Redesigned Dollar Store Development Slated for Approval

 by SocketSite 

In the works since 2009, the proposed redevelopment of the “One $ Store” parcel on the southwest corner of Mission and 17th Streets could be approved by San Francisco’s Planning Commission on December 14.

While the proposed 2100 Mission Street development is still designed to rise up to six stories and 65 feet in height, with a total of 29 residential units over a ground floor retail space, the development’s previously proposed garage for 15 cars has been eliminated in favor of a storage room for 29 bikes.

And facing pushback from Planning, and perhaps some local forces, the development’s facade has been completely reworked by Stanley Saitowitz and his team:

As the development had originally been designed and proposed to appear:

SF Mission historical auto livery adjusts – or not – to the 21st Century

By Elizabeth Creely via Mission Local
 
For nearly 100 years, the Superior Auto garage has visually dominated the corner of 16th and Albion streets. Built by famed architect Joseph L. Stewart, the monumental garage was built to herald the arrival of the single-occupant automobile, San Francisco’s newest transit option after 1906.
They were built to park and repair cars in a city whose apartment buildings had no garages and, in a nod to the more-familiar horse stables, they were called “auto liveries.”

Nowadays, however, historic buildings – beloved by preservationists for the classic beaux-arts formalism that characterized the post-earthquake period – can pose a challenge for developers and housing-rights advocates.  

Superior Auto is a case in point. Sold four year ago to developer Manouch Moshayedi, head of MX3 Ventures, a family-owned real estate and development firm based in Newport Beach, California, for $8.7 million dollars, it seemed perfect for housing.

The firm proposed to demolish the 2,024-square-foot site and build a five-story, 28-unit housing development in its place.

That plan failed when the Mission Dolores Neighborhood Association wrote a letter to Phil Lesser, past president of the Mission Merchants Association and community liaison for the project, objecting to the proposed demolition. 

“The city backed us up,” said Peter Lewis, president of the board of the neighborhood association. The city’s Historic Preservation staff, led by Tim Frye, had already categorized Superior Auto as a “Grade A” historic building and a key element in the 16th and Valencia street post-fire historic district. 

Moshayadi came up with a new plan. The proposed building would be re-purposed and transformed into an event site. The building’s stucco exterior and design features would be repaired and restored. Three restaurants would occupy the ground floor, with an event space on the second floor.
A section of the undulating, wave-shaped roof would be leveled to accommodate a deck for a rooftop bar and movie screen. 

The proposed name of the venue? “The Albion.” How far this goes on a block already lined with bars, is unclear. Its history, however, is set.  

The future home of the proposed venue started life as an undeveloped parcel on Center Street, the 19th-century name of 16th Street, which got its name from its centrality to navigating the swampy flatlands of Mission Creek. 

In 1907, Ada F. Simpson sold her parcel on the corner of 16th and Albion to Rudolph Taussig, president of the Louis Taussig Company, a wholesale wine and liquor business, which also owned the adjoining parcel of land. “This gives the Taussig family 100 feet on Sixteenth Street on which they will erect a two-story building for their increased business,” noted the San Francisco Chronicle. 

Taussig hired San Francisco architect Joseph L. Stewart, who was busy building other monumental auto garages in San Francisco. At least two still exist: the Hub Garage Company on 150 Turk St., and a warehouse for the Michelin Tire Company at 180 12th St., now the European Collision Center. 

These garages, with their vast, shed-like interiors and marquee-like ornate frames, give a sense of the opulent glamour as automobiles rolled out and onto the streets. 

Most of these garages have been demolished or drastically redesigned, Mark D. Kessler, associate professor of design at UC Davis, writes in his book The Early Public Garages of San Francisco, An Architectural and Cultural Study, 1906–1929.

A conditional-use permit is needed before the redesign of Superior Auto gets underway. The San Francisco Planning Department, which accepted the application for a conditional-use permit in July, has yet to schedule a hearing. 

Approval by the Mission Dolores Neighborhood Association and other merchants is pending as well. Lewis, who noted that the group has yet to vote, sounded guardedly optimistic. “We support adaptive reuse and quality new construction, as long as no historic building is demolished,” he said, noting that they had no objections to housing. “There’s nothing to stop them from putting housing there,” Lewis pointed out. “It’s their choice.”
 
Neighbors were informed of the change of use for the site at a December meeting. Lesser contends that support for the plan was high. “We had a lot of people from Albion Street there. And what we heard from them was that they’re anxious to have an occupied building. An empty building is a magnet for quality-of-life problems.” 

Unsurprisingly, the project has its critics. The parcel falls within the Valencia Street Neighborhood Commercial Transit District, a designation assigned to locales that need affordable commercial developments. 

Peter Papadopoulous, media coordinator for Cultural Action Network, is unsure that another restaurant achieves that goal, pointing out that wine bars and expensive restaurants crowd out inexpensive restaurants, as well as neighborhood services — cleaners, printers, the staple service retail of any neighborhood.

“We’d prefer spaces with modest price points,” Papadopoulous said. “We’re concerned about the sheer number of restaurants opening in that area, and the loss of neighborhood services when higher price point retail opens.

