North Beach Historic District FAQ

As you may have seen, a group is pursuing an effort to designate much of North Beach as a national historic district. While both support for and opposition to the plan have been aplenty, we’ve found that facts shared with the neighborhood about this process and its implications have been lacking.

 

This is a fairly complex process, involving obscure bodies and laws across the local, state, and federal level. Our office has been heavily engaged in working with a wide variety of stakeholders to bring basic information about the nomination and its impact forward.

 

The information below is the result of months of research conducted by our office in collaboration with historic preservation experts in the City Attorney’s Office and Planning Department. It is thorough and lengthy, but we hope it is useful for those with questions about this proposal, especially for those with property that may be included. 

 

Our office will continue to share information and work towards shaping a historic district that celebrates our history while allowing for a thriving and welcoming neighborhood. Please reach out with any questions or ways in which we can be of assistance.

 

-Supervisor Danny Sauter

 

 

NORTH BEACH HISTORIC DISTRICT FAQ

 

If you would like to view the full nomination document, it is linked here. To view a map of the proposed district, see section 10, page 286.

 

 

What is the North Beach Historic District nomination currently being considered?

• The North Beach Historic District nomination identifies 631 historic district contributors (625 buildings, 1 site, and 5 objects).
• It was submitted by architectural historian Katherine Petrin at the behest of the Northeast San Francisco Conservancy.
• The nomination is being made to the National Register of Historic Places. The National Register of Historic Places is the official list of the Nation's historic places worthy of preservation, managed by the National Park Service.
• If the nomination to the National Register is approved, the properties will automatically be listed on the California Register of Historical Resources.
• This nomination is not going through the local historic district (Article 10/11 designation) process. The local Historic Preservation Commission evaluated this nomination in January and submitted extensive comments to the state about how this nomination should be improved.

 

 

Who is deciding this nomination and what are the possible outcomes?

• The State Historical Resources Commission (SHRC) is conducting a hearing on the North Beach Historic District nomination on Friday, May 9, in Sacramento. A National Register nomination is first reviewed at the state level.
  • If you would like to make public comment at this hearing, you may do so in-person or virtually (link to register for Zoom will be posted at a later date).
  • If you own a property within the proposed district, you will get 5 minutes to speak. If you are a member of the general public, you will get 3 minutes to speak.
• The SHRC will determine whether this nomination has merit to be listed in the National Register.
  • To list a historic district, 51% of the owners of nominated properties must not object.
• If approved, the SHRC will then submit the nomination, with certifying recommendations, to the National Park Service (NPS) in Washington, D.C. for final review and listing by the Keeper of the National Register of Historic Places. The Keeper will then make a listing decision within 45 days.
  • We will share instructions on how to petition the Keeper after the SHRC takes action on this nomination.

 

 

How do I know if my property has been nominated in the proposed North Beach Historic District?

• The State Office of Historic Preservation previously sent out a mailed notice to the owners of the properties included in the nominated district. You should have received a notice in the mail by now.
• You can also check the map on page 286 to see if your property has been nominated.

 

 

If my property has been nominated, is there anything I need to do?

• The deadline to comment, support, or object to the State Historical Resources Commission (SHRC) is Friday, May 2.
• To send a comment, support, or objection, you can:
  • email it to calshpo.shrc@parks.ca.gov
  • mail it to: State Historic Preservation Officer, Office of Historic Preservation, 1725 23rd Street, Suite 100, Sacramento, CA 95816-7100
• You don’t need to do anything if you agree with the nomination and agree to have your property listed on the National Register. The SHRC welcomes support letters if you wish to submit one.
• If you disagree with the historic district as proposed and/or your property is included in the current nomination and you don’t want your property listed on the National Register, you must submit an objection to the State Historic Preservation Officer before May 2.
  • The objection must be either: (1) a notarized statement certifying that you are the sole or partial owner of the property, as appropriate, and that you object to the listing; or (2) a letter or email with the same statement including the following language: “I declare (or certify, verify, or state) under penalty of perjury under the laws of the United States of America that the foregoing is true and correct. Executed on (date). (Signature).”
  • If you are the owner of a property listed within the nominated district and you submit an objection–but less than 51% of all property owners within the district submit objections–your property will still be listed if the district is ultimately approved.
• In addition, if the SHRC decides to approve the nomination and send it to the NPS, any person or organization which supports or opposes the nomination may also petition the Keeper of the National Register to accept or reject a nomination.
  • We will share instructions on how to petition the Keeper after the SHRC takes action on this nomination.

 

 

What are some benefits and drawbacks of being listed on the National Register?

Benefits

Being listed as part of a historic district in the National Register qualifies property owners for certain state and federal tax benefits and incentives.

• Owners of income-producing properties may be eligible for federal preservation tax credits that could cover 20% of Qualified Rehabilitation Expenses (QREs).
  • Applications for federal tax credits may be processed slower due to the federal government’s recent actions cutting staffing and services at the National Park Service.
• Owners of qualifying residential or commercial properties may be eligible for state historic rehabilitation tax credits. To qualify, a project must have a minimum of $25,000 in Qualified Rehabilitation Expenses (QREs). For residential properties, a qualifying project could receive a tax credit for 20% or 25% of the cost of the QREs, up to $25,000. For commercial properties with QREs under $1 million, a qualifying project could receive a tax credit for 20% of the cost of the QREs. This tax credit is not currently available for commercial projects with QREs above $1 million.
  • The state historic tax credit program will end on January 1, 2027. Assemblymember Matt Haney recently introduced legislation to extend the program to January 1, 2031, but that legislation has not passed yet.
• The Mills Act provides property tax relief to owners of qualified historic properties who enter into a 10-year contract with the City committing to preserve, restore, and maintain the properties’ historical character.
  • Eligibility is limited to residential buildings or structures with a pre-contract assessed valuation of $3 million or less, and to commercial and industrial buildings with a pre-contract valuation of $5 million or less, unless the individual property is granted an exemption from those limits by the Board of Supervisors.

Drawbacks

Several state laws designed to expedite or facilitate (streamline) housing production contain exceptions for properties listed in a historic district. Streamlined approval allows a project to move more quickly through the local government review process and restricts the ability of local governments to reject these proposals.

 

The designation of a National Register historic district may impact the ability of housing developments to use ministerial approval paths. Ministerial approval means a project would not require a public hearing, review under the California Environmental Quality Act (CEQA), or Neighborhood Notification.

 

Individual properties in the historic district could face hurdles or delays when certain remodels, additions, conversions, demolitions, or other changes to the building are contemplated. The exceptions vary, so you should consult an attorney to see if they might apply to your property.

 

• Density Bonus Law requires the City to grant density bonus, incentives, and concessions to projects containing a certain percentage of affordable housing. The City is not required to grant a density bonus to a project that has a significant impact on the historic integrity of a property that is a contributor to a listed historic district.
• SB 9 provides for ministerial approval for a single family home lot split to create two lots with no more than two units per lot. This law does not apply to properties that are determined eligible for or listed in a historic district.
• AB 2011 provides for ministerial approval of 100% affordable housing projects in commercial zones and for mixed-income housing projects along commercial corridors. This law does not apply to projects proposing demolition* of a property that is a contributor to a listed historic district.
• SB 35 (2017) / SB 423 (2023) allows for ministerial approval of multifamily buildings that meet certain criteria in jurisdictions like San Francisco that have not met their RHNA targets. This law does not apply to projects proposing demolition* of a property that is a contributor to a listed historic district.
• SB 4 provides for ministerial approval of housing developments on property owned by religious institutions. This law does not apply to projects proposing demolition* of a property that is a contributor to a listed historic district.

 

*Demolition is defined in San Francisco as: (1) Removal of more than 25% of the surface of all external walls facing a public street(s); (2) Removal of more than 50% of all external walls from their function as all external walls; (3) Removal of more than 25% of external walls from function as either external or internal walls; or (4) Removal of more than 75% of the building's existing internal structural framework or floor plates unless the City determines that such removal is the only feasible means to meet the standards for seismic load and forces of the latest adopted version of the San Francisco Building Code and the State Historical Building Code.

 

 

Will a historic district designation affect my property insurance?

Potentially. State law prohibits the cancellation of an insurance policy due to historic designation. However, there is no clear prohibition against non-renewal of policies or rate increases for historic properties. The insurance industry appears to be focusing on all older properties and their ability to meet current code and withstand dramatic events.

 

 

—For informational purposes only—