Category Archives: Real Estate

CVS Reveals Remodel for Market Noe Center & They’re Rated ‘D’ for Dull

Posted on by
32
2280 Market St. CVS (yawn) rendering.

2280 Market St. CVS (yawn) rendering.

Tuesday, May 14th the Planning Commission and pharmacy giant CVS revealed their formula retail remodel plans for the former Tower Records/Market & Noe (2280 Market Street) space and frankly they’re really dull.

As proposed, four of the Market and Noe Center’s protruding concrete bays will be removed and CVS’s section of 2280 Market Street’s concrete façade will be overlayed with cement-board siding, a metal lattice, and metal trim.

What is even more confusing is how CVS made it through the approval gauntlet while fellow formula retailer, Starbucks, did not. Earlier in the week the SF Planning Commission nixed the proposed Mega-Bux at the corner of Sanchez and Market St. citing three specific problems.

  1.  Over 20% saturation of formula retail stores within 300 feet of the proposed local.
  2. Style and design of the new Starbucks would be too dominant at such a visible spot.
  3. The  particular area was already well served by businesses offering the same services.

Comparing the reasoning that shoots down Starbucks while giving CVS the thumb’s up is a bit confounding.

Under new rules set for by the Commission and supported by Dist. 8 Supervisor Scott Wiener, the number of formulaic retail stores can not exceed 20% of the businesses within a 300 feet span in any given area. The Market St. Walgreens falls just outside that radius at approximately 400 feet away from the proposed new CVS. Also out of consideration is the reality of the total seven pharmacies within a half mile of CVS each providing the same exact service for meds and three providing same goods.

Undaunted by these truths the Planning Commission states CVS would, “provide an additional choice of pharmacy and basic everyday needs goods for neighborhood residents, resulting in prices that are more competitive and a greater availability of goods and services.”

Pardon me wha..?

As we noted earlier when denying Starbucks approval the same Commission stated, “The Upper Market NCT is already well served by existing similar eating and drinking establishments that are considered coffee houses like Peets, Church St. Cafe, Cafe Flore, and Sweet Inspiration.” Are we not equally well served in our seven other pharmacies choices that carry basic everyday needs as well?

Sketch of the new proposed Starbucks

Sketch of the new proposed Starbucks

Then there’s the CVS store design. Starbucks proposal for their new space-though unwanted by the community-was sleek, inviting and modern. It was rejected as the design was dominate and at odds with other nearby buildings destroying the neighborhood character of other local retailers.

CVS’s rebuild plans removes the clock, the already utilitarian building’s lone interesting architectural quality from the tower, and transforms it into a metal and cement box evocative of an East Berlin, cold war era, prison complex. What about that design is in keeping with the aesthetic of the area like Cafe Flore’s funky feel two doors away?

Is anyone else confused?

We have covered the debate and been opposed to Starbucks fourth insertion into the Castro since we started the Biscuit. We’re equally unimpressed with CVS’s arrival and the lack of fight from the neighborhood to keep it out. The Trader Joe’s that was proposed in 2011 would’ve been a better fit for the community in that space but they withdrew after a onslought of local biz cried foul-including the DTNA. Trader Joe’s also realized they’d never have enough parking to meet their customers needs and let the struggle for the space go.

It’s an odd juxtaposition to not see organized groups like Merchants of Upper Market Castro or the Castro Community Benefit District let CVS slide into the Castro without the same vigor of objection that was leveled at both Starbucks and Trader Joe’s. Duboce Triangle Neighborhood Association who fought tooth and nail to keep Starbucks at bay have reached a compromise with CVS and withdrew all objections.

Where are the petitions, the Facebook pages imploring voices to be raised and Change.org, ‘sign me to stop CVS’ invites? Do we as a community really need an eighth pharmacy to buy toilet paper, condoms and get our prescriptions filled?

As these and other questions go unanswered CVS hopes to acquire the permits quickly, start the remodel and be up and running by February of 2014.

-via SocketSite

SF Planning Commish Nixes New Mega-Bux Slated for Market & Sanchez St.

Posted on by
11

No More StarbucksThursday the hotly contested proposal for a new, approximately 2100 sq. foot, mega-Starbucks retail space at the corner of Sanchez and Market (2201 Market St.) was shot down by the SF Planning Commission 5-1.

We’ve been following the developments since Aug. of 2012  when the Merchants of Upper Market/Castro (MUMC) made the public aware they’d awarded the project their seal of approval. Our comment sections on subsequent posts have been rife with impassioned arguments for and against Starbucks opening a fourth, retail outlet within a 1 mile radius of three others in the Castro/Duboce Triangle neighborhoods.

At the Thursday, May 9th final, final-no we swear-final Planning Commission meeting on the subject the Board followed their own staff’s recommendations and denied the coffee giant a permit based on the newly minted, formula store, Upper Market neighborhood’s density rules. Requirements state formula retail density can’t exceed more than 20% allowed within 300 feet of any given area.

They also noted they’d received petitions and letters from both sides on the subject. Lining up on ‘Yea’ side:  59 letters of support (including one from MUMC and the Buena Vista Neighborhood Association) plus a petition with 453 signatures in favor of their plan. On the ‘Nay’ side: 4 letters (including one from the Castro/Upper Market Community Benefit District-aka CBD-who rarely agrees with MUMC wishes) and a petition containing 4,200 signatures opposed. Commissioners also listened to an hour and half of public comments with 25 citizens pleading the ‘Yea’ case and 16 ponying up for the ‘Nay’ contingent.

Sketch of the new proposed Starbucks

Sketch of the new proposed Starbucks that was rejected by the Planning Commission on May 9th.

The Commission’s majority also pointed out there’s four other long-established, local coffee-house options and one formula coffee shop for citizens to access to meet their caffeine and bear claw needs. They also found that letting Starbucks occupy such a notable space would allow that particular retail design to be the dominant theme for that area and would detract from the community’s unique and distinct character.

Starbucks can still appeal the decision directly to the Board of Supervisors if it so wishes.

If this plan had been approved this would’ve been Starbucks 73rd store in San Francisco. Even without this new Market St. store that translates into one of the Seattle-based chain stores every six-tenth of a mile throughout the City.

Via-SocketSite, Bay Area Reporter

 

Tenant Rights Groups & Supes Propose Amending Wiener TIC Conversion Plan

Posted on by
8
Ted Gullicksen of the San Francisco Tenants Union joined supervisors in unveiling an alternative to controversial legislation. Photo: Rebecca Bowe for the SFBG

Ted Gullicksen of the San Francisco Tenants Union joined supervisors in unveiling an alternative to controversial TIC/Condo convdrsion legislation. Photo: Rebecca Bowe for the SFBG

Yesterday on the steps of City Hall a coalition of Tenants Rights Groups and Supervisors Jane Kim, Norman Yee and Board of Supervisor President, David Chiu announced they’d come up with an amended plan for converting Tenant-in-Common(TIC) property to condos that’ll work better than the current, hotly contested and polarizing Wiener/Farrell proposal.

As the Biscuit has been posting the original proposal set out by the Castro’s Sup. Scott Wiener and his fellow BOS member Dist. 2′s Mark Farrell stated that TIC’s could now skip the City lottery conversion program, pay a one time fee of $20,000, and convert the property to Condo status immediately.

Dist 2 Sup. Mark Farrell and Dist. 8 Sup. Scott Wiener (Photo: BeyondChron)

Dist 2 Sup. Mark Farrell and Dist. 8 Sup. Scott Wiener (Photo: BeyondChron)

Tenant groups opposed this idea as Condo’s aren’t covered by current City rent control parmaters, will reduce the number of affordable houses available on the already beyond tight housing market, allow real estate speculators to continue to abuse City loop holes and policies currently in place and increase Ellis Act led evictions.

The new amendment to the Wiener/Farrell bill comes from a coalition of Tenant Unions and Supervisors. It allows the 2000 TIC units wishing to convert currently enrolled in the City’s lottery to do so after paying the proposed fee to become condos-BUT-after that a ten-year moratorium will be put in place stopping any new conversions from occurring.

The idea behind the 10-year suspension on condo conversions is it would allow time for permanent, affordable units to be built-in place of the rental units that would be lost to the one-time conversion.

The 10-year suspension is based on current regulations that TIC owners hate that hold condo conversions at 200 per year. It would last a decade because there are 2,000 units waiting to be converted, but the suspension could last longer than that. If more TIC’s get added to the list the moratorium would increase as well: 2,200 TIC units wanting to convert equals 11 year wait. 2,400 equals a 12 year hold and so on.

SF Tenants UnionThe 2000 TIC’s currently on the City’s lotto wait list for condo conversion would have their change in status staggered over the course of three years so a giant sucking sound in the housing market wouldn’t be created by all of them to go condo at the same time.

In future lotteries, only buildings with four units or less would be eligible, unlike the five and six-unit buildings that currently qualify. The amendments would also change occupancy requirements for conversion from one owner occupant to two in three-unit buildings, and three owner occupants for four-unit buildings. This will help keep speculators from buying up buildings and evicting tenants out of hand.

“Condo conversions are the number one reason why people are being evicted from the city,” San Francisco Tenants Union executive director Ted Gullicksen said at Monday’s tax day rally.

SF Mayor Ed Lee had said earlier last month he wanted to see a compromise put forth as negotiations between tenants advocates and the Wiener/Farrell camp had broken down and gone no where.

The new proposal is a move toward finding more common ground though many are still dissatisfied and skeptical of how this will all work out in the end. It now moves before the Land Use Committee for discussion and then the full Board.

End of the Week Updates, Info and Follow Ups on Past Biscuit Posts

Posted on by
5

We try to cover a wide variety of topics here at the Biscuit. Some of these stories are ongoing due to the path they’re taking through City channels or courts and others blip across our screen and seem to disappear into the ether never to be heard from again. Thought we’d take a quick minute to catch up on some, inform on a few others and put to rest one or two more.

Hunky Jesus The Second ComingThe long wait to see who will be crowned ‘Hunky Jesus 2013′ will finally take place. During the 34th Sisters of Perpetual Indulgence Easter Celebration Mother Nature dumped a sea upon revelers before the beloved Hunky Jesus competition could jump off. Undaunted they swore they’d reschedule.

The ‘Second Coming’ of the Hunky Jesus contest will take place at SoMa hot spot DNA Lounge on April 19th. Sliding scale tickets available with cheaper prices in advance than found at the door. Sisters also assure all that no one will be turned away for lack of funds, but encourage everyone give something to get in. It all goes to good causes and the other large events the Sisters put on throughout the year in the Castro and around SF. Advance tickets can be found here.

SF Mime Troupe in Dolores Park. Photo: mysterybaer, Flickr

SF Mime Troupe in Dolores Park. Photo: mysterybaer, Flickr

Every year one of the big draws to fun in summer time sun in Dolores Park are the annual SF Mime Troupe performances. Now it seems this years entire season is being threatened as the nearly five decade old group is in deep financial stress.

The Tony nominated Troupe has put out an emergency fundraising call to try and save at least part of the summer season shows. They’re trying to raise at least $40,000 dollars by the end of April to ensure a scaled back season could go forth. For more than 50 years the Troupe has staged comedic musicals about pressing social issues entertaining the Bay Area citizens. One of the largest turn outs of the season is the Dolores Park run.

Ellen Callas, SF Mime Troupe spokesperson .was quoted in the SF Gate, “We’ve slashed the budget and shortened the season to a point that can be slashed no further,” she adds. “We’re at a critical juncture. We want to be out there. Being absent for a year-the world is so ephemeral now that if you take any time off, before you know it you’re a footnote in history. But we’re not dead yet.” Can you help? To donate call (415) 285-1717 or click www.sfmt.org.

Sticker from Stop the Evictions Protest at City Hall

Sticker from Stop the Evictions Protest at City Hall

Supervisor Wiener is one of the busiest men in the District 8 and is involved with a multitude of issues. Several hot button issues continue to drag on. Monday there was suppose to be a hearing on the Tenant-In-Common Condo Conversion law he proposed that has been met with heated resistance. Mayor Lee proposed all sides sit down and find compromise. Since February the issue has been tabled four times. It continues to be in a holding pattern and the compromise the Mayor encouraged is ongoing.

Michael Petrelis head shot photoScott Wiener on MUNIAlong these same lines the case against longtime LGBT activist and blogger, Michael Petrelis, who was charged in November of 2012 with violating Section 647(j) sub-section (1) of the penal code when he snapped a pix of Sup. Wiener in a City Hall bathroom brushing his teeth.

The ensuing court case which we predicted to be a rumble between these two political polar opposites has been more of glacial meandering through court date postponements and legal sparring for the last five months. Petrelis has continued on with his push for more transparency in all things government via his blog Petrelis Files, though, any comment about the case is always referred back to his attorney and his bully pulpit of a blog has been rather quiet as well. As yet this issue is unresolved. It boggles the mind when one thinks of the untold cost all this court time has been on the much stressed SF budget and how much of this is just a grudge gone too far?

We will continue to follow up on all these issues and others as they come up and are germane to our commitment to keeping abreast of issues originating from or impacting the Castro. Don’t forget if you have a tip, idea for a story, or have some insider info feel free to drop it in our in box.

 

 

Old Diesel location to become strip joint?

Posted on by
49
Diesel store with "for lease" sign

Diesel store

Our friends over at the SFist reported that an organization called “Randy Rooster” is in escrow to purchase the old Diesel location (400 Castro St– also former home to Bank of America) in order to turn it into a strip club. The club will feature “the highest quality entertainment, locally sourced fine dining, elegant alcoholic beverages, and stimulating music.”

The organization has setup a barebones website that looks like it was built by the same people who built the Space Jam website back in the 90′s to lay out their vision for the new space. The website currently has no info on it save for a picture of snow and links to some pages with no content.

The biggest hurdle for Randy Rooster, if they do indeed intend on opening a strip club, will be changing the building’s currently zoned use and getting permits for nightlife/bar/adult entertainment. Zoning changes for buildings require approval for the SF Planning Department and I’m sure many neighborhood associations in the Castro who are seemingly opposed to the idea of a strip club have their own connections to the board they can call in.

Adding a strip club to Castro’s repertoire of nighttime entertainment may seem a little redundant when you can already go to QBar or The Cafe to get balls (covered in undies mind you) wagged in your face. Many commenters over at the SFist note this will probably solidify the Castro as the “bachelorette party district” of San Francisco. Do you want to see a strip club at the gateway to the Castro?

(via Biscuit tipster Stephen G)

DTNA Finds Compromise with CVS & Proposes New Plan Limiting Chain Stores in Castro

Posted on by
21
Market & Noe Center: former Tower Records soon to be CVS. Photo:SocketSite

Market & Noe Center: former Tower Records soon to be CVS. Photo:SocketSite

For the last year Duboce Triangle neighborhood Association (DTNA) has been fighting to keep a new mega-chain store, CVS Pharmacy, at bay from moving a standard, suburban cookie-cutter, style store into the Castro.

CVS LogoAccording to the latest news from DTNA they’ve managed to convince CVS to make serious alterations to CVS’s original store, designed by a local Noe Valley architect, destined for the first floor of the old Tower Record Complex, making it more Castro friendly.

Changes to the scope of the business from the original CVS proposal that the Corporation has agreed to include:

  1. Limiting store and delivery hours.
  2. Restraint of all deliveries from the residential (Noe St.) side of the complex.
  3. Not to sell alcohol.
  4. Roof parking lot will be open for all accompanying neighbor stores to have access to.
  5. Redesign of the stores interior so front facing windows aren’t used like Walgreens on Market and Castro Streets displaying their wares like a 99 Cent Store.
  6. Signage will be a unique design and less obtrusive. The plan had called for a large, almost billboard sized sign-now-it will be a backlit smaller sign.
  7. An elevator will be installed to the second floor.
  8. Bay windows removed.

Along with these changes to the CVS store DTNA has also been working hard with the City’s Planning Dept to define parameters for expansion of all formula stores hoping to make inroads into the Castro.

Even though San Francisco and the Castro are no easy marks when it comes to retail formula incursion into the hood everyone involved acknowledges that it will continue to happen. The writing has been on the wall for quite some time. More will be coming and a solution to how many and where they land is the best way to effect limitations.

The experimental plan DTNA has put forth and the Planning Department will consider approving at its next meeting is rather simple.

CVS Store localApplications for new formula retail would be judged on whether they bring the concentration of chain stores within 300 feet of the proposed new store to above 20% occupancy in the area.

If the answer is ‘yes’ there is already store(s) meeting that criteria than the Planning Commission would deny the permit based on the ‘Conditional Use’ clause that is attached to the approval process. Much like they would deny a proposed medical marijuana dispensary applying for a permit too close to a school.

This plan allows landlords early warning that prospective renters won’t make the Planning Commission cut and hopefully encourage a variety of retail offerings of both local, small unique business and formula retail thus ensuring the ‘village’ feel of the Castro remains intact.

If this experiment works the Planning Department hopes to make this standard practice and offer it to other neighborhood and districts around the City all fighting off the rising tide of chain stores expansions.

The DTNA map.

The DTNA map.

This is quite a feather in DTNA’s cap and provides a compromise that many felt couldn’t be reached.

No one will ever be 100% happy with the results. Hardcore Castro preservationists who wish to see nothing altered from the past will be, most likely, displeased as will the new neighborhood citizens brought by the Tech boom who care little for the old ways and only desire convenience of services and goods they enjoyed in their old, mall orientated, suburban homelands.

Its DTNA’s hope that this modification to curtail what could turn into rabid retail gentrification is something that all parties should be able to live with and help reduce more of the empty retail store front space within the community.

 

Chipotle Tries New Tact to Gain Local Support for Contested Castro Restaurant

Posted on by
25

Last year Grub Street broke the story that Chipotle, the Mexican formula fast food chain, had inked a lease for the space that had been Home Restaurant, empty since 2011, at the corner of Market/Church/14th Streets. Opposition to the chains incursion into the Gayborhood was immediate.

Chipotle-LogoMerchants and neighbors started a Change.org petition that garnered hundreds of signatures to say, ‘thanks, but, no thanks.’ Duboce Triangle Neighborhood Association (DTLA) came out against while its sister org, Merchants of Upper Market Castro (MUMC), approved the idea. Result? Stalemate.

Chipotle now has started their own petition and public relations campaign to woo neighbors and local merchants to their cause.

So far they’ve amassed 29 local merchants to add their voice to their call to let the ban on formula chain eateries be lifted so the conglomerate can open in the long dead space.

Neighborhood citizen groups have also been approached and Chipotle’s biggest champion, Sup. Scott Wiener, has also been working diligently on their behalf to make the chains invasion into the neighborhood happen as soon as possible. Chipotle has also been having ‘Pop Up’ styled mini events at the corner offering their wares to citizens attempting to woo them with their culinary delights.

For those unfamiliar with Chipotles story it’s based in Denver, started by a former San Francisco Stars chef, Steve Ells, who was inspired by our classic Mission styled burritos. Armed with our City’s mainstay for its base dish he amassed a whiter version of the classic Mexican Mission menu and began his quest to conquer America one shopping mall at a time.

The new space on Church & Market will be a bit of a break out for the usual Chipotle formula. It will be their first, heavily urban, sit down, eatery with wait staff. They’re hoping to use it as a test spot to see if this new configuration will work for them and allow them to start expanding into neighborhoods around the country that aren’t their ‘traditional’ type of markets. Here is how they envision the space to look post renovation.

Chipotle view from across the street.
Chipotle rendering of the new space on Church & Market.
Birds eye view of the new Chipotle lay out.
Outdoor seating at the new Chipotle.

To be fair to Chipotle, as large chains go, they’re at the top of the heap when it comes to social awareness and are on the record for being anti-industrial farming and committed to many social causes including supporting full LGBT equality.

Those opposed say letting them open at such a highly visible corner sets a bad precedent and will signal a breach in the Castro’s committment to local, small owned, unique businesses. They also point out the four other, long established, family owned Mexican restaurants within blocks of the new Chipotle will be harshly punished financially by the chains presence.

Supporters retort the point is moot as the space needs filling and the chance of a small local business going in that massive space is next to impossible. Home closed due to liquor license irregularities. Boston Market who’d been in that space previously didn’t last as their product wasn’t up to snuff and the original restaurant, the infamous 24 hour, Church Street Station & Crows Nest Bar closed in the mid 90′s after its owner retired and moved to Florida.

Photo provided by Google Map Images

Photo provided by Google Map Images

San Francisco leads the nation in resistance to chain retail and fast-food chains. The Castro has been especially successful in keeping them out with few exceptions. Chipotle’s petition has so far about 250 signatures while the opposition has 500. As this continues on its merry way we’re sure to see an increase in rhetoric from both sides of this issue.

Chipotle remains optimistic of their chances. They expect to be scheduled for a Planning Commission hearing over the summer, and construction would then take about six months after that. So we are likely looking at a 2014 opening if it’s approved