Jessica Flores, who works across the street at Ampersand, a florist’s shop, attended the December meeting. She has mixed feelings. “There have been so many proposals for that place,” said Flores. “It fits the new Mission, not the old Mission.” 

Brett Critchlaw, owner of Juice, an advertising firm whose offices are upstairs from Kilowatt, wondered where the restaurant workers would live. “I like the idea of below-market-rate housing. I think it would be better to build housing, especially for workers.” He gestured across the street. “Where are the people who will work there going to live?”

One car owner rents many spaces in the old Superior Auto shop. Photo by Elizabeth Creely.

SF Open Studios hits the Mission, Noe Valley, Castro & More!

SF Open Studios, the oldest and largest open studios program in the country, is an annual, month-long art event in October and November that showcases over 800 emerging and established San Francisco artists in their studios. The event connects collectors with artists for engaging dialog and a glimpse into the life of the working artist. 

View the full Weekend 5 Lineup of Open Studios

SF OPEN STUDIOS 2017 SCHEDULE:

**This event is FREE for visitors!**

SF Open Studios Guides are now available at Hubs around the city.

The online guide and app will be available by Oct 12.

WEEKEND 1: OCTOBER 14 & 15, 11AM TO 6PM

Hunters Point Shipyard & Islais Creek Studios

WEEKEND 2: OCTOBER 21 & 22, 11AM TO 6PM

Presidio, Richmond, Sunset, West Portal, Ocean View

WEEKEND 3: OCTOBER 28 & 29, 11AM TO 6PM

Dogpatch, Potrero Hill, Bayview, Bernal Heights, Portola, Excelsior, Balboa Park, Visitacion Valley, Outer Mission, Diamond Heights, Glen Park

WEEKEND 4: NOVEMBER 4 & 5, 11AM TO 6PM

Fort Mason, Marina, North Beach, Pacific Heights, Western Addition, Hayes Valley, NOPA, Upper & Lower Haight, Cole Valley, Tenderloin, MIDMA, Downtown, SOMA, Buena Vista, Russian Hill

WEEKEND 5: NOVEMBER 11 & 12, 11AM TO 6PM

Mission, Noe Valley, Castro, Upper Market

San Francisco Symphony Presents: Dia de Los Muertos Community Concert

by SF Symphony

Join us as at Davies Symphony Hall for the 10th anniversary of our Day of the Dead celebration, featuring two vibrant, fun-filled events. Mexican cultural icon Eugenia León lends her exquisite vocals to the San Francisco Symphony for a family-friendly afternoon concert, conducted by Alondra de la Parra. At the evening performance, León performs an intimate set backed by her own band. Arrive early for refreshments, live music, dancing, colorful altars, and folk art! For an elevated experience, please call the Volunteer Council at 415-503-5500.

San Francisco's 12 Must-Try Mexican Restaurants

Where to go for weekend menudo, tacos al pastor and mezcal margaritas

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by Trevor Felch via Zagat

We're fortunate to have a diverse range of Mexican cooking styles in San Francisco, where just a quick stroll down Mission Street yields Castillito Yucateco's Yucatan specialties, La Taqueria's acclaimed Cal-Mex burritos and El Buen Comer's Mexico City–style guisados. And those are just a few of our dozen must-try destinations for Mexican food in San Francisco, which also include freshly made corn tortillas, achiote-rubbed tofu burritos, dazzling tasting menus and more.

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For the best handmade tortillas: La Palma

This 24th Street legend has been selling tacos and take-out Mexican foods since 1953, and is still our go-to for freshly made tortillas and other groceries.

Must-order: Hand-pressed corn tortillas (worth the extra $2) with carnitas or carne asada

Insider tip: There are some pleasant, shady sidewalk tables next to La Palma to enjoy a taco snack. However, the best move is to get takeout: Order a pound or so of each type of meat and a stack of corn tortillas and you'll be the MVP of your next party (just don't forget to bring limes, cilantro and salsa). Order in-house for smaller groups, but call in advance if you're feeding a crowd; there's a range of party platters on the website.

2884 24th St.; 415-647-1500

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For seafood and mezcal: Cala

Acclaimed Mexico City chef Gabriela Camara made her U.S. debut on the Mid-Market/Hayes Valley border, serving unique takes on coastal Mexican cuisine in an airy, white-walled space.

Must-order: Grilled oysters with epazote; trout tostadas; mussels tamal; mezcal margarita

Insider tip: Cala is the best destination in the city to learn about the intricacies of mezcal on its own. Choose from the extensive selection and enjoy a smoky post-dinner sipper with dessert.

149 Fell St.; 415-660-7701

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For tasting menu razzle-dazzle: Californios

Tasting menus focused on inventive preparations of classic Mexican dishes and ingredients are complemented by small-batch wines in this cozy, luxe Mission destination.

Must-order: The only option is a 16-course prix fixe dinner for $157

Insider tip: Go all out and opt for the $97 wine pairings. Sommelier Charlotte Randolph (a French Laundry alum) is one of the most talented wine minds in the city at finding the perfect sipping match for a dish. Her pairings succeed at expanding the horizons of both wine novices and wine nerds, balancing obscure grapes and tried-and-true favorites.

3115 22nd St.; 415-757-0994

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For atypical burritos with healthy fillings: Papalote

This pair of local favorites (in the Mission and near USF) stuff their burritos with veggies, healthy-leaning proteins and an array of beloved salsas.

Must-order: Grilled prawn tacos; mole chicken burrito; grilled achiote tofu burrito

Insider tip: The excellent salsas are available in jars to go and no self-respecting SF home should be without a jar of tomatillo or roasted tomato salsa in its larder. 

3409 24th St.; 415-970-8815
1777 Fulton St.; 415-776-0106

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For pozole and quesadillas: Nopalito

Nopa's Mexican counterpart serves traditional, organic takes on everything from quesadillas to ceviche in a casual and bright dining room; there's also a more spacious Inner Sunset sibling.

Must-order: Braised carnitas with fresh corn tortillas; corn and squash quesadilla; pozole rojo; Bloody Maria (Bloody Mary with tequila); margaritas

Insider tip: With delicious paletas, aguas frescas and Golden Gate Park–adjacent locations, both Nopalito locations are great for bringing the kids. If you need a tie-breaker, parking is free in the Falletti Plaza by the NoPa one.

306 Broderick St.; 415-437-0303
1224 9th Ave.; 415-233-9966

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For a classic Mission burrito: La Taqueria

The city's iconic no-frills taqueria is famous for its traditional Mission burritos.

Must-order: Super burrito with carne asada, chorizo, lengua or carnitas; off-menu "dorado-style" crispy burrito or taco (cooked on a plancha)

Insider tip: There aren't many secrets left about La Taqueria but one thing tends to be forgotten amidst the burrito-seeking crowds — the place is cash only. 

2889 Mission St.; 415-285-7117

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For hard-to-find dishes from the Yucatan: Castillito Yucateco

The low-key Yucatan specialist right by the 16th-Mission BART often has soccer games on a TV.

Must-order: Chicken tamales; cochinita pibil (achiote-marinated pork cooked in a banana leaf); the souplike relleno blanco de pollo (roast chicken with hard-boiled egg, meatballs, olives, raisins and tomato sauce)

Insider tip: Are you here with some friends to help you eat? The appetizer sampler provides a wide array of Yucatecan favorites that can be hard to find anywhere else, like panuchos (black bean–filled fried tortillas with various toppings), salbutes (deep-fried tortillas topped with stewed meat and veggies), codzitos (taquito-like rolled filled tortillas), polcanes (deep-fried masa balls stuffed with white beans) and brazo de reina (a "spinach log tamale" with ground pumpkin seeds and hard-boiled egg). 

2052 Mission St.; 415-621-5510

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For al pastor tacos and frozen margaritas: Glena’s

Acclaimed chef Michael Gaines (Manresa, Kin Khao) helms this breezy Dogpatch neighborhood spot for tacos and other Cal-Mex bites.

Must-order: Tacos al pastor; fried chicken torta; huevo taco with fried egg and black beans; margaritas (frozen or on the rocks); churros and chocolate

Insider tip: Happy hour (3–6 PM, Tuesday–Friday) is the only time to get a Firedog — that’s a giant bacon-wrapped hot dog with cheddar, pico de gallo and pickled jalapeño for $8. Pair it with a paloma and it’s easy to quickly wind down from the workday.

632 20th St.; 415-915-8226

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For goat tacos and duck chilaquiles: Padrecito

Local ingredients and some fun creativity are on the menu at this colorful Cole Valley Mexican spot by the team from The Tipsy Pig.

Must-order: Goat barbacoa tacos; duck carnitas chilaquiles; the La Copa Verde mezcal cocktail with cilantro and a chipotle rim

Insider tip: Weekend brunch at Padrecito is excellent, when the dining room glows with sunlight and diners enjoy potato-plantain pancakes and the epic huevos Benedictos with pork carnitas and chipotle hollandaise (10 AM–2:15 PM).

901 Cole St.; 415-742-5505

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For weekend-only menudo in a family-friendly atmosphere: Gallardos

Laid-back, family-operated Mission eatery draws an all-ages neighborhood crowd for its homestyle Mexican dishes and sidewalk seating.

Must-order: Weekend menudo; pork enchiladas with red sauce; chilaquiles

Insider tip: Menudo is a classic hangover cure, but if you're hurting and the tripe-laced soup isn't your jam, birria​ and pozole are similarly life-sustaining.

3248 18th St.; 415-436-9387

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For giant and delicious tortas: La Torta Gorda

Tastes from the state of Puebla are on offer at this all-day taqueria and deli on 24th Street, including tortas and unique regional specialties like huaraches.

Must-order: Pulled pork “pierna enchilada” torta; rajas con queso torta with (poblano peppers and Oaxacan cheese); al pastor huarache; atole (a warm, frothy masa-based drink)

Insider tip: Breakfast plates (both Mexican and American) and a sunny, low-key patio make this a great under-the-radar spot for brunch — though be warned they don't serve alcohol.

2833 24th St.; 415-642-9600