www.sfplanning.org
Discretionary Review Analysis
Medical Cannabis Dispensary HEARING DATE JANUARY 26, 2017
Date: January 13, 2017
Case No.: 2016‐005312DRM Project Address: 3185 Mission Street Zoning: NC‐3 (Neighborhood Commercial – Moderate Scale) Zoning District
40‐X Height and Bulk District
Block/Lot: 5609/015
Project Sponsor: Sean Killen
2060 Pacific Ave #307
San Francisco, CA 94109
Staff Contact: Jeffrey Speirs – (415) 575‐9106
Recommendation: Take Discretionary Review and Approve
PROJECT DESCRIPTION The proposal is to establish a new Medical Cannabis Dispensary (MCD) at 3185 Mission Street (d.b.a
Bernal Heights Cooperative), to replace a vacant ground floor commercial space previously occupied by a
gun shop (d.b.a. High Bridge Arms). The space is approximately 1,350 square feet in size. No parking is
provided or required and no physical expansion is proposed for the structure.
The proposed MCD will also dispense medical cannabis in the form of food or drink, and will permit on‐
site consumption. The MCD will not cultivate cannabis on site. Tenant improvements will be made on
this property to comply with Mayor’s Office of Disability requirements. The proposed hours of operation
are 8 a.m. to 10 p.m., daily. The subject commercial space has approximately 25‐feet of frontage on
Mission Street.
The project sponsor will maintain full‐time security, which includes indoor and outdoor video cameras,
security guards stationed at the front door, and security personnel to monitor the immediate area. The
project sponsor will also participate in keeping the streets clean and safe through graffiti removal, touch‐
up painting, pressure washing and window cleaning to contribute positively to the commercial district.
To address odor concerns, a negative pressure ventilation system with charcoal air‐filters will be used
indoors; however, the proposed MCD intends to only allow vaporizing to preclude the most offensive
odors.
Planning Code Section 790.141 states that all MCDs are required to be heard by the Planning
Commission, which will consider whether or not to exercise their discretionary review powers over the
building permit application.
Discretionary Review Analysis Summary January 26, 2017
2
CASE NO. 2016-005312DRM3185 Mission Street
SITE DESCRIPTION AND PRESENT USE The project site is a 2,086 square foot (sf) lot, developed with a two‐story mixed‐use building located on
the east side of Mission Street, between Powers and Fair Avenues, in the Bernal Heights neighborhood.
The building consists of ground floor commercial space that has been vacant since late 2015, and a
residential unit at the second level. The commercial space in question was most recently occupied by a
gun shop (d.b.a. “High Bridge Arms”).
SURROUNDING PROPERTIES AND NEIGHBORHOOD The Moderate‐Scale Neighborhood Commercial District (NC‐3) covers multiple sections of Mission Street
between Cesar Chavez and Randall Streets in the Bernal Heights neighborhood. Properties behind the
subject property, to the east, are within the RH‐2 (Residential – House, Two Family) Zoning District.
Generally, the NC‐3 Districts are mixed use districts that support neighborhood‐serving commercial uses
to a population greater than the immediate neighborhood. These Districts are well‐served by public
transit and located along heavily trafficked thoroughfares with major transit routes. Buildings range in
height, with height limits generally allowing up to four stories, occasionally taller. Lots vary in size, with
generally small‐ or medium‐sized parcels.
The subject district is mixed use, with a mix of street‐fronting retail businesses at the ground floor, and
residential above. The buildings on the subject block range from one to two stories in height. The range of
comparison of goods and services offered is varied, with uses such as restaurant, limited restaurant,
printing services, church, barber shop and other retail services. To the north of the subject property is a
two‐story mixed‐use building with a printing services space and two dwellings. To the south of the
subject property is a two‐story mixed‐use building with a bar and three dwellings. The area is transit‐
oriented and the commercial uses serve residents of the area as well as residents and visitors from
adjacent and other neighborhoods.
The District is served by transit along Mission Street, with major bus lines (#12, 14, 14R, 27, 36, and 49)
within a quarter mile of the subject block. Within 250 feet of the subject property, 15 bikeways are
available to the public as well.
ISSUES AND OTHER CONSIDERATIONS Medical Cannabis Dispensary (MCD). Planning Code Section 202.2(e)(1) states that all MCDs
are required to be heard by the Planning Commission, which will consider whether or not to
exercise its discretionary review powers over the building permit application.
San Francisco Health Code, Article 33, Medical Cannabis Act 3308:
(e) It is unlawful for any person or association operating a medical cannabis dispensary under the
provisions of this Article to permit any breach of peace therein or any disturbance of public order or
decorum by any tumultuous, riotous or disorderly conduct, or otherwise, or to permit such dispensary to
remain open, or patrons to remain upon the premises, between the hours of 10 p.m. and 8 a.m. the next day.
However, the Department shall issue permits to two medical cannabis dispensaries permitting them to
remain open 24 hours per day. These medical cannabis dispensaries shall be located in order to provide
services to the population most in need of 24 hour access to medical cannabis. These medical cannabis
Discretionary Review Analysis Summary January 26, 2017
3
CASE NO. 2016-005312DRM3185 Mission Street
dispensaries shall be located at least one mile from each other and shall be accessible by late night public
transportation services. However, in no event shall a medical cannabis dispensary located in a Small‐Scale
Neighborhood Commercial District, a Moderate Scale Neighborhood Commercial District, or a
Neighborhood Commercial Shopping Center District as defined in Sections 711, 712 and 713 of the
Planning Code, be one of the two medical cannabis dispensaries permitted to remain open 24 hours per day.
The 3185 Mission Street MCD project will afford the sponsor the opportunity to comply with the
SF Health Code and operate legally and under SFDPH supervision. The applicant will still be
required to obtain a permit from SFDPH and will be subject to their regulations including tax
compliance, non‐profit operation, background checks and annual compliance inspections. This
proposal would convert a vacant retail space to a medical cannabis dispensary use and would be
independent of the residential use within the existing building.
Planning Code Compliance. The proposed MCD complies with all relevant Planning Code
requirements. Most notably, the subject property was found to not fall within 1,000 feet of any
public or private elementary or secondary school or community facility or recreation center
primarily serving persons younger than 18 years of age. However, the MCD is within 1,000 feet
of two locations with preschools (d.b.a “Little Tree Preschool”, and “Family School”). A
preschool is not considered an elementary school, and is more alike to childcare or a Personal
Service use; therefore, the MCD complies with the Planning Code.
Previous Planning Code Violation. The proposed MCD relocated from their previous location at
33 29th Street and reopened at the subject property without required approvals from the Planning
Department or Department of Public Health. An enforcement case (2016‐009240ENF) was opened
by the Planning Department to ensure the dispensary would not operate until receiving the
required City approvals. The enforcement case was opened on 7/15/2016 and abated on 7/27/16.
The Department of Public Health is currently working with the project sponsor to resolve an
issue with a delivery service allegedly associated with the project sponsor, which is operating
without a permit.
Clustering and Neighborhood Impact. In the subject zoning district, the Planning Code does not
prohibit the clustering of MCDs, nor does the San Francisco Health Code. However, there are two
other existing MCDs in the vicinity. The previous location of the proposed MCD, located at 33
29th Street, is now operated by a different MCD, doing business as “Harvest.” An additional
MCD (d.b.a “Cookie Co. 415”) is located at 3139 Mission Street, while a pending MCD
application is currently under review at 3326 Mission Street. Clustering is an issue that has been
raised and may create unique neighborhood impact issues. However, with actions proposed by
the project sponsor, and associated conditions of approval, to enhance safety on the street,
prevent loitering, and to promote cleanliness in the immediate area, there are no substantial
negative impacts foreseen by three MCDs in this area of Bernal Heights.
Traffic Impact. The proposed collective will not be utilizing a dedicated on‐street parking space
for pick up and/or delivery point for medical marijuana. As the subject space is 1,644 square feet,
it is very unlikely to cause any negative traffic impact around the project site. Therefore, the
Discretionary Review Analysis Summary January 26, 2017
4
CASE NO. 2016-005312DRM3185 Mission Street
Department does not anticipate any negative impact on traffic on the streets surrounding the
project site.
Proposition 64/Adult Use of Marijuana Act. Although approved by the voters in November
2016, the Adult Use of Marijuana Act does not authorize any existing or future MCD to distribute
nonmedical (aka “adult use”) cannabis without (1) a state license and (2) compliance with San
Francisco’s local laws. While Proposition 64 requires the State to begin issuing licenses by
January 2018, the Planning Department, along with other City agencies, is crafting local land use
and other regulatory controls to address the production, processing, and sale of adult use
cannabis. Per Mayor Lee’s Executive Directive 16‐05, these regulations are to be introduced by
September 2017 so that they can be effective prior to the onset of the State licensing system. The
Department maintains a very high level of confidence that San Francisco will embrace the
opportunity to establish local land use regulations for adult use cannabis businesses, and in
particular that these controls will articulate a discretionary process through which existing MCDs
can apply to convert in whole or part to adult use cannabis dispensaries. It is unlikely in the
extreme that existing MCDs will be allowed to dispense adult use cannabis dispensaries on a
ministerial (or “automatic”) basis. As with any change to the Planning Code, these controls will
be presented to the Planning Commission for review and discussion prior to consideration by the
Board of Supervisors and Mayor.
HEARING NOTIFICATION
TYPE REQUIRED
PERIOD REQUIRED NOTICE DATE ACTUAL NOTICE DATE ACTUAL PERIOD
Posted Notice 30 days December 27, 2016 December 27, 2016 30 days
Mailed Notice 30 days December 23, 2016 December 23, 2016 34 days
PUBLIC COMMENT
SUPPORT OPPOSED NO POSITION
Adjacent neighbor(s) ‐ ‐ ‐
Other neighbors on the block or
directly across the street‐ ‐ ‐
Neighborhood groups or others ‐ 3 3
The Department has received 3 letters from the public regarding the proposed MCD, expressing general
opposition to the project.
PROJECT ANALYSIS MEDICAL CANNABIS DISPENSARY CRITERIA Below are the six criteria to be considered by the Planning Commission in evaluating Medical Cannabis
Dispensaries, per Planning Code Section 790.141:
Discretionary Review Analysis Summary January 26, 2017
5
CASE NO. 2016-005312DRM3185 Mission Street
1. That the proposed parcel is located not less than 1,000 feet from a parcel containing a public or
private elementary or secondary school; or a community facility and/or a recreation center that
primarily serves persons under 18 years of age.
The parcel containing the MCD is not located within 1,000 feet of a parcel containing a public or private
elementary or secondary school, or a community facility and/or a recreation center that primarily serves
persons under 18 years of age as defined by Section 790.141 of the Planning Code.
2. The parcel containing the MCD cannot be located on the same parcel as a facility providing
substance abuse services that is licensed or certified by the State of California or funded by the
Department of Public Health.
The subject parcel does not contain a facility providing substance abuse services that is licensed or certified
by the State of California or funded by the Department of Public Health.
3. No alcohol is sold or distributed on the premises for on or off site consumption.
No alcohol is sold or distributed on the premises for on or off‐site consumption.
4. If Medical Cannabis is smoked on the premises the dispensary shall provide adequate ventilation
within the structure such that doors and/or windows are not left open for such purposes
resulting in odor emission from the premises.
A negative pressure ventilation system is proposed, with a carbon filter and fan muffler. The project
sponsor does not intend to allow traditional smoking, but will allow vaporizing on the premises.
5. The Medical Cannabis Dispensary has applied for a permit from the Department of Public Health
pursuant to Section 3304 of the San Francisco Health Code.
The applicant has applied for a permit from the Department of Public Health.
6. A notice shall be sent out to all properties within 300‐feet of the subject lot and individuals or
groups that have made a written request for notice or regarding specific properties, areas or
Medical Cannabis Dispensaries. Such notice shall be held for 30 days.
A 30‐day notice was sent to owners and occupants within 300‐feet of the subject parcel identifying that a
MCD is proposed at the subject property and that the building permit was subject to a Mandatory
Discretionary Review Hearing.
GENERAL PLAN COMPLIANCE:
The Project is, on balance, consistent with the following Objectives and Policies of the General Plan:
COMMERCE AND INDUSTRY Objectives and Policies
Discretionary Review Analysis Summary January 26, 2017
6
CASE NO. 2016-005312DRM3185 Mission Street
OBJECTIVE 1:
MANAGE ECONOMIC GROWTH AND CHANGE TO ENSURE ENHANCEMENT OF THE
TOTAL CITY LIVING AND WORKING ENVIRONMENT.
Policy 1.1
Encourage development which provides substantial net benefits and minimizes undesirable
consequences. Discourage development which has substantial undesirable consequences that
cannot be mitigated.
The Project will provide access to safe, convenient access to medical cannabis, which has been recognized as
beneficial option to the residents of San Francisco.
Policy 1.2:
Assure that all commercial and industrial uses meet minimum, reasonable performance
standards.
The location for the proposed MCD meets all of the requirements in Section 790.141 of the Planning Code.
OBJECTIVE 2:
MAINTAIN AND ENHANCE A SOUND AND DIVERSE ECONOMIC BASE AND FISCAL
STRUCTURE FOR THE CITY.
Policy 2.1
Seek to retain existing commercial and industrial activity and to attract new such activity to the
city.
The Project allows an existing business to remain in the Bernal Heights neighborhood, increasing the
diversity of job and activity types within this District, at its new location. The previous location of the
Bernal Heights Cooperative was 33 29th Street.
OBJECTIVE 7:
ENHANCE SAN FRANCISCO’S POSITION AS A NATIONAL AND REGIONAL
CENTER FOR GOVERNMENTAL, HEALTH, AND EDUCATIONAL SERVICES.
Policy 7.3:
Promote the provision of adequate health and educational services to all geographical districts
and cultural groups in the city.
The Project will service chronically ill patients who are in great need of this type of medical service. By
allowing the services provided by the MCD, its patients are provided with convenient, safe access to
medication for their aliments.
Discretionary Review Analysis Summary January 26, 2017
7
CASE NO. 2016-005312DRM3185 Mission Street
SECTION 101.1 PRIORITY POLICIES Planning Code Section 101.1 establishes eight priority policies and requires review of permits for
consistency, on balance, with these policies. The Project complies with these policies as follows:
1. Existing neighborhood‐serving retail uses be preserved and enhanced and future opportunities for
resident employment in and ownership of such businesses enhanced.
The proposed use is a neighborhood‐serving use. The location for the MCD is currently vacant so the new use
will not displace a previous neighborhood serving use.
2. That existing housing and neighborhood character be conserved and protected in order to preserve
the cultural and economic diversity of our neighborhoods.
The project occupies a ground floor commercial space and will adhere with all signage regulations defined in
Article 33 of the Health Code to help preserve the existing neighborhood character. The proposed use would not
adversely affect the existing neighborhood character.
3. That the Cityʹs supply of affordable housing be preserved and enhanced.
The proposed use is located in a space previous occupied by non‐residential uses so the proposed use will not
displace any affordable housing.
4. That commuter traffic not impede MUNI transit service or overburden our streets or neighborhood
parking.
The site is close to multiple public transit lines and the immediate neighborhood provides sufficient short‐term
parking so the use will not impede transit operations or impact parking.
5. A diverse economic base be maintained by protecting our industrial and service sectors from
displacement due to commercial office development, and that future opportunities for resident
employment and ownership in these sectors be enhanced.
The subject space is vacant and will not displace any industrial or service industry establishments.
6. The City achieves the greatest possible preparedness to protect against injury and loss of life in an
earthquake.
The MCD will follow standard earthquake preparedness procedures and any construction would comply with
contemporary building and seismic codes.
7. Landmarks and historic buildings be preserved.
The existing building has not been designated as a historic resource; however, it remains as a potential historic
resource. The proposed project will not alter expand or significantly alter the existing building.
Discretionary Review Analysis Summary January 26, 2017
8
CASE NO. 2016-005312DRM3185 Mission Street
8. Parks and open space and their access to sunlight and vistas be protected from development.
The project will not restrict access to any open space or parks and will not impact any open space or park’s
access to sunlight or vistas.
ENVIRONMENTAL REVIEW The project is categorically exempt from the environmental review process under Section 15301 Class 1(a)
of the State CEQA Guidelines, pursuant to Title 14 of the California Administrative Code.
BASIS FOR RECOMMENDATION In 1996, California voters passed Proposition 215, known as the Compassionate Use Act, by a 56%
majority. In San Francisco, Proposition 215 passed by a 78% majority. The legislation established the
right of seriously ill Californians, including those suffering from illnesses such as AIDS, cancer and
glaucoma, to obtain and use marijuana for medical purposes when prescribed by a physician.
MCDs began to be established in San Francisco shortly after Proposition 215 passed as a means of
providing safe access to medical cannabis for those suffering from debilitating illnesses. At that time, San
Francisco did not have any regulatory controls in place to restrict the placement and operations of the
dispensaries. As a result, over 40 dispensaries were established in the city without any land use controls,
often resulting in incompatible uses next to each other.
On December 30, 2005, the Medical Cannabis Act, as approved by the Board of Supervisors and Mayor,
became effective. The Act, set forth in Ordinance 275‐05 and supported by Ordinances 271‐05 and 273‐05,
amended the Planning, Health, Traffic, and Business and Tax Regulation Codes in order to establish a
comprehensive regulatory framework for MCDs in San Francisco.
The Act designates the Department of Public Health (DPH) as the lead agency for permitting MCDs.
DPH conducts its own review of all applications and also refers applications to other involved City
Agencies, including the Planning Department, in order to verify compliance with relevant requirements.
The Planning Department’s review is generally limited to the location and physical characteristics of
MCDs.
The MCD complies with all standards and requirements of the Planning Code and advances the
objectives and policies of the General Plan.
This Site will not significantly impact public transit.
The Site is more than 1,000ʹ from any primary and secondary school.
The Site is more than 1,000ʹ from any active youth‐services facility.
No cannabis plants would be cultivated on‐site.
Filtered ventilation is provided for consumption on‐site.
Only employees registered with SFDPH will be at the subject property.
Discretionary Review Analysis Summary January 26, 2017
9
CASE NO. 2016-005312DRM3185 Mission Street
CONDITIONS OF APPROVAL To minimize the potential impact of the proposed use on the surrounding commercial area the
following conditions are recommended for imposition on the project:
1. The operator of the establishment shall maintain the entrances and all sidewalks abutting the
subject property in a clean condition. Such maintenance shall include, at minimum, daily
sweeping and litter pickup and disposal and washing or steam/pressure cleaning of the entrances
and abutting sidewalks at least once every month.
2. The operator shall maintain appropriate odor control equipment to prevent any significant
noxious or offensive odors from escaping the premises.
3. An enclosed garbage area shall be provided within the establishment. All garbage containers
shall be kept within the building until pick‐up by the disposal company.
RECOMMENDATION
RECOMMENDATION: Take Discretionary Review and Approve
Attachments:
Parcel Map
Sanborn Map
Zoning Map
Height & Bulk Map
Aerial Photograph
Site Photographs
1,000’ Radius Map
MCD DR Notice
Applicant’s MCD Application
SFDPH Application
Public Comment
Environmental Evaluation
Floor Plans
Parcel Map
Mandatory Discretionary Review Hearing January 26, 2017 Case Number 2016-005312DRM 3185 Mission Street
SUBJECT PROPERTY
*The Sanborn Maps in San Francisco have not been updated since 1998, and this map may not accurately reflect existing conditions.
Sanborn Map*
SUBJECT PROPERTY
Mandatory Discretionary Review Hearing January 26, 2017 Case Number 2016-005312DRM 3185 Mission Street
Aerial Photo
SUBJECT PROPERTY
Mandatory Discretionary Review Hearing January 26, 2017 Case Number 2016-005312DRM 3185 Mission Street
Aerial Photo
SUBJECT PROPERTY
Mandatory Discretionary Review Hearing January 26, 2017 Case Number 2016-005312DRM 3185 Mission Street
Zoning Map
Mandatory Discretionary Review Hearing January 26, 2017 Case Number 2016-005312DRM 3185 Mission Street
Height and Bulk Map
Mandatory Discretionary Review Hearing January 26, 2017 Case Number 2016-005312DRM 3185 Mission Street
Site Photo
SUBJECT PROPERTY
Mandatory Discretionary Review Hearing January 26, 2017 Case Number 2016-005312DRM 3185 Mission Street
Site Photo
SUBJECT PROPERTY
Mandatory Discretionary Review Hearing January 26, 2017 Case Number 2016-005312DRM 3185 Mission Street
中文詢問請電: 415.575.9010 | Para Información en Español Llamar al: 415.575.9010 | Para sa Impormasyon sa Tagalog Tumawag sa: 415.575.9121
1650 Miss ion St reet , Sui te 400 • San Franc isco, CA 94103 • Fax (415) 558-6409
NOTICE OF PUBLIC HEARING Hearing Date: Thursday, January 26, 2017 Time: Not before 12:00 PM (noon) Location: City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400 Case Type: Mandatory Discretionary Review Hearing Body: Planning Commission
P R O P E R T Y I N F O R M A T I O N A P P L I C A T I O N I N F O R M A T I O N
P R O J E C T D E S C R I P T I O N
The Request is for a Mandatory Discretionary Review of an application for a change of use from a vacant gun shop to a Medical Cannabis Dispensary (MCD). The proposed MCD (d.b.a Bernal Heights Cooperative) will be approximately 1,745 square feet in total at the ground level. The MCD is relocating from its previous location at 33 29th Street. Only vaporizing of cannabis is proposed on-site, with an interior air-filtration system. The associated Building Permit Application 2016.02.11.9450 is for tenant improvements only. No exterior changes are proposed. A Planning Commission approval at the public hearing would constitute the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).
Project Address: 3185 Mission Street Cross Street(s): Powers Avenue Block /Lot No.: 5609/015 Zoning District(s): NC-3 / 40-X Area Plan: N/A
Case No.: 2016-005312DRM Building Permit: 2016.02.11.9450 Applicant: Sean Killen Telephone: (415) 608-7177 E-Mail: [email protected]
A D D I T I O N A L I N F O R M A T I O N
FOR MORE INFORMATION, PLEASE CONTACT PLANNING DEPARTMENT STAFF: Planner: Jeffrey Speirs Telephone: (415) 575-9106 E-Mail: [email protected]
ARCHITECTURAL PLANS: If you are interested in viewing the plans for the proposed project please contact the planner listed below. The plans and Department recommendation of the proposed project will be available prior to the hearing through the Planning Commission agenda at: http://www.sf-planning.org or by request at the Planning Department office located at 1650 Mission Street, 4th Floor. Members of the public are not required to provide personal identifying information when they communicate with the Commission or the Department. All written or oral communications, including submitted personal contact information, may be made available to the public for inspection and copying upon request and may appear on the Department’s website or in other public documents.
GENERAL INFORMATION ABOUT PROCEDURES HEARING INFORMATION
You are receiving this notice because you are either a property owner or resident that is adjacent to the proposed project or are an interested party on record with the Planning Department. You are not required to take any action. For more information regarding the proposed work, or to express concerns about the project, please contact the Applicant or Planner listed on this notice as soon as possible. Additionally, you may wish to discuss the project with your neighbors and/or neighborhood association as they may already be aware of the project.
Persons who are unable to attend the public hearing may submit written comments regarding this application to the Planner listed on the front of this notice, Planning Department, 1650 Mission Street, Suite 400, San Francisco, CA 94103, by 5:00 pm the day before the hearing. These comments will be made a part of the official public record and will be brought to the attention of the person or persons conducting the public hearing.
Comments that cannot be delivered by 5:00 pm the day before the hearing may be taken directly to the hearing at the location listed on the front of this notice. Comments received at 1650 Mission Street after the deadline will be placed in the project file, but may not be brought to the attention of the Planning Commission at the public hearing.
BUILDING PERMIT APPLICATION INFORMATION
Pursuant to Planning Code Section 311 or 312, the Building Permit Application for this proposal may also be subject to a 30-day notification of property owners and residents within 150-feet of the subject property. This notice covers the Section 311 or 312 notification requirements, if required.
APPEAL INFORMATION
An appeal of the approval (or denial) of a Conditional Use application and/or building permit application associated with the Conditional Use application may be made to the Board of Supervisors within 30 calendar days after the date of action by the Planning Commission pursuant to the provisions of Section 308.1(b). Appeals must be submitted in person at the Board’s office at 1 Dr. Carlton B. Goodlett Place, Room 244. For further information about appeals to the Board of Supervisors, including current fees, contact the Clerk of the Board of Supervisors at (415) 554-5184.
An appeal of the approval (or denial) of a building permit application by the Planning Commission may be made to the Board of Appeals within 15 calendar days after the building permit is issued (or denied) by the Director of the Department of Building Inspection. Appeals must be submitted in person at the Board's office at 1650 Mission Street, 3rd Floor, Room 304. For further information about appeals to the Board of Appeals, including current fees, contact the Board of Appeals at (415) 575-6880.
Pursuant to California Government Code Section 65009, if you challenge, in court, the decision of an entitlement or permit, the issues raised shall be limited to those raised in the public hearing or in written correspondence delivered to the Planning Commission prior to, or at, the public hearing.
ENVIRONMENTAL REVIEW
This project has undergone preliminary review pursuant to California Environmental Quality Act (CEQA). If, as part of this process, the Department’s Environmental Review Officer has deemed this project to be exempt from further environmental review, an exemption determination has been prepared and can be obtained through the Exemption Map, on-line, at www.sfplanning.org. An appeal of the decision to exempt the proposed project from CEQA may be made to the Board of Supervisors within 30 calendar days after the project approval action identified on the determination. The procedures for filing an appeal of an exemption determination are available from the Clerk of the Board at City Hall, Room 244, or by calling (415) 554-5184.
Under CEQA, in a later court challenge, a litigant may be limited to raising only those issues previously raised at a hearing on the project or in written correspondence delivered to the Board of Supervisors, Planning Commission, Planning Department or other City board, commission or department at, or prior to, such hearing, or as part of the appeal hearing process on the CEQA decision.
i
APPLICATION TO OPERATE A
TELEPHONE
'; (415) 298-8188____ __.EMAIL:
APPLICANT'S NAME:
jean Killen Same as Above '._...t
APPLICANT'S ADDRESS:
~,C~6Q ~CAc,-~7~c ~'c~~. ~ ~A~~
Scan ~~~~isc4~ C,A 941~~
TELEPHONE:
(415 > 608-7177EMAIL:
Same as Above ~~
ADDRESS: TELEPHONE:
' ~
ZIP CODE__ ...
___94110
_ __
FLOOR ON WHICHDiSPENSARY IS LOCATED::
Ground
_ _ _ _ _ _ __ __IOPOSED BUSINESS NAME QF KNOWN).— _
~rnal Heights Cooperative _ . _. _IESENT OR PREVIOUS USE.
reviously Retail Gun Store
PROXIMITY TO SCHOOLS - (Initial Below
have used all reasonable resources available to me, including maps and zoning ',information made available by the Planning Department and a personal and thoroughinspection of the broader vicinity of the subject property and have found that, to the best of ';my knowledge, the property is not within 1,000 feet of an elementary or secondary school, ';public or private.
PROXIMITY TO RECREATION BUILDINGS ( Initial Below
have used all reasonable resources available to me, including maps and zoninginformation made available by the Planning Department and a personal and thoroughinspection of the broader vicinity of the subject property and have found that, to the best of ' ~.my knowledge, the property is not within 1,000 feet of a recreation building, as defined in ~the Planning Code.
PROXIMITY TO SUBSTANCE ABUSE TREATMENT FACILITIES
have-used all reasonable resources available to me, including a personal inspection ofthe subject property and have found that, to the best of my knowledge, the property doesnot contain a substance abuse treatment facility.
...~ ;-, . _... .
ON SITE MEDICATING
Will you allow patrons or employees to smoke or vaporize medical cannabis, or otherwisemedicate with medical cannabis, on the premises?
( Initial Below )
~.
NO
~I YES
MEDICAL CANNABIS EDIBLES
Will you offer medical cannabis in the form of food or drink or will medical cannabis edibles ~ Npbe produced on-site? If so, please check the appropriate boxes and, if applicable, declare ~i YESthe proposed square footage to be dedicated to on-site production of edibles.
!,~',~ Dispensing( Note that Planning Code standards may prohibit [1] the dedication of more than 1/4 of the total floor area oT the dispensary for the
Productionproduction of food andlor [2] the off-site dispensing of any products that are made on-site. Also please note that if food is provided orproduced, additional permits will be required from the Department of Public Health.) gp ~ ~"'"" "'~ ̀ " "~
l
ON-SITE MEDICAL CANNABIS CULTIVATION
Will any live marijuana plants be kept on the premises for purposes of harvesting medical ~ NOproduct? If so, please declare the proposed square footage to be dedicated to growing --activities. __~ YES
SO FT ~ E( Note that additional safety measures maybe required. Consult with the Department of Public Health regarding the use and storageof chemicals associated with the growing process and with the Department of Building Inspection regarding associated building safetyissues. Also note that the Planning Code may prohibit the use of more than 1/4 of the total area of the dispensary for such purpose. )
OFF-SITE MEDICAL CANNABIS CULTIVATION
Will any medical cannabis distributed on the premises have been grown elsewhere than on NOthe premises? If so, please declare whether medical cannabis cultivation will occur within ', ~~( YESor outside the City and County of San Francisco.
~ Witliin San Francisco(Note that any off-site growing facility located in San Francisco must be properly permitted under applicable state and local law. )
!....~ OuSideSanFrancisco
SAN FRANCISCO PLANNING DEPARTMENT V.10.02.201a
~ r el q. j~b~ y~. ;b s~ u~_
C4SE NUMBER: ! '.
......_ ____. ____. .._..... __... ..__ i
~ f. ..., -~tfaW~ ~ ~ ~~~ ~I .
Please discuss:
1. The business plan for the proposed Medical Cannabis Dispensary;
Specific factors which contribute to the compatibility and appropriateness of the Medical Cannabis Dispensary
with the immediate neighborhood and broader City environment;
C
3. Neighborhood outreach efforts made and the results/input from those efforts;
4. Any other circumstances applying to the property involved which you feel support your application.
4 ____._
SAN FRANCISCO PLANNING DEPARTMENT V.10.02.2014
~~~ ~s:=. i ✓ is. 4P e ~ii ~aa i1... .. A. -~ .. s .., c :.3 s.
c:A~t NUMCCN: '. '.
Proposition M was adopted by the voters on November 4, 1986. It requires that the City shall find that proposed
projects and demolitions are consistent with eight priority policies set forth in Section 101.1 of the City Planning
Code. These eight policies are listed below. Please state how the project is consistent or inconsistent with each policy.
Each statement should refer to specific circumstances or conditions applicable to the property. Each policy must have
a response. IF A GIVEN POLICY DOES NOT APPLY TO YOUR PROJECT, EXPLAIN WHY IT DOES NOT.
That existing neighborhood-serving retail uses be preserved and enhanced and future opportunities for resident
employment in and ownership of such businesses enhanced;
2. That existing housing and neighborhood character be conserved and protected in order to preserve the cultural
and economic diversity of our neighborhoods;
3. That the City's supply of affordable housing be preserved and enhanced;
4. That commuter traffic not impede Muni transit service or overburden our streets or neighborhood parking;
__
5. That a diverse economic base be maintained by protecting our industrial and service sectors from displacement
due to commercial office development, and that future opportunities for resident employment and ownership in
these sectors be enhanced;
J@e _ rtk~-~c1n M~:~- ~ _ _ _ _
6. That the City achieve the greatest possible preparedness to protect against injury and loss of life in an earthquake;
7. That landmarks and historic buildings be preserved; and
c- ~ . ............ '~x A ~~<~M
8. That our parks and open space and their access to sunlight and vistas be protected from development.
~~-~
SAN FRANCISCO PLANNING DEPARTMENT V.10.02.2014
1, ~Lw s sus 3 +~ ~ ~. jt` ~:
Fa1'~a~ 5 .~t~~.. '0..'i t a`Y.
(:AaE NUMtltn: ''.
Under penalty of perjury the following declarations are made:
a: The undersigned is the owner or authorized agent of the owner of this property.
b: The information presented is true and correct to the best of my knowledge.
c: The other informarion or applications may be required.
.~ ,.Signature: ~->_;;~~ --•'' __.__--- Date: ~Z~Z.3IJ~?
f ~
Print name, and indicate whether owner, or authorized agent:
Owner /Authorized Agent (circle one)
For Department Use Only
Application received by Planning Department:
By: Date:
11
Bernal Heights Cooperative
Attachment A
Business Plan
Applicant's Statement -Planning Department Application for MCD - 3185 Mission Street
Contents
I. Executive Summary
II. Business History, Background, and Objectives
III. Present Market
IV. Competition
V. Marketing Plan
VI. Management and Organization
Page 1
Page 1-3
Page 4
Page 5
Page 6Page 6-7
Attachment A -Business Plan
11
Bernal Heights Cooperative
SECTION I -EXECUTIVE SUMMARY
Bernal Heights Cooperative is anon-profit established with the mission to provide access to safe,
high-quality and affordable medical cannabis to patients in need under Proposition 215, SB 420,
and Article 33 of the San Francisco Health Code. We are an organization that embraces San
Francisco's vibrantly diverse cultural and economic communities. We serve medical cannabis
patients with compassion and respect, in a welcoming environment that aims to make all patients
feel safe and comfortable. Bernal Heights Cooperative is an active member of the local
community, actively contributing to the success of other local business and to the benefit of other
non-profit, community organizations. We are a group of San Francisco and Bay Area natives
who take pride in serving the community we call home.
SECTION II -BUSINESS HISTORY, BACKGROUND, AND OBJECTIVES
1. Briefly describe when, how, and why you formed the company and its development so far
Bernal Heights Collective was originally formed in 2005 by Johnny Battista, and was awarded one
of San Francisco's first MCD permits. Bernal Heights Collective was considered "the city's
dispensary' whose mission was to "serve the underserved" in San Francisco.
In 2012, Johnny Battista converted the MCD permit from Bernal Heights Collective, to Bernal
Heights Cooperative.
In July of 2015, the building at 33 29th Street was purchased by the investment group behind
Harvest, a new luxury dispensary chain in San Francisco. The Cooperative was informed by the
new building owner that the Cooperative would be evicted at the end of the lease in March 2016,
and would be replaced by the second Harvest chain dispensary location.
In October 2015, Johnny Battista signed Sean Killen and Nathan DeSomber onto the Board to
oversee the permit application process for the new MCD location, and successful transition of
Cooperative operations.
Between October 2nd, and December 31st 2015, the Cooperative was able to remedy over
$100k in vendor debt, local business debt, and tax debt that had been accrued by Johnny
Battista since 2012.
Attachment A -Business Plan
1
Bernal Heights Cooperative
In January 2016, it was discovered that the application for the new MCD location at 3185 Mission
Street had not submitted as promised by Nathan DeSomber, the money for the $8,800 MCD
application fee was gone, and over $30k more of the Cooperative's money that was earmarked
for vendors and taxes had been embezzled by Johnny Battista and Nathan DeSomber. A
Cooperative vote was held, and approved, to remove both from their management positions in the
Cooperative.
On June 15th 2015, the Cooperative was evicted from 33 29th Street.
With the support of thousands of local residents, local businesses, and neighborhood associations,
managing members of the Cooperative have since made every effort to oversee the transition of
the Cooperative's MCD permit from 33 29th Street, to 3185 Mission Street, in the very same
neighborhood, serving the very same patient base, less than 1000 feet away.
2. Lisf your short term and long term objectives
Our short term objective is simple;
seek approval from Planning to use 3185 Mission Street as the new location of our
MCD, and to reacquire our MCD permit from the Health Department.
Our long term objectives, pursuant to our approval by Planning and Permitting by Health;
Seek approval to begin cultivation of medical cannabis at a location within San Francisco
Create more employment and ownership opportunities for members of the community
Strive for excellence in product and service
Serve our patient base through a strategy of excellence in quality, service, and price
Grow through word-of-mouth.
Continue and expand our community service/compassion programs
Offer a delivery service for patients who are unable to easily make it into the MCD
3. Describe your company's major successes or achievements to date including difficulties
and/or obsfac/es that your company has overcome
Our most major success to date, has been sticking together to survive a tremendously challenging
year. Maintaining positive relationships with our patient community, and the local business
community, and navigating a new MCD application process that seemed financially untenable.
Attachment A -Business Plan2
1
Bernal Heights Cooperative
The Cooperative lost its MCD permit through process of eviction by an out-of-town investment
group who specifically evicted the Cooperative to open their own MCD without having to go
through Discretionary review process with the City's Planning Commission. A loophole, cleverly
exploited, by an investment group that manages their MCD chain as afor-profit corporation under
the expectation of maximum investor return. Not patient care. A group that has made a mockery
of the guiding tenets of San Francisco's Medical Cannabis Dispensary permitting process. To
make things worse, the Cooperative lost tens of thousands of dollars to embezzlement by people
who were trusted to protect the group's best interests and economic sustainability. The only way
for the Cooperative to survive, was to band together, take charitable donations, secure another
location, and absorb the costs associated with a new application and renovations to achieve ADA
compliance and receive signoff from MOD for our new location.
Over a year fraught with obstacles, the Cooperative has banded together to support a cause we
all feel is tremendously important and worthy of our efforts and sacrifice.
Although understandably not at the forefront of City considerations, "Corporate Cannabis" is a
genuine threat to the preservation of our City's cultural and economic diversity. BHC represents
a long-standing approach to "Community Cannabis", an inclusive approach where the best
interests of patients, and the local community, is prioritized over profits.
Our ultimate success would come from The City recognizing, and protecting, Community
Cannabis as the best path forward for the cannabis industry in San Francisco.
5. Describe how the company was initially capitalized, and how if has been funded since
its founding
Bernal Heights Cooperative is self-funded non-profit, operating from donations by patients in and
around the community
6. Describe any important changes in the structure, ownership, management, or key
personnel which have taken place in the past year.
Changes to the Cooperative's management over the last year are addressed in Section II above
Attachment A -Business Plan
3
11
Bernal Heights Cooperative
SECTION III -PRESENT MARKET
7. Describe your present market. Give geographic location of your customers and types of
customers you serve.
Bernal Heights Cooperative present market consists of medical cannabis patients, largely
residents of the Mission, Outer Mission, Bernal Heights, Portola, Castro, Noe Valley, Excelsior,
and Visitation Valley. Our patient base consists of people from all cultural and economic
backgrounds, however, we do serve a larger percentage of seniors, disabled, and members
of the LGBT community, than other MCDs in the area, as we are known to offer a more
medically focused menu in a more welcoming environment
8. Identify major customers and include a brief description and explanation of any special
relationship between your company and its customers.
Although our patient base is wide and diverse, the common ground among all is the need for
reliable, safe, and discreet access to medical cannabis. Our patients depend on our service to
treat symptoms from the everyday, to the extraordinary. Over the years we have developed a
relationship with thousands of patients in order to understand their individual needs, and cater our
MCD to accommodate as many patients as possible. BHC was the only MCD in the City to carry
many specialty products, such as whole-plant "Rick Simpson Oil", CBD rich options, topicals, and
suppositories. While expensive and inconvenient to carry, it is these kinds of medical cannabis
products that are sought out by patients who are suffering from some of the most severe
medical conditions.
9. Describe your current marketing approach. How do you sell your products/services?
Our marketing approach can best be described as a word-of-mouth strategy. Our only form of
advertising had been a listing on the popular medical cannabis review site, Weedmaps.
Otherwise, we rely on exceptional quality and service to create word-of-mouth referrals to grow
our patient base and build loyalty within that base.
Attachment A -Business Plan►.i
11
Bernal Heights Cooperative
SECTION IV -COMPETITION
10. List those firms you have identified as primary competitors in your market(s). Identify
their strengths and weaknesses.
Although we don't view other MCDs as competitors, they do represent alternative options to the
experience we provide at BHC. In our community, there are two other MCDs for patients to
choose:
Cookie Co. 415 - 3139 Mission Street
- Sfrengths- A popular hip-hop lifestyle brand, primarily among the 18-25 age bracket, Cookies
has a devoted following of younger patients who are seeking specific strains that
are popular among Rap artists
- Weaknesses
- Reported by BHC patients as an unsuitable alternative for them because they do
not feel safe or comfortable in that environment
Harvest - 33 29th Street
- Strengths- Well-funded
- Beautifully designed
- Weaknesses- Limited selection due to poor industry relationships
- Selection is typically reviewed as "overpriced" compared to alternatives
- Neighboring businesses have reported that the design of Harvest, although
beautiful, is not medical, and people have been confusing it for ahigh-end grocery
market
- The consumption lounge is for "members only", and membership requires a
monthly payment, making it an exclusionary environment that BHC patients are not
accustomed
Attachment A -Business Plan5
1
Bernal Heights Cooperative
11. What advantages and disadvantages does your company have as compared with its
primary competitors?
Our advantage include:
1. Longstanding relationship with the patients in the community
2. More affordable products and a broader selection of specifically medical products
3. More experienced cultivators who can ensure the best quality medicine is being delivered
at the most affordable rate to the patient possible
4. An open and welcoming environment that is meant to serve all members of the community
equally
5. We are not a business focused on maximizing the bottom line. We are a Cooperative of
the community, for the community, that the community feels proud to support
SECTION V -MARKETING PLAN
12. Describe your marketing plan
Our marketing plan is simple; provide excellence in quality, service, affordability, and accessibility.
Then let patients handle our marketing through word-of-mouth referrals
SECTION VI -MANAGEMENT AND ORGANIZATION
73. Describe your management team and list its strengths and weaknesses
Our management team consists of San Francisco and Bay Area natives between the ages of
36-60. The team holds a combined:
- Four Bachelors Degrees from California Universities
- One JD Degree from USF
- A Certification in Ethics and Compliance
- Over 40 years of combined cultivation experience for San Francisco's medical cannabis
patients- Over 10 years of MCD management experience
Attachment A -Business PlanC:
11
Bernal Heights Cooperative
We are an experienced, capable, and committed team that is passionate about our service
to the community. We are true believers in the tenets of Proposition 215, in the
importance to safe access to medically focused cannabis products, and we are proud
members of our community. We believe we have a responsibility to put patients above
profits and to give back abundantly to our local communities.
Attachment A -Business Plan7
11
Bernal Heights Cooperative
ATTACHMENT B
Applicant's Statement -Planning Department Application for MCD - 3185 Mission Street
2. Specific factors which contribute to the compatibility and appropriateness of the Medical
Cannabis Dispensary wifh the immediate neighborhood and broader City environment;
Bernal Heights Cooperative has been serving patients in the community from its permitted MCD
at 33 29th Street since 2005. In the Summer of 2015, the building at 33 29th Street was sold to
the investment group behind the new luxury dispensary chain in San Francisco, Harvest. The
same investment group that purchased the building at 4811 Geary Street and evicted The Hemp
Center in order to obtain a location that was already approved by the Planning Department to
operate as an MCD. Harvest on Geary opened in December of 2015.
In June of 2016, Bernal Heights Cooperative was evicted from 33 29th Street. A second Harvest
location, Harvest off Mission, now exists in that location.
We are a community organization with a track record of discreetly, responsibly, and
respectfully serving a large and diverse base of medical cannabis patients in the
community. We pride ourselves in providing safe and affordable medicine in a comfortable,
service oriented setting that is open to all of San Francisco's vibrantly diverse communities. Our
patients in the community appreciate the service we provide and have signed an abundance of
petitions supporting our efforts to reopen in our new location following our eviction.
We pride ourselves in being good neighbors, and contributing back into the community and to the
benefit of other local businesses. We are supported by local businesses and neighborhood
organizations as a contributing member of the small-business community.
The managing members and staff of the Cooperative are all San Francisco and Bay Area natives.
We are not outside investors who look at an MCD as a bottom line business. We believe in
Proposition 215, we believe in Cannabis as natural medicine for awide-array of symptoms, and
we take pride in the service we provide to communities we care about in the city we call home.
Attachment B
'~
Bernal Heights Cooperative
3. Neighborhood outreach efforts made and the results/input from those efforts;
Pertaining to the proposed, we have made outreach efforts to all neighboring businesses
within 300 feet, and beyond, and all relevant community associations.
The feedback from local businesses has been fully supportive. Letters of support
will be available on the date of hearing along with petitions of support from local
residents.
Our outreach to Neighborhood associations are as follows:
- Mission Bernal Merchants Association
- July 19th -Afternoon -spoke to Eden Stein at her place of business, Secession Art
& Design at 3235 Mission Street. I Informed her of our situation and our pending
application, she explained she was already aware as she knew people close to her
who are members of the Cooperative and appreciated our efforts at the MCD to
provide for patients in the community. When asked how she felt about us moving,
she said she had heard good things about us from people close to her in the
community and she supports us opening as long as we do it the "right" way.
- December 22nd - 1:15pm -Spoke to Eden Stein, she said she still supports us
opening, as long as we're doing it the "right" way. I explained our current situation
and our pending Discretionary Review with Planning and asked if she would be
willing to provide a formal letter of support. She declined, stating that she had
decided to remain "neutral" between Bernal Heights Cooperative and Harvest.
Harvest being the corporation that runs atwo-location chain of MCDs in our
previously permitted location at 33 29th Street
- Tiffany Street Neighborhood Association
The owners of our neighboring coffee shop on 29th Street, Cafe 48, lead the
Tiffany Street Association. We have along-standing positive relationship as
neighbors who have been respectful, have contributed to the neighborhood, and
have contributed to the benefit of local business. A formal letter of support will
be available on our hearing date
Attachment B2
r
Bernal Heights Cooperative
- Bernal Heights Neighborhood Center
- BHC has worked with BHNC for years, contributing to food drives and other
neighborhood efforts. Gina Dacus, Executive Director of BHNC, wsa contacted on
12/22 and 12/23 to request a formal letter of support. We hope to have one
available on our hearing date
- Northwest Bernal Business Alliance
- Unreachable by phone. No website. Unclaimed Yelp page with no additional
contact information
4. Any other circumstances applying to the property involved which you feel suppo►t yourapplication;
The proposed is located on a block of Mission Street in Bernal Heights that is seeing morecommunity restaurants and shops being added to the already lively bar scene in theneighborhood. The presence of a clean, safe; and respectable MCD in the area, operating fromthe full business hours of Sam-10pm everyday, would be a tremendous benefit to all of thelocally owned small businesses in the area. With the application of our Crime Preventionthrough Environmental Design, our presence on the block will serve to further benefit thecommunity through Cooperative funded cleanup and beautification services and daily streetsecurity from the hours of Sam-10pm. Since the block is all ground level commercial and athoroughfare of muni transit, our operating hours would not be an interruption to the quietenjoyment of the residential tenants. The area has plenty of public transportation, meteredparking, and is within walking distance to three major neighborhoods in the community. Theproposed would allow a long time, medically-focused, community non-profit to continue its longstanding service to the community without disturbing the enjoyment of the local community.
Attachment B3
Bernal Heights Cooperative
Attachment C
Priority General Plan Policies Findings
1. That existing neighborhood-serving retail uses be preserved and enhanced and future
opportunities for resident employment in and ownership of such businesses enhanced;
The proposed is aneighborhood-serving use. Previously a retail use guns store, the location has
been vacant since October 2015. The proposed will provide dozens of resident employment
opportunities that wouldn't otherwise exist..
2. That existing housing and neighborhood character be conserved and protected in order to
preserve the cultural and economic diversity of our neighborhoods;
The project occupies a ground floor commercial space and will adhere with all signage regulations
defined in Article 33 of the San Francisco Health Code to visually preserve the existing
neighborhood character. The proposed use would protect the neighborhood's existing diverse
cultural and economic character by providing equally for patients in the community, and by
providing dozens of employment opportunities for residents in the community who are in need of
such opportunities to sustain a livelihood in San Francisco.
3. Thaf the City's supply of affordable housing be preserved and enhanced;
The proposed use is located in a space previous occupied by non-residential uses so the
proposed use wilt not displace any affordable housing.
4. Thaf commuter traffic not impede Muni transit service or overburden our sfreefs or
neighborhood parking;
The site is close to multiple public transit lines and the immediate neighborhood provides sufficient
short-term, metered parking so the use will not impede transit operations or impact parking.
Further, Security door staff will be tasked to ensure
Attachment C
11
Bernal Heights Cooperative
5. That a diverse economic base be maintained by protecting our industrial and service sectors
from displacement due to commercial office development, and that future opportunities for
resident employment and ownership in these sectors be enhanced;
The subject space is vacant and will not displace any industrial or service industry establishments.
Further, the proposed will serve to provide dozens of resident employment and ownership
opportunities where none currently exist.
6. That the City achieve the greatest possible preparedness to protect against injury and loss of
life in an earthquake;
The MCD will follow standard earthquake preparedness procedures and any construction would
comply with contemporary building and seismic codes.
7. That landmarks and historic buildings be preserved;
The Project scope is for interior tenant improvements only, with no exterior work on the subject
building proposed
8. That our parks and open space and their access to sunlight and vistas be protected from
development.
The proposed is a ground floor commercial unit of a two-story Victorian. The project will not
restrict access to any open space or parks and will not impact any open space or park's access to
sunlight or vistas.
Attachment C2
11
Bernal Heights Coopective
Security PlanBernal Heights Cooperative - 3185 Mission Street
Our security philosophy at BHC is Crime Prevention through Environmental Design. The
principles of CPTED are:
- Natural Surveillance- Natural Access Control
- Territorial Reinforcement- Maintenance and Management
The Bernal Heights community is evolving. Having historically been an area of San Francisco with
a higher level of crime, the last few years have seen new developments along Mission Street that
aim to shape the neighborhood as a safer and friendly place. With several locally owned and
operated bars, restaurants and shops, neighborhood businesses rely on each other to define the
tone and safety of the local environment. BHC aims to be a leader in that effort. In addition to the
on-site security factors outlined below, we will also continue our efforts to keep the streets on and
around our establishment clean and monitored for security. Those efforts include weekly Sunday
street cleaning, and once a month "deep" cleaning. Through our compassion programs, we have
enlisted the efforts of San Francisco's well-intending, and under-employed who are in need of
access to free medical cannabis, to serve the Bernal Heights Community through street
cleaning and neighborhood volunteer efforts.
Although successful, and appreciated by the neighbors in our last location, we intend to expand
the scope of the "Maintenance and Management" aspect of our practiced CPTED as we are
looking at a location on a bigger block with more public foot, muni, and automobile traffic. We will
make our compassion team available to the neighborhood for projects upon request. We intend
the program to service requests including, but not limited to; graffiti removal and touch up
painting, pressure washing, and window cleaning. With resources applied to keeping our
neighborhood clean and safe for all, the presence of any criminal element, and therefore the risk
of being targeted by any criminal element, will decrease.
With that in mind, to cover the aspects of Natural Surveillance, Natural Access Control, and
Territorial Reinforcement, we have implemented the following Security Controls:
1. Fixtures
a. Roll down gate at the street
b. Triple bolted front door
c. Four Protective Bollards bolted into cement foundation on the inside of the front
door
Security Plan
f1
Bernal Heights Coopective
BHC Security Plan - 3185 Mission Street
2. Cameras
a. 2 - 180 degree high-resolution security cameras facing the street
b. 1 -camera monitoring adjacent breezeway
c. 9 -cameras providing 100% visibility of internal floorplan
3. Alarm &Monitoring
a. Camera feeds are stored remotely and monitored by A&S Alarm
b. Alarm is monitored by A8~S Alarm
4. Security Staff &Protocol
a. The premise shall have one to two security personnel on staff at all times
b. No firearms will be kept on premise
c. Security will be unarmed and trained in one or more applicable forms of
preventative, non-lethal, self-defense security protocol
d. Security staff will be positioned at the front door, on the street, to provide natural
surveillance and visible reinforcement
5. Neighborhood Involvement
a. Over the last ten years, Bernal Heights Cooperative has provided local law
enforcement with street security footage to aid in local cases. With security
cameras covering the area around the intersection at Mission Street and Valencia
Street, BHC will be able to continue community policing efforts with trained, local,
community-focused security personnel. Security personnel will be responsible for
maintaining adirect-line relationship with local law enforcement.
b. Neighboring businesses will have a direct line to security personnel to address any
issues or concerns they feel may involve the Cooperative
Security Plan2
Bernal Heights Cooperative
Ventilation Plan
Having operated an MCD with on-site consumption in Bernal Heights for the last ten years, we
have along-standing relationship with the neighboring community and an understanding of the
importance in being a polite and considerate neighbor. We understand the odor associated with
medical cannabis can be a concern for people in the community. To ensure no noxious or
offensive odors escape from the premises, we have implemented a two factor approach.
As a primary step, we will not allow smoking. Only vaping will be allowed on premise, thus
eliminating the most offensive of odors associated with cannabis consumption.
Secondly, we have installed a system for negative pressure ventilation. The system consists of the
following:
1. Can-Max Filter 2500 CFM - 2.5 inch active carbon filter bed
2. 12" Can Fan Max-Fan - 1708 CFM
3. Phat Muffler - NRC (Noise Reduction Coefficient) 85%
4. Sound Isolated Flex Duct with external ventilation
By running active charcoal filtration and external ventilation at 1708 Cubic Feet Per Minute, the
entire atmosphere of the unit will be charcoal filtered and externally ventilated every other minute.
The ventilated air will be active charcoal filtered and free of any odor. The muffler and sound
isolated flex duct will ensure neighboring units will not be disturbed by the sound of of the
ventilation fan. When the front door opens, air will be pulled in, charcoal filtered, and exhausted
outside of the unit. Thus ensuring no odors escapes out of the unit when the front door is opened.
From: Joshua ArceTo: Speirs, Jeffrey (CPC)Subject: Question re Bernal Heights CollectiveDate: Tuesday, May 17, 2016 7:37:19 AM
Hi Jeffrey, how are you. My name is Joshua Arce and I live in the Mission District.Many neighbors have asked me if I know anything about the status of city permittingfor the relocation of their local dispensary, Bernal Heights Collective.
I understand you are working on the project for the Planning Department. If so, I'mwondering what information you can share regarding status, perhaps starting withany upcoming hearing dates on the Collective's new location?
Thank you
Josh
From: jaime or betsyTo: Speirs, Jeffrey (CPC)Cc: Laurel Muniz; Eloise Bates; Joe Porcoro; Jose MunizSubject: 3185 MISSION ST Medical Cannibus Dispendary PermitDate: Monday, August 15, 2016 8:34:42 PM
Hi Jeff,
Just checking in with you on this.We have a few questions if you don't mind.As you recall, they were discovered selling without a permit so we'd like to stay on topthings. Can you give us a ballpark of where in the permit process they are.Shouldn't there be a community meeting before anything else?And how long in advance of the permit application will we be notified?Regards,Jaime RossNorth West Bernal Alliance
From: Michelle kriebelTo: Speirs, Jeffrey (CPC)Subject: 3158 MISSION STREETDate: Monday, September 12, 2016 2:47:00 PM
Dear Mr. Speirs,
I have been a resident of Bernal Heights for over 19 years and I'm writing to you to protestthe permit request for 3158 MISSION STREET
It is my understanding that this applicant took it upon himself to begin selling without apermit and is advertising online with claims that the dispensary is open. According to Yelpand their own website, the applicant claims to be open and is currently delivering.
We already have 2 medical cannibus dispensaries located approximately 2-3 blocks from
each other at 33 29th Street and 3139 Mission Street. I believe the neighborhood is wellserved. I strongly agree with legal sale of cannibus and access to it for those in need. But Ido not believe there is need for yet another medical cannibus dispensary in such closeproximity.
I am especially opposed as this one has exhibited behavior that doesn't respect the law likeall the other businesses in our neighborhood.
I ask that you please deny this permit.
Thank you for your thoughtful decision on this matter
Michelle Kriebel
30 Winfield Street
Bernal Heights
From: Anita KlineTo: Speirs, Jeffrey (CPC)Cc: [email protected]: Please deny permit for medical cannabis dispensary at 3158 Mission St.Date: Wednesday, September 14, 2016 2:24:39 PM
September 14, 2016
Mr. Jeffrey SpeirsPlanner – Southeast QuadrantPlanning DepartmentCity and County of San Francisco1650 Mission Street, Suite400 San Francisco, CA 94103 Phone: 415.575.9106│Fax: 415.558.6409 RE: 3158 MISSION STREET (Medical Cannabis Dispensary) Dear Mr. Speirs I am a 30-year resident of Bernal Heights living in the home Iown at 19 Mirabel Avenue. I'm writing to protest the permitrequest for a business license at the above address. This neighborhood already has two medical cannabis dispensarieslocated less than a block from the license applicant's business,approximately 2-3 blocks from each other, and all within a fewblocks of me. The existing dispensaries are located at 3329th Street and 3139 Mission Street. In addition there are manymore dispensaries along the Mission Street corridor. We believewe're well served by the existing dispensaries. I am also very concerned about the fact that this applicant tookit upon him/herself to begin selling without a permit and isadvertising online with claims that the dispensary is open. According to Yelp and the business’ own website, this location isopen and currently delivering. There is no need for yet another medical cannabis dispensary inour neighborhood, much less one that doesn't respect the law. Forthese reasons I ask that you deny this permit. Thank you. Sincerely, Anita Kline19 Mirabel Ave.San Francisco, CA 94110
1
Speirs, Jeffrey (CPC)
From: Shelley Bradford Bell <[email protected]> on behalf of [email protected]
Sent: Monday, December 19, 2016 1:17 PMTo: Speirs, Jeffrey (CPC)Cc: [email protected]: Seeking Info on 3185 Mission Project (2016-005312DRM )
Importance: High
Follow Up Flag: Follow upFlag Status: Flagged
Happy Holidays Jeff! I left you a voicemail message a few minutes ago. Being the week before Christmas you may be off on Holiday, so I’m emailing as promised. I would like to receive information that you have on the MCD at 3185 Mission Street. I see it is on calendar for January 26th, so I know the package to the Commission is not ready. But I would like to receive any other information you have on the project to date; (i.e. application, emails from project sponsors) stuff like that! Thanks Jeff. Have a wonderful holiday!! Shelley Bradford Bell 415‐749‐1083 direct 415‐724‐0136 Cell
From: JC RaffertyTo: Speirs, Jeffrey (CPC)Subject: MMD on Mission in BernalDate: Sunday, January 08, 2017 8:19:17 PM
Mr. Speirs,There's a good size thread on NextDoor about the application for one or possible two new potdispensaries on Mission Street between Cesar Chavez and Cortland. In this stretch, we currently havetwo dispensaries on or just off Mission, or it sounds like three (as if a dispensary moves the permitremains with the building so a new on can just move in there? Really? Weird).
Anyway, I am concerned about the concentration of dispensaries in this stretch and urge the PlanningCommission to limit the number of dispensaries to a reasonable number. Three seems prettyreasonable to me. Five definitely less so (that's almost one per block!). There is no reason to create aghetto for marijuana or any other thing in a single area. Diversity is nice.
Please take these comments into consideration when reviewing the permit application for approval. Thanks for your time.
Best, JC
JC Rafferty221 Precita AvenueSFCA 94110
Revised: 4/11/16
CEQA Categorical Exemption Determination PROPERTY INFORMATION/PROJECT DESCRIPTION Project Address Block/Lot(s)
Case No. Permit No. Plans Dated
Addition/
Alteration
Demolition
(requires HRER if over 45 years old)
New
Construction
Project Modification
(GO TO STEP 7)
Project description for Planning Department approval.
STEP 1: EXEMPTION CLASS TO BE COMPLETED BY PROJECT PLANNER
*Note: If neither class applies, an Environmental Evaluation Application is required.*
Class 1 – Existing Facilities. Interior and exterior alterations; additions under 10,000 sq. ft.
Class 3 – New Construction/ Conversion of Small Structures. Up to three (3) new single‐family
residences or six (6) dwelling units in one building; commercial/office structures; utility extensions.; .;
change of use under 10,000 sq. ft. if principally permitted or with a CU. Change of use under 10,000
sq. ft. if principally permitted or with a CU.
Class___
STEP 2: CEQA IMPACTS TO BE COMPLETED BY PROJECT PLANNER If any box is checked below, an Environmental Evaluation Application is required.
Air Quality: Would the project add new sensitive receptors (specifically, schools, day care facilities,
hospitals, residential dwellings, and senior‐care facilities) within an Air Pollution Exposure Zone?
Does the project have the potential to emit substantial pollutant concentrations (e.g., backup diesel
generators, heavy industry, diesel trucks)? Exceptions: do not check box if the applicant presents
documentation of enrollment in the San Francisco Department of Public Health (DPH) Article 38 program and
the project would not have the potential to emit substantial pollutant concentrations. (refer to EP _ArcMap > CEQA Catex Determination Layers > Air Pollutant Exposure Zone)
Hazardous Materials: If the project site is located on the Maher map or is suspected of containing
hazardous materials (based on a previous use such as gas station, auto repair, dry cleaners, or heavy
manufacturing, or a site with underground storage tanks): Would the project involve 50 cubic yards
or more of soil disturbance ‐ or a change of use from industrial to residential? If yes, this box must be
checked and the project applicant must submit an Environmental Application with a Phase I
Environmental Site Assessment. Exceptions: do not check box if the applicant presents documentation of
enrollment in the San Francisco Department of Public Health (DPH) Maher program, a DPH waiver from the
Revised: 4/11/16 2
Maher program, or other documentation from Environmental Planning staff that hazardous material effects
would be less than significant (refer to EP_ArcMap > Maher layer).
Transportation: Does the project create six (6) or more net new parking spaces or residential units?
Does the project have the potential to adversely affect transit, pedestrian and/or bicycle safety
(hazards) or the adequacy of nearby transit, pedestrian and/or bicycle facilities?
Archeological Resources: Would the project result in soil disturbance/modification greater than two
(2) feet below grade in an archeological sensitive area or eight (8) feet in a non‐archeological sensitive
area? (refer to EP_ArcMap > CEQA Catex Determination Layers > Archeological Sensitive Area)
Subdivision/Lot Line Adjustment: Does the project site involve a subdivision or lot line adjustment
on a lot with a slope average of 20% or more? (refer to EP_ArcMap > CEQA Catex Determination Layers > Topography)
Slope = or > 20%: Does the project involve any of the following: (1) square footage expansion greater
than 1,000 sq. ft. outside of the existing building footprint, (2) excavation of 50 cubic yards or more of
soil, (3) new construction? (refer to EP_ArcMap > CEQA Catex Determination Layers > Topography) If box is checked, a geotechnical report is required.
Seismic: Landslide Zone: Does the project involve any of the following: (1) square footage expansion
greater than 1,000 sq. ft. outside of the existing building footprint, (2) excavation of 50 cubic yards or
more of soil, (3) new construction? (refer to EP_ArcMap > CEQA Catex Determination Layers > Seismic Hazard
Zones) If box is checked, a geotechnical report is required.
Seismic: Liquefaction Zone: Does the project involve any of the following: (1) square footage
expansion greater than 1,000 sq. ft. outside of the existing building footprint, (2) excavation of 50
cubic yards or more of soil, (3) new construction? (refer to EP_ArcMap > CEQA Catex Determination Layers > Seismic Hazard Zones) If box is checked, a geotechnical report will likely be required.
If no boxes are checked above, GO TO STEP 3. If one or more boxes are checked above, an Environmental
Evaluation Application is required, unless reviewed by an Environmental Planner.
Project can proceed with categorical exemption review. The project does not trigger any of the
CEQA impacts listed above.
Comments and Planner Signature (optional):
STEP 3: PROPERTY STATUS – HISTORIC RESOURCE TO BE COMPLETED BY PROJECT PLANNER PROPERTY IS ONE OF THE FOLLOWING: (refer to Parcel Information Map)
Category A: Known Historical Resource. GO TO STEP 5.
Category B: Potential Historical Resource (over 45 years of age). GO TO STEP 4.
Category C: Not a Historical Resource or Not Age Eligible (under 45 years of age). GO TO STEP 6.
Revised: 4/11/16 3
STEP 4: PROPOSED WORK CHECKLIST TO BE COMPLETED BY PROJECT PLANNER
Check all that apply to the project.
1. Change of use and new construction. Tenant improvements not included.
2. Regular maintenance or repair to correct or repair deterioration, decay, or damage to building.
3. Window replacement that meets the Department’s Window Replacement Standards. Does not include
storefront window alterations.
4. Garage work. A new opening that meets the Guidelines for Adding Garages and Curb Cuts, and/or
replacement of a garage door in an existing opening that meets the Residential Design Guidelines.
5. Deck, terrace construction, or fences not visible from any immediately adjacent public right‐of‐way.
6. Mechanical equipment installation that is not visible from any immediately adjacent public right‐of‐
way.
7. Dormer installation that meets the requirements for exemption from public notification under Zoning
Administrator Bulletin No. 3: Dormer Windows.
8. Addition(s) that are not visible from any immediately adjacent public right‐of‐way for 150 feet in each
direction; does not extend vertically beyond the floor level of the top story of the structure or is only a
single story in height; does not have a footprint that is more than 50% larger than that of the original
building; and does not cause the removal of architectural significant roofing features.
Note: Project Planner must check box below before proceeding. Project is not listed. GO TO STEP 5. Project does not conform to the scopes of work. GO TO STEP 5. Project involves four or more work descriptions. GO TO STEP 5. Project involves less than four work descriptions. GO TO STEP 6.
STEP 5: CEQA IMPACTS – ADVANCED HISTORICAL REVIEW TO BE COMPLETED BY PRESERVATION PLANNER
Check all that apply to the project.
1. Project involves a known historical resource (CEQA Category A) as determined by Step 3 and
conforms entirely to proposed work checklist in Step 4.
2. Interior alterations to publicly accessible spaces.
3. Window replacement of original/historic windows that are not “in‐kind” but are consistent with
existing historic character.
4. Façade/storefront alterations that do not remove, alter, or obscure character‐defining features.
5. Raising the building in a manner that does not remove, alter, or obscure character‐defining
features.
6. Restoration based upon documented evidence of a building’s historic condition, such as historic
photographs, plans, physical evidence, or similar buildings.
7. Addition(s), including mechanical equipment that are minimally visible from a public right‐of‐way
and meet the Secretary of the Interior’s Standards for Rehabilitation.
8. Other work consistent with the Secretary of the Interior Standards for the Treatment of Historic Properties (specify or add comments):
Revised: 4/11/16 4
9. Other work that would not materially impair a historic district (specify or add comments):
(Requires approval by Senior Preservation Planner/Preservation Coordinator) ________________________
10. Reclassification of property status. (Requires approval by Senior Preservation Planner/Preservation
Coordinator)
Reclassify to Category A Reclassify to Category C
a. Per HRER dated: (attach HRER)
b. Other (specify):
Note: If ANY box in STEP 5 above is checked, a Preservation Planner MUST check one box below.
Further environmental review required. Based on the information provided, the project requires an
Environmental Evaluation Application to be submitted. GO TO STEP 6.
Project can proceed with categorical exemption review. The project has been reviewed by the
Preservation Planner and can proceed with categorical exemption review. GO TO STEP 6.
Comments (optional):
Preservation Planner Signature:
STEP 6: CATEGORICAL EXEMPTION DETERMINATION TO BE COMPLETED BY PROJECT PLANNER
Further environmental review required. Proposed project does not meet scopes of work in either (check
all that apply):
Step 2 – CEQA Impacts
Step 5 – Advanced Historical Review
STOP! Must file an Environmental Evaluation Application.
No further environmental review is required. The project is categorically exempt under CEQA.
Planner Name: Signature:
Project Approval Action:
If Discretionary Review before the Planning Commission is requested,
the Discretionary Review hearing is the Approval Action for the
project.
Once signed or stamped and dated, this document constitutes a categorical exemption pursuant to CEQA Guidelines and Chapter 31
of the Administrative Code.
In accordance with Chapter 31 of the San Francisco Administrative Code, an appeal of an exemption determination can only be filed
within 30 days of the project receiving the first approval action.
Revised: 4/11/16 5
STEP 7: MODIFICATION OF A CEQA EXEMPT PROJECT TO BE COMPLETED BY PROJECT PLANNER In accordance with Chapter 31 of the San Francisco Administrative Code, when a California Environmental
Quality Act (CEQA) exempt project changes after the Approval Action and requires a subsequent approval, the
Environmental Review Officer (or his or her designee) must determine whether the proposed change constitutes
a substantial modification of that project. This checklist shall be used to determine whether the proposed
changes to the approved project would constitute a “substantial modification” and, therefore, be subject to
additional environmental review pursuant to CEQA. PROPERTY INFORMATION/PROJECT DESCRIPTION
Project Address (If different than front page) Block/Lot(s) (If different than
front page)
Case No. Previous Building Permit No. New Building Permit No.
Plans Dated Previous Approval Action New Approval Action
Modified Project Description:
DETERMINATION IF PROJECT CONSTITUTES SUBSTANTIAL MODIFICATION Compared to the approved project, would the modified project:
Result in expansion of the building envelope, as defined in the Planning Code;
Result in the change of use that would require public notice under Planning Code
Sections 311 or 312;
Result in demolition as defined under Planning Code Section 317 or 19005(f)?
Is any information being presented that was not known and could not have been known
at the time of the original determination, that shows the originally approved project may
no longer qualify for the exemption?
If at least one of the above boxes is checked, further environmental review is required.
DETERMINATION OF NO SUBSTANTIAL MODIFICATION The proposed modification would not result in any of the above changes.
If this box is checked, the proposed modifications are categorically exempt under CEQA, in accordance with prior project
approval and no additional environmental review is required. This determination shall be posted on the Planning
Department website and office and mailed to the applicant, City approving entities, and anyone requesting written notice.
Planner Name: Signature or Stamp:
SCOPE OF WORK SUMMARY
LOCATION : 3185 MISSION STLOT : 015BLOCK : 56090BUILDING AREA: 1745 S.F.TYPE: 1 STORIES, ABOVE COMMERCIALEXISTING USE - RETAILPROPOSED USE - CHANGE OF USE TO MEDICAL CANNABIS DISPENSARY
TENANT IMPROVEMENT AT EXISTING RETAIL LOCATION, (201602119450) FOR CHANGE OF USE TO A MEDICALCANNABIS DISPENSARY WITH AN OCCUPANCY OF 49 PEOPLE MAX.
IMPROVEMENT ARE COSMETIC, NO STRUCTURAL CHANGES, ADD ADA COMPLIANT BATHROOM, T24 INCLUDEDWITH PLANS FOR NEW LIGHTING. NEW EXIT SIGN AND ADA BA
VICINITY MAP
A.0 - COVERA.1 - EXISTING & PROPOSED FLOOR PLANSA.2 - INTERIOR ELEVATIONS & ADA BATHROOMA.3 - INTERIOR ELEVATIONS & POINT OF SALEA.4 - DA COMPLIANCE CHECKLIST
GENERAL NOTES
HAZARDOUS MATERIALS IN EXISTING CONSTRUCTION:
BASIS ARCHITECTURE & CONSULTING ASSUMES NO RESPONSIBILITY FOR THE MANAGEMENTOF HAZARDOUS MATERIALS THAT MAY BE ON SITE. THE CONTRACTOR SHALL BERESPONSIBLE FOR INSURING THAT PERSONNEL WITHIN THE WORK AREA ARE PROTECTEDFROM EXPOSURE TO HAZARDOUS MATERIALS. IF MATERIALS ARE DISCOVERED THAT MAY BEHAZARDOUS, THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER AND CEASEWORK UNTIL CONDITIONS CAN BE MAINTAINED IN COMPLIANCE WITH ALL APPLICABLEREGULATIONS.
1. ALL WORK SHALL CONFORM TO APPLICABLE CODES AND ORDINANCES OF THE CITYOF SAN FRANCISCO, CALIFORNIA, INCLUDING:
2013 CALIFORNIA RESIDENTIAL CODE (CRC)2013 CALIFORNIA BUILDING CODE (CBC)2013 CALIFORNIA ELECTRICAL CODE (CEC)2013 CALIFORNIA PLUMBING CODE (CPC)2013 CALIFORNIA MECHANICAL CODE (CMC)2010 ADA STANDARDSGREEN BUILDING CODEUNIFORM HOUSING CODEUNIFORM SECURITY CODE
ALONG WITH ANY OTHER APPLICABLE LOCAL AND STATE LAWS AND REGULATIONS.
HOURS OF CONSTRUCTIONMONDAY - FRIDAY & SATURDAY 7:00 AM - 7:00 PM
CONSTRUCTION NOISE GUIDELINES:CONTRACTOR SHALL OBTAIN A COPY OF THE CONSTRUCTION NOISE GUIDELINES ANDBECOME SELF-AWARE OF ALL REQUIREMENTS AND BE SOLELY RESPONSIBLE FORCOMPLYING WITH THE GUIDELINES.
BUILDING INFO:OCCUPANCY TYPES: R3- MIX USECONSTRUCTION TYPE: TYPE V-A
THREE-STORY APARTMENT BUILDINGS WITH 11 UNITS.
2. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS, CONDITIONS & SHALL NOTIFY THEARCHITECT OF ANY DIMENSIONS & CONDITIONS, WHICH DIFFER FROM THOSE SHOWN,BEFORE STARTING WORK. DIMENSIONS GIVEN AS (CLR.) ARE CODE REQUIRED &SHALL BE MAINTAINED.
3. ALL DIMENSIONS FOR NEW CONSTRUCTION ARE TO FACE OF STUD. ALL DIMENSIONSFROM EXISTING CONSTRUCTION ARE FROM FACE TO FINISH, UNLESS OTHER WISENOTED (U.O.N.).
4. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALEDDIMENSIONS. DIMENSIONS FOR EXISTING CONDITIONS & ELEVATIONS MAY BEAPPROXIMATE.
5. ALL INSTALLATIONS TO BE IN ACCORDANCE WITH BEST INDUSTRY STANDARDS &MANUFACTURER'S REQUIREMENTS, SEE ATTACHED SPECIFICATIONS.
6. ALL THE DRAWINGS SHOW REPRESENTATIVE & TYPICAL ATTACHMENTS,CONNECTIONS, FASTENINGS & ETC. SHALL BE PROPERLY SECURED INCONFORMANCE WITH BEST PRACTICE.
7. THE PLANS ARE NOT BASED ON A SURVEY & ARE INTENDED ONLY TO SHOW GENERALLAYOUT OF PROPERTY & WORK LOCATIONS. CONDITIONS SHOWN APPROXIMATE.
8. ALL SURFACES, EXISTING AND NEW TO BE PREPARED, PRIMED AND PAINTED U.O.N.
9. ALL WORK SUBJECT TO ASSOCIATED PROJECT MANUAL SPECIFICATIONS ANDINSTRUCTIONS BY ARCHITECT.
10. ALL CONDITIONS ARE EXISTING UNLESS OTHERWISE NOTED.
1/16"=1'-0"
Pro
ject
Dat
aTi
tle P
age
A.05Of Total
Sheets
P
lann
ing
In
terio
r Des
ign
La
ndsc
ape
C
onst
ruct
ion
Man
agm
ent
Ew
ell D
esig
n S
tudi
o
2016.02.05
Revision:
9430
1P
alo
Alto
, Cal
iforn
ia61
9 B
Cha
nnin
g A
veFa
x: (8
88) 3
50.3
908
Pho
ne: (
650)
315
.576
3
E-m
ail:
Jerr
od@
JLE
Des
igns
.com
She
et C
onte
nts
9411
0S
an F
ranc
isco
, Cal
iforn
ia31
85 M
issi
on A
ve
Tena
nt Im
prov
emen
t For
:
New
Ber
nal H
eigh
ts Lot:
Blo
ck:
-
RL I FO
NI AA
ST
EO
TF CA
SUBJECTPROP.
2A1
PROPOSED FLOOR PLANSCALE: 1/4"=1'-0"
1A1
EXISTING FLOOR PLANSCALE: 1/4"=1'-0"
UP
(E)CLO.
OPEN SPACE
(E)CLO.
(E) STORAGE
AA.2
Rec
eptio
nFu
rnitu
re
ADA COMPLIANTDOOR ACTUATOR
PROVIDE or VERIFY
RE
LOC
ATE
D B
OO
KS
HE
LF
Furniture
ADA complianttable & seating
(N) ADARESTROOM
RE
LOC
ATE
DD
ISP
LAY
AA.3
AA.3
91'-1
0" T
OTA
L E
GR
ES
S
A.3
54'-8" EGRESS
EXIT SIGNAGE
(E) 1
-1/2
" : 3
'-0"
HIGH & LOW, SEE B
PROVIDE or VERIFYTACTILE EXIT SIGNAGE
DETAIL FLOOR PLAN
(N) FRAMING ANDFINISHES TOMATCH ADJACENTWALL SURFACE.
Floo
r Pla
n(s)
A.1
DBI Review D
Of Total Sheets
Pla
nnin
gIn
terio
rDes
ign
Land
scap
eC
onst
ruct
ion
Man
agm
ent
Ew
ell D
esig
n S
tudi
o
2016.0
Revision:
She
et C
onte
nts
3185
Mis
sion
Ave
Tena
nt Im
prov
emen
t For
:
New
Ber
nal H
eigh
ts
-
AS
T
EO
TF CA
ADA TOILET
42" MIN. LENGTH
24" MIN
33"-
36"
1-1/2 MAX Ø1-1/4 MIN Ø
54" MIN
20"
℄
REAR WALL
7"-9"
SEAT COVERDISPENSER
(FRONT)ADA TOILET
36"40
" M
AX
12"24"
33"-
36"
17"-
19"
℄
1'-6"
SIDE WALL
FLUSHACTIVATOR ONTRANSFER SIDE
EQ EQCL
48"
MAX
LATCH: OPERATION SHALL NOT REQUIREANY TWISTING OR GRASPING, MOUNT @36"A.F.F. PROVIDE INTEGRAL LOCK
FLAT FACED HOOK: MOUNT ONWALL IF DOOR SWINGS OUT
& MIRRORWALL-MOUNT LAVATORY
INSULATED PIPE WRAP
34"
MAX
29"
MIN
27"
MIN
9" M
IN
74"
MAX
40"
MAX
TO REFLECTIVE SURFACE
TOILET ROOM IDENTIFICATION SIGN,PICTORIAL SYMBOL SIGN w/ TACTILE& RAISED (1/32"min) BORDER DIM'SOF PICTORGRAM SHALL BE 6"minHIGH. TEXT HEIGHT 7/8"min.'ACCESSIBLE' & 'RESTROOM' UPPERCASE SERIF TYPE POSITIONEDDIRECTLY BELOW THE PICTOGRAM.GRADE 2 BRAILLE DIRECTLY BELOWTEXT. MATTE, TEXTUREDBACKGROUND W/ CONTRASTINGWHITE GRAPHICS
EXTERIOR OF BATHROOM DOOR
NOTE:SOAP DISPENSER AND PAPERTOWEL DISPENSER w/ OPERABLEPARTS @ 40"max A.F.F.
PROVIDE or VERIFY 10" SMOOTH PANEL@ PUSH SIDE OF BATHROOM DOOR
BOTTOM
NOTES:1. GRAB BARS AND TOILET SEAT AND ALL ASSOCIATED FASTENERS
SHALL SUSTAIN 250 POUND FORCE IN DIRECT LOAD, POINTLOAD OR SHEAR AT ANY POINT. GRAB BARS SHALL NOTROTATE WITHIN FITTINGS. INSTALL BLOCKING AS REQUIRED.
2. WALL SURFACES SHALL BE FREE OF SHARP OR ABRASIVEELEMENTS. EDGES SHALL HAVE A MINIMUM RADIUS OF 1
8".3. ALL FAUCETS SHALL BE OF LEVER TYPE AND USABLE WITH ONE
HAND TO OPERATE.
1. DOOR AND GATE CLOSERS SHALL BE ADJUSTED SO THAT FROM AN OPENPOSITION OF 90 DEGREES, THE TIME REQUIRED TO MOVE THE DOORPOSITION 12 DEGREES FROM THE LATCH IS 5 SECONDS MINIMUM.
2. DOOR AND GATE SPRING HINGES SHALL BE ADJUSTED SO THAT FROM THEOPEN POSITION OF 70 DEGREES, THE DOOR OR GATE SHALL MOVE TOTHE CLOSED POSITION IN 1.5 SECONDS MINIMUM.
60"
to C
ENTE
R
(N) ADARESTROOM
RESS
17-1/2" to CL
10'-3
" EX
ISTI
NG
2'-8
"3'
-0"
2'-0
"CLE
AR
1'-6
"CLE
AR
5'-0" CLEAR 5'-1" CLEAR
1'-6" CL
2x6 CEILING JOISTs @ 16" O.C., LAP @ WALL
EXISTING STRUCTURETO REMAIN
5/8" TYPE 'X' 1-HOURGYPSUM BOARD @EGRESS CORRIDOR
2x8 SOLID BLOCKING @GRAB BAR LOCATIONS,
MOUNT MID HEIGHT 3'-0"
2x6 SOLID BLOCKING
2x4 TOP PLATE
2x4 WALL STUDs@ 16"O.C.
2x4 WALL STUDs@ 16"O.C.
2x6 SOLID BLOCKING
2x4 SOLID BLOCKING
Y
CE
Ele
vatio
ns
A.2
Interior Elevations: Bathroom 1SCALE: 1/2" = 1'-0"
Detail Floor Plan: BathroomASCALE: 1/2" = 1'-0"
Section: Bathroom2SCALE: 1/2" = 1'-0"
DBI Review D
Of Total Sheets
Pla
nnin
gIn
terio
rDes
ign
Land
scap
eC
onst
ruct
ion
Man
agm
ent
Ew
ell D
esig
n S
tudi
o
2016.0
Revision:
She
et C
onte
nts
3185
Mis
sion
Ave
Tena
nt Im
prov
emen
t For
:
New
Ber
nal H
eigh
ts
-
AS
T
EO
TF CA
NEW BERNAL HEIGHTS
3185 Mission Street, San Francisco CA
4" sq ADA COMPLIANTDOOR ACUTATOR, MOUNT@ 36" & 7-1/2"A.F.F.
1-1/2 TOTAL SLOPEEXISTING (±1/2" per FOOT)
EXISTING GLASSSTORE FRONT& MATCHINGDOOR
EXISTING ALUMINUMTHRESHOLD 1/2" MAX
1/2" MAX THRESHOLD
10"min KICK PLATE4" sq ADA COMPLIANTDOOR ACUTATOR, MOUNT@ 36" & 7-1/2" A.F.F.
PROVIDