-Schmidt Corp had plants in Honolulu, Grand
Rapids and Rochester, indicating that their use of the building was as principal office, and not
just for managing operations of the printing plant.
http ://archive.org/stream/schm idtl ithographcoO2teisrich/schm idtlithog raphcoO2teisrich_djvu .txtl
p 25.
Wuthmann: In 1962, then, the Schmidt Lithograph Company became the full owners of the
Honolulu Lithograph Company. We stayed in the building for a couple of years and then moved
to new facilities which are on Sand Island, not far from the pineapple packing plants.
Teiser: Did the name become Schmidt Lithograph Company then?
Wuthmann: No. It kept its name, Honolulu Lithograph Company, and it still has its name,
Honolulu Lithograph Company, because this is symbolic of the Islands and a better way of
doing business.
Teiser: Is it a subsidiary of this company now?
Wuthmann: No, it’s Just an operating division of Stecher- Traung-Schmidt; it’s Just an
operating plant.
26
Wuthmann: As it turns out, we feed orders in from all parts of the country, [from] anybody
wanting to buy pineapple labels. Most of the sales are made down there because the
representatives of Dole, Libby, Cal Pack and so on, are right in the Islands. But many private
brands throughout the country Kroger, any small, any private brand buyers throughout
thecountry are serviced by our salesmen anywhere in the country. Then the label itself is
produced there and put on the can, which is packed there. So this Just makes good business.
Teiser: They both pack and label there?
Wuthmann: Right, which is better. Let s Just say XYZ account in Cincinnati or Cleveland wants
-1KM,
Badiner Urban Manning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
to buy he’s a wholesale grocer, distributes in the regional area and he has to provide all
products, peaches, apricots, string beans, corn, pineapple, fruit. So our salesman goes in and
sells him labels, perhaps peach labels; perhaps pineapple labels, perhaps corn labels. Then
those [pineapple] labels can be produced in Honolulu for packing there. Peach labels can be
produced right here in San Francisco for packing in the San Joaquin Valley. And perhaps the
corn and the string bean labels can be produced in Rochester, our plant in Rochester, for
packing up in upper New York [state] or Michigan or wherever the product is produced. This
way we are in a position to service, geographically, from all of our plants, which include
Honolulu, San Francisco, Grand Rapids, and Rochester. [Emphasis Added]
Background of Merger With Stecher-Traung
Teiser: Was the Grand Rapids plant owned by Stecher-Traung?
Wuthmann: Before we joined them, yes.
Teiser: So until Schmidt Lithograph merged with Stecher- Traung you had only the two plants?
Wuthmann: That’s correct. We had contemplated building [in the] East several times. As a
matter of fact we had made a number of merger overtures to other companies, but had not
consummated anything. We were looking in the Chicago, Midwest area
primarily, but we Just didn’t consummate anything,
Teiser: What was the date of the consolidation of Schmidt Lithograph and Stecher-Traung?
Wuthmann: March 1, 1966. One of the interesting things of this merger of course it was good
for both of us because we were in San Francisco and they were in the East; no question. So
we had two plants in San Francisco, which we have now consolidated. There was no need for
two plants under the circumstances. We had Honolulu and they had Rochester, so to speak,
which together gave us total coast-to-coast [manufacturing facilities].
--1K M,
Badiner Urban PLanning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Attachment D - 1979 Permit
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UdGINEER
ADDRESS
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BUILDING 1(C0I0
DEPARTMENT OF PUBLIC WORKS
CITY AND COUNTY Of BAN FRANCISCO
NER OR
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Gtrnne Sax
95645G
iiOO 16th
JOB LOCATION
Street
BUILDING INIPECTION.
J00 CMD
APP. NO.
7912185
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EXTERIOR OR STRUCTURAL PLASTERING OK
__________________________________________________________________
ALL SPECIAL INSPECTION REPORTS RECEIVED.
FIRE ESCAPE INSTALLED PER APPROVED PLAN.
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OR
Badiner Urban Planning, Inc.
R.- 119,
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Attachment E - SFGate Article on Jessica McClintock
K-1 m,
-
Lawrence Badiner
Urban Planner
Attachment F Transcript of Interview with
Bruce Hutchins, Director of Real Estate for Jessica McClintock
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
The questions below for Jessica McClintock, Inc. (’JM") are meant to clarify how the
building at 1400 16th Street was used in order to support a Letter of Determination
from the Planning Department that would allow for the continuance of some office
use at the building. The intent of these questions are to understand the following:
a. Prior to JM’s occupancy, if there was existing office use in the building
and if so, where in the building and how large were these offices;
b. During JM’s occupancy of the building, where and how much of the
building was used as office; and
c. Distinguish the type of office use that JM had in the different parts of the
building. In other words to understand which offices in the building were
’principal office’ (i.e. used for executive, marketing, accounting, design,
legal or other corporate functions) versus which offices were ’accessory
office’ (i.e. to support production and distribution type functions).
Responses in italics below were provided via telephone interview between Bruce
Hutchins, Director of Real Estate for JM, and Steve Shanks, Vice President of SKS
Partners, on July 25, 2014.
Questions:
Where was Gunne Sax/JM located before 1979? What functions were in
1.
16th Street?
that/those location(s) and why did JM move to 1400
BH: The company was located at a couple of locations in San Francisco prior to
1979 at which time the business started taking off and needed more space. At that
time, the most all of the business functions were located in a floor of 274 Brannan
and were relocated to the new building at 1400 16th.
2.
16th configured when you purchased it? Was there existing
How was 1400
office use in the building and if so where was it located in the building?
BH: Doesn’t know what was in the building prior to JM moving in after 1979.
3.
16th St. upon initial
What were the original functions for JM at1400
occupancy? Was the building fully occupied by JM? How did those functions
evolve in the 1980s, 1990s and 2000s?
BH: JM initially located all of their operations at 1400 16th St building when it was
originally occupied. The 2nd floor had all the primary corporate and design offices.
There was also a design and production office which was 6,000 sf at the rear of the
ground floor. The ground floor was also where all of the cutting was done. The cuts
were then sent out to 3rd party contract sewing shops locally in the Bay Area ("Buy
American") where the production occurred. The product was then sent back to 1400
16th street where it was inspected and warehoused for distribution. Around 1993, JM
purchased a 300,000 square foot facility in South San Francisco which was used for
warehousing, shipping/distribution and the outlet store. The SSF facility was sold in
2005 at which time the retail outlet was moved to 3,000 square feet of the production
and design offices (which were then moved upstairs). JM also had a facility on Army
street where they received and stored fabric. In 2007, JM first started sending work
oversees to Asia for production and only used a few local contract sewing shops for
re-orders. In addition, there were leased showrooms in NYC, A TL, CHI, DAL for over
20 years.
4.
The attached floor plan shows the approximate size and location of office
space used by JM prior to the sale of the building in July 2014. Can you
identify the type of office use for each space?
BH: The second floor was all office. In addition, the ground floor had the 6,000
square foot production/design office at the 15th Street side which housed about 10
clerical people. The office space at the corner of 16th and De Haro was where the
patterns were downloaded and printed. In addition this space also had offices for the
overseer and the cutting room. The 600 square foot office in the middle [CL5-7, H-J]
housed the traffic office and facilitated shifting and supply orders. This included 3
people at desks. The office next to the main stairs just housed the security office.
5.
Did the 1400 16th St. offices include executive, marketing, accounting,
design, legal or other corporate functions? Yes, all on 2nd floor. Were there
any "production" functions on the second floor other than the design studio?
BH: Yes, all of those office/corporate functions were on the 2nd floor. There wasn’t
any production on the second floor. The office space at the back of the 2nd floor was
where the patterns were designed and the initial samples were sewn.
6.
What was the primary use of the ground floor? What were the offices used
for on the ground floor? When was the retail outlet added on 15 th St? Retail
was added in 2005 and moved production office upstairs.
See BH response to question 4 above.
BH: The retail was added in 2005 and the production and design offices where
moved upstairs. This happened with the SSF facility was sold.
7.
What other locations nationally and worldwide did JM have and what were
their functions? Where were dresses manufactured? Where were the
licensed goods manufactured? Did JM have a role in design and approval of
goods?
BH: Other than what was described before [see BH response to question 3 above]
there were no other JM facility located nationally or worldwide. All dress
manufacturing was done through 3rd party contract sewing shops, locally in the Bay
Area prior to 2007 and then in Asia. JM had a representative in NY which acquired
and coordinated all of the licensed goods. JM had design approval over the license
goods which was done at the 1400 16th Street building.
Badiner Urban Planning, Inc.
K.-IM,
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Attachment G - Various Permits
Badiner Urban Planning, Inc.
K.-IM,
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Attachment H
Building Permit Application No. 2002510665 Drawings
--1K M,
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Attachment I - Measured Drawings
GROSS SQ FOOTAGE
GROSS PRINGIPLF OFFICE SO FOOTAGE
COMMON SQ FOOTAGE
FLOOR
FLOOR]
FLOOR 7
OSF
1.075 SF
051-1
211 SF
6SF-s
0113 SF
OSF-3
381 SP
6SF -a
I 3,471 SF
051-4
6SF
S
io5a SF
OSF
GSF-0
19,61455
OSlO
651.5
0.9AISF
OSI-,
sooSF
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79 539 SF
OSF -0
9SF
TI/lI
4,21051
-
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6SF-U
J,
717SF
055-1
FLOOR
-
1
655 - 9
S2-io
-
25352
7334SF
GS;
17SF
5
-
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,
-
BOILER RM
TELE.CLOS.
--
SECURITY OFFICE
310SF
m[cH_MAINT PM.
07051
T Ill
OSF -1
10100SF
OSF-70
55352
OSE
11
13934 SE
CSF
71
264SF
- -
21141 SF
.1
BUILDING TOTALS
GROSS SF
FLOOR 1
79,S45 SF
FLOOR 1
70711
aol 41 SF
--
107,140 SF
PIIINGII1LL OFFILL SF
FLOOR 1
4.110 SF
RATIO OF PRINCIPLE OFFICE,NCN PRINCIPLE OFFICE 1W/OUT COMMON AREAS)
26361 SF /11 01,180 SF -883 SF)
27.036
PRO RATA SPARE OF COMMON AREA SF FOR PRINCIPLE OFFICE
49.6% 1805SF.
24451
ADJUSTED PRINCIPLE OFFICE SF TOTAL
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Attachment J - Letter from Jessica McClintock (Pending)
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Design enpre began with GLrne Sax- SFGate
8/19/2014
65F San Francisco
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Design empire began with Gunne Sax
Carolyne Zinko, Chronicle Staff Writer
Published 4:00 am, Sunday, February 13, 2011
Mention the name Jessica McClintock in a room full of women of a certain age, their daughters, and
maybe even their granddaughters, and you’re likely to hear a cry of recognition, followed by
embarrassed laughs, and possibly even a groan or two.
"Gunne Sax!" they cry out, remembering McClintock’s line of calico midi dresses and flouncy
cotton-and-jute prom gowns with lace trim that brought the fashion designer to national fame in
the 1970s and ’8os.
That prairie girl aesthetic was romantic and stylish back then - Hillary Rodham wore a Gunne Sax
gown to wed Bill Clinton in 1975 - but it seems hopelessly out of touch compared with the bodyhugging fashions of today.
And then, they ask, "Is she still alive?"
McClintock, 80, is here to say yes - and not timidly, but resoundingly, from the Jessica McClintock
Inc. headquarters on Potrero Hill, where she works 8 a.m. to 5 p.m., five days a week, churning out
five collections a year for department stores and her mall boutiques nationwide.
A millionaire many times over, McClintock could retire, but she hasn’t. McClintock declined to
comment on current sales figures, but published reports put her annual sales at more than $ioo
million a decade ago.
Dresses and formal gowns are just the tip of her empire: She also sells eyeglass frames, fragrance,
furniture, home lighting fixtures and bedding through licensing agreements under her name.
Tableware and linens may soon follow.
It’s big business for a woman considered by fashion industry insiders as more manufacturer than
designer. Her dresses sell for a few hundred dollars, not thousands.
http:/Iwm.sfg ate.cornfnee/articIe/Design-enire-began-wth-Gunne-Sax-2459610.php
1/5
8/19/2014
Design empire began wth Gurine Sax- SFGate
Cares about work
She doesn’t mind that she’s rarely mentioned in the same breath as Michael Kors, Marc Jacobs or
Diane von Furstenberg, although she is a member of the Council of Fashion Designers of America,
the industry’s most prominent trade association. What she cares about most, she says, is her work.
"I used to go to New York a lot, but it was a waste of time," says McClintock, striding energetically
through her offices on a recent weekday in a black jacket with white lace cuffs, black leggings and
knee-high black boots, every hair of her blond Anna Wintour-like bob in place.
"Time is everything. Competition is fierce. Decisions have to be made quickly, and the only way
you can do it is sitting at a desk, not meeting people around the country. That’s passe."
The prairie girl aesthetic is passe, too. To keep up with the times, McClintock gives her customers
what they want, and because most of them have been raised on celebrity culture, they want flair,
not flounces.
The prom dress, which she built a career around, is sexy and short these days, in part because she
introduced the new length six years ago, a fact noted by Women’s Wear Daily in a cover story in
June 2005.
She started making minis after watching high school promgoers at local hotels trip on their hems
and hike up their sagging dresses all night.
Her strapless dresses hit midthigh, well above the knee. That doesn’t leave a lot of room for fabric,
but what’s there is important. Cotton, linen and jute have been replaced by what McClintock
considers a modern wonder material - stretch taffeta - which allows for movement and, when
coated with acrylic foil, carries a metallic sheen.
"Mothers go shopping with their daughters, and they’re thinking of the past, saying, ’Why don’t you
do sleeves?’" McClintock says, showing off iridescent platinum, teal and silver numbers she has in
stock. "Sleeves are in the past. Strapless sells better. You put straps on a gown, you have to make
the straps fit."
McClintock, who describes herself as conservative and is a registered Republican, is unapologetic
about making sexy clothing for teen girls.
"Are you kidding?" she retorts. "With everything in the world today? Everything is so seductive!
Sure, I make the dresses short. But the girls can wear leggings. I recommend them to anyone
wearing a mini."
It’s ironic that McClintock’s dress business is based on minis today. When she started making
clothes in 1969, minis were the rage and department store buyers wanted something - anything
- different.
McClintock had joined a one-woman company called Gunne Sax (named after the burlap gunny
http://vwi.sfg ate.com’nevvs/articIe/Design-enpire-began-th-Gunne-Sax-2459610.php
215
8/19/2014
Design enpre began wth Gunne Sax- SFGate
sacks used for potatoes) and began designing midi dresses, with hems that ended mid-shin. It’s an
unflattering length she made appealing by pairing her calico and gingham dresses with boots. The
look was pure Americana, and Americans liked it - especially the bohemian set.
"Hippies didn’t talk about the clothes they wore; they were beyond that," she recalled. "That’s why
Gunne Sax was so important in those days. It was a stamp for them. They used to wear them in
the parks, getting married, the long calico dresses, barefoot and all."
McClintock was born Jessica Gagnon in the small, northern Maine city of Frenchvffle on June 19,
1930. Her father, Rene, was a businessman of French descent, and her mother, Verna, an
American, was a beautician.
Learning the craft
When they divorced, McClintock lived with her mother - who ran a beauty shop and later opened a
motel - and her grandmother, who sewed clothes for friends and taught McClintock everything she
knew about the craft.
McClintock dreamed of becoming a ballet dancer, but that wasn’t to be. Instead, her parents
encouraged her to attend Boston University. She earned an associate of arts degree and married a
metallurgist from MIT named Frank Staples.
His career brought them to the Bay Area, where she worked in Cupertino as a schoolteacher and he
worked for Boeing. In 1964 he was killed in an accident at Edwards Air Force Base. McClintock and
their young son, Scott, returned to the East Coast, where she was married for a second time, to her
late husband’s best friend, Fred McClintock, a commercial pilot.
When the couple divorced two years later, Jessica McClintock and Scott returned to California,
settling in San Francisco. There, she met Eleanor Bailey, head of a design and production studio the original Guime Sax company, at Mission and Fourth streets. They became partners, and when
Bailey stepped down, McClintock, with a $5,000 investment, became the sole owner.
McClintock, then 38, plunged into the business with gusto, influenced by her mother, who worked
until age 93. McClintock also made the business a family affair, enlisting a half sister, Mary Santoro,
who manages sales in Los Angeles, and a half brother, Jack Hedrich of Mann County, who is vice
president of licensing.
Her son, now an artist and filmmaker, worked at the company as a model and on its men’s
fragrance line. Her third love interest, Bob Gollober, a partner of 18 years, was general manager.
(He died of cancer in 1999.)
Hedrich uses one word to describe what it’s like working for McClintock: "tough." He rode out from
the East Coast on a motorcycle in the 1960s intending to live the easy life. Instead, McClintock put
him to work. "I thought I was going to be a beach bum," he said. "I’ve been to the beach once in
40 years."
http://v.sfgate.conVns/articIe/Desig n-enpre-began-wth-Gunne-Sax-2459610.php
3/5
8/19/2014
Fragrance and furniture
They expanded into fragrance
Design empire began WthGunne Sax - SFGate
years ago, and home furnishings 10 years ago. The furniture line
is based on pieces in her Queen Anne Victorian home in Pacific Heights where she lives with her
butler, Arthur Williams. it is appointed with 17th and 18th century design touches, including Italian
marble floors, arched doorways and cream-colored drapes that frame Versailles- style mirrors.
20
"What we felt was that there were no (fashion) designers doing furniture," Hedrich said, "and here
was a woman who has designed outfits for every christening, prom and wedding across the
country, so why not share (her home design style) with America?"
The career hasn’t been problem-free, of course. In 2003, Mission District garment shop GNT,
which McClintock contracted with to sew her clothes, was found to have violated labor standards,
leaving her and several other retailers with which it had done business liable for unpaid wages.
She and others including Bellwether, Biscotti, Shane Hunter and Weston Wear settled with workers
for $120,000, according to a 2004 Chronicle report. More recently, she has tussled with vendors
who copy her fashions and sell them in malls at discounted prices. She is now working to copyright
certain elements of her designs.
Despite McClintock’s air of confidence, Hedrich says, she can be insecure, worrying that consumers
won’t like her designs. The pictures sent in by generations of women wearing her gowns at
quinceafieras, bat mitzvahs and other events ought to assuage her fears. Apparently, they don’t.
McClintock is so driven, Hedrich says, she would work "seven days a week, if we let her." They
don’t. In past years, she unwound by skiing at Tahoe with her son. Nowadays, it’s daily yoga, and
on weekends, movies. "1 loved ’Black Swan’ and ’Blue Valentine’ - it was raunchy and raw, but the
acting was superb," she said.
McClintock’s strong character has led to friendships with other accomplished women, including San
Francisco TV personality Jan Yanehiro, Rep. Jackie Speier, D-Hillsborough, and the Oakland-born
Debbi Fields, of Mrs. Fields cookie fame. Yanehiro, Speier and McClintock are also part of an
informal widows’ club, all having lost first husbands to illness or tragedy.
When Speier married for a second time, she wore a strapless, cabernet red, floor-length gown by
McClintock for the ceremony at the Carmel Mission.
"I have gowns from Jessica that are 20 years old - I can’t part with them," Speier said. "How can
you argue with her price points? I’ve always told her she designs gowns and dresses that
Democrats can buy."
Evolving style
Fields, who sold her cookie business in 1996 and now lives in Memphis, recently outfitted herself
and her five daughters in red McClintock gowns for an American Heart Association fundraising gala
she chaired last fall.
http:/Aw.sfgate.comlnews/articIe/Desig n-enpre-beg an-wth-Gunne-Sax-2459610.php
4/5
8/19/2014
Design empire began with Gunne Sax- SFGate
She gives the octogenarian plaudits for evolving in a fast-changing retail climate that is based less
on personal touch and more on technology than ever before.
"She’s had to find ways to re-create herself, rebrand herself and stay viable, and I have
phenomenal admiration for that," Fields said. "Somehow she has transcended time and maintained
a high-end brand."
McClintock vows to keep working until she drops. "Young people know my name," McClintock
says. "Their parents know my name. It keeps me challenged all the time. I go to sleep thinking
about fashion and design. I never, ever stop."
' 2014 Hearst Communications, Inc.
NUA N$T
newspapers
http:/A.sfgate.com’ne/articIe/Desig n-enpire-began-Wth-Gunne-Sax-2459610.php
515
M: I M,
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
their own benefit, or provide to others at that location services including, but not
limited to, the following: Professional; banking; insurance; management;
consulting; technical; sales; and design; and the non-accessory office functions
of manufacturing and warehousing businesses (emphasis added).
The permit history, prior uses and layout of the building demonstrate that the building
was originally built as a warehouse and office facility and has always had those two
separate principal functions.
The building was originally constructed in 1938 for the chemical/laboratory supply firm
Braun-Knecht-Heimann Company ("BKH") as its corporate headquarters (second floor)
and warehouse (first floor). During the 1960’s and 1970’s, the building was occupied by
a corporate headquarters and printing plant for a lithography firm and numerous
independent office uses. In 1979, the building was purchased and occupied until July 3
of this year by Jessica Gunne Saxe, Inc. as it corporate headquarters and design
studios, in combination with a distribution warehouse use and an outlet store (retail) on
the ground floor.
Background
140016 th Street was built in 1938 and added to in 1952. The original building occupied
the western three-quarters of the block, and the eastern 50 feet of the block parallel to
Carolina Street was unbuilt and occupied by a rail spur. The building was built as the
headquarters of BKH in a restrained Art Moderne style. The proposed uses listed on
the building Permit No. 31863 are "Office and Warehouse" (Attachment A). The building
consists of a one-story warehouse extending the length of the block to 15 t Street and
second floor offices above fronting on 16th Street.
In 1952, the rail spur was vacated and an addition to the building was constructed in a
similar pattern as the original building, with warehouse/industrial on the ground floor and
offices above fronting on 16th Street. However, the offices on the addition extended
further back from 16th Street to a depth of 261’6". The 1952 permit cannot be located.
Office uses were principally permitted in the M-1 zoning district until 2008, when the
property was rezoned to the PDR-1 -D district. Tenant improvement permits throughout
the years prior to 2008 have consistently listed the use of the property as a
office/warehouse structure.
fl
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
The building was surveyed in the Showplace Square/Northeast Mission Survey and is
designated 3C5 -- Appears Eligible for California Register as an individual property
through survey evaluation. The DPR 523A survey form is attached as Attachment C. It
describes the building as an office building facing 16th Street, with ground floor industrial
uses extending to 15th Street.
The physical aspects of the building also indicate its consistent use as principal office
space. The 16th Street faade features a streamlined tower entrance pavilion. The
second floor space is partitioned into individual offices, conference rooms and a design
studio; and the windows are 1 2-lite moderne metal sash distinct from the utilitarian
windows on the warehouse facades. The warehouse floor has a few partitioned "offices"
that were the accessory offices for the distribution functions. In addition, approximately
6,000 sf of the ground floor at the corner of Carolina and 15th Streets was used as the
Jessica Gunne Sax’s design offices, which were not accessory to the PDR functions. In
2005, 2,900 sf of this area was converted into a retail outlet, thereby leaving 3,100 sf of
principal office use at this corner of the ground floor. The 24,141 sf second floor office
area is far larger than necessary to house secondary offices accessory to the ground
floor PDR functions, and therefore should be considered principal office.
Rationale
The entire second floor is a principal legal office use. The building was
1.
constructed as an office/warehouse building in 1938 and 1952. Based upon the amount
of office space and the ongoing functions of the office as corporate headquarters, the
second floor office is a principal use and not accessory to the warehousing use.
BKH was a chemical and laboratory equipment wholesaler. They had a long history in
San Francisco, dating back to the 1880s before moving to Brisbane in the 1960s. BKH
had an office in Salt Lake City, Utah operating in the 1950s, and the Braun Corporation
in Los Angeles was a related corporation. Thus, it appears that the BKH Corporation
was managed from the 16th Street headquarters. Further, by 1953, with the Carolina
addition, it appears that there was at least 25,261 sf of office (including stairs servicing
the offices) in a 103,680 sf facility.
Office was a principally permitted use under the M-1 zoning and thus was allowed under
the Planning Code, so the addition created legally permitted office space.
fl
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
After BKH vacated, Stecher-Traung-Schmidt Corporation purchased the building and
the second floor occupied by a combination of following businesses from 1962-1978,
according to the City Directories (Attachment B):
1963-1978 Stecher-Traung-Schmidt Corp (lithographers)
1963
Texaco Inc.
1964-1966 Baldwin Warren Inc. (construction engineering)
1964-1975 Teachers Learning Center
1969-1978 Newman Mack Inc. (advertising agency)
According to a an oral history at the Bancroft Library "The Schmidt Lithograph
Company: oral history transcripts / and related material, 1967-1969" (Attachment C), the
Schmidt Lithograph Company, which later became Stecher-Traung-Schmidt
Corporation, had at least four printing plants in the United States - Honolulu, San
Francisco, Grand Rapids, and Rochester. San Francisco was the headquarters of the
company, and thus, the offices were occupied as principal offices, not merely as
accessory office to any on-site PDR uses. It appears that Stecher-Traung-Schmidt Corp
also rented office space to the other companies, as listed above. There are no plans at
DBI from this time, but it appears that the entire second floor was office use, and some
undetermined amount of the ground floor space could also have been used as principal
office.
In 1979, Jessica Gunne Sax, Inc purchased the building. On March 27, 1980, Building
Permit Application No. 7912185/Permit No. 458593 was issued for the Jessica Gunne
Sax, Inc. improvements. This permit is described as "Renovation of existing warehouse
and office (Attachment D), New electrical and HVAC system, New openings and
partitions, New suspended ceiling in portions of the office, New roofing for portions of
the roof, other work as shown on drawings dated 9-22-78." The plans show the second
floor office prior to renovation, and the new layout includes all office spaces, except for a
small sewing room attached to the design offices. This sewing room evidently was
accessory to the design offices for making samples/prototypes related to the design
work, and not related to the warehousing below. The second floor office plans show
24,141 sf of office. On the ground floor, the primary office entrance on 16th Street
occupies 727 sf and 393 sf are the other exit stairways for the second floor offices.
There is 885 sf of common building services, including maintenance, boiler, security and
electrical rooms. The office pro rata share of this space totals 244 sf.
Badiner Urban Nanning, Inc.
R.- I M,
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
The first floor includes mostly distribution (with a small amount of "production" space
used for pattern cutting), but there is a 6,000 sf area at the corner of Carolina and 15th
Streets with a separate entrance and reception space labeled "Office Area and Sample
Room". This is a principal office space not related to the warehousing. 2,900 sf of this
area was converted to the retail outlet for Jessica McClintock merchandise in 2005,
apparently without a permit, leaving 3,100sf last used as a principal design office. (See
Attachment H)
Thus, by 2005, Jessica Gunne Sax occupied 28,605 sf of offices, 2,900 sf retail and
72,175 sf of warehousing, with 27.6% of the building being office (not including the
ground floor offices that were accessory to the warehousing and distribution functions).
The office portion exceeds the 25 percent accessory office space permitted in Planning
Code Section 204.3 in effect at the time.
SEC. 204.3. ACCESSORY USES IN C, M, AND PDR DISTRICTS. (a) No use
shall be permitted as an accessory use to a lawful principal or conditional use in
any C-i or C-2 District which involves or requires any of the following:
(4) The use of more than 1/4 of the total floor area occupied by such use and
the principal or conditional use to which it is accessory, except in the case of
accessory off-street parking or loading; or
Corporate management, sales and design functions occupied the second floor offices,
and the ground floor was used as one of the company’s distribution warehouses, and for
pattern cutting, a second design studio and a retail outlet. Jessica McClintock and
Gunne Sax had multiple dress divisions, including bridal, designer, missy, junior and
children’s.
All Jessica McClintock and Gunne Sax clothing was manufactured off-site. Pattern
cutting was done on the ground floor of 1400 16th Street, and then the patterns were
then sent out to third party contract sewing shops locally in the Bay Area (prior to 2007)
where the production occurred. The completed products were then sent back to 1400
16th street where they were inspected and warehoused for distribution. Around 1993,
Jessica McClintock purchased a 300,000 square foot distribution facility in South San
Francisco, which was used for warehousing, shipping/distribution and the outlet store
K.-IM,
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
(the outlet store moved to San Francisco in 2005). Jessica McClintock also had a facility
on Army Street where they received and stored fabric. In 2007, Jessica McClintock first
started sending work oversees to Asia for production and only used a few local contractsewing shops for re-orders.
Jessica McClintock had many other business locations run from the 1400 16th Street
headquarters offices. The company leased showrooms in New York City, Atlanta,
Chicago, and Dallas for over 20 years. The company also licensed Jessica McClintock
China, Eyewear, Handbags, Jewelry, Handmade Area Rugs, Home Furnishings and
Furniture. Jessica McClintock had design approval over the license goods, which was
performed at the 1400 16th Street building, but the licensed products were distributed
out of New York. (See SFGate February 13, 2011, Attachment E; Transcript of
Interview with Bruce Hutchins, Attachment F; and Letter from Jessica McClintock,
Attachment J, pending).
Thus, the second floor space was used until July 3 of this year as principal office for
running the international Jessica McClintock corporate operations, within the definition
of a principal office in Planning Code Section 890.70: "management . . . sales; and
design; and the non-accessory office functions of manufacturing and warehousing
businesses" While we have conclusively demonstrated that Stecher-Traung-Schmidt
Corp occupied the space as principal office, even if they had not, Jessica McClintock’s
occupancy starting in 1980 was permitted under the existing M-1 permits as an
office/warehouse, both of which were permitted uses in the M-1 zoning and not subject
to the Annual Office Development Limitation program, which only became effective in
late-1 984
Office uses were principally permitted in the M-1 zoning district until 2008, when the
property was rezoned to the PDR-1 -D district. Other tenant improvement permits
throughout the years prior to 2008 have consistently listed the use of the property as a
office/warehouse structure. See, for example, Permit Nos. 7810180 (1978), 458593
(1980) and 493904 (1982). (Attachment G).
2.
use.
The 15 th Street space not converted to a retail outlet is a principal legal office
The 1978 building permit plans issued in 1980 show a 6,000 sf area of the ground floor
off of 15th Street with a separate entrance and reception space labeled "Office Area and
-1KM,
Badiner Urban Planning, Inc.
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Sample Room". This space was used as a design studio (an office use pursuant to
Section 890.70) not as an accessory office to the distribution functions in the remainder
of the ground floor. Building Permit Application No. 2002510665, for the installation of
garment racks and handicapped lifts, shows the layout of these spaces (Attachment H).
2,900 sf of this area was converted to retail outlet use in 2005, apparently without a
permit, leaving 3,100 sf of this space as a legal office use.
Other than this design office, we believe that all of the other office space on the ground
floor, including the pattern printing office, the traffic office, the shift managers office, the
supply order office, and the warehouse manager’s office were accessory to the principal
distribution functions and we are not claiming those other spaces are principal office
uses.
Conclusion
Thus, based upon the 1938, 1952 and 1979 permits and consistent use since prior to
the rezoning to PDR-1-D in 2008, there is 28,605 sf of legally permitted office on the site
that is not accessory to any PDR use, including all of the second floor and its ground
151h Street. The 1979 permit showed
floor entries and the ground floor design studio on
that approximately the same square footage was being used as office as today. No
other subsequent permits changed the allowable square footage. We would therefore
respectfully request a Letter of Determination confirming that there is 28,605 sf of
principal office use on the site. Attachment I includes Measured Drawings for your
convenience.
Please feel free to have you or your staff contact me at (415) 865-9985 once you have
reviewed this letter so we can discuss the details of this case.
Sincerely,
4
,;;
-/
C,. " - - &/. a/,
Lawrence Badiner
Principal
Cc: Dan Kingsley, SKS
Steve Vettel, FB&M
Badiner Urban Manning, Inc.
-1KM,
95 Brady Street
San Francisco, CA 94103
Phone: (415) 865-9985
Lawrence Badiner
Urban Planner
Attachments
Attachment A - 1937 Permit No. 31863
Attachment B City Directories
Attachment C Schmidt Lithographic Oral History Various Permits
Attachment D Building Permit Application No. 792181 /Permit No. 458593
Attachment E SFGate Article
Attachment F - Transcript of Interview with Bruce Hutchins, Director of Real Estate
Attachment G Various Permits
Attachment H - Building Permit Application No. 2002510665 Drawings
Attachment I - Measured Drawings
Attachment J - Letter from Jessica McClintock (pending)
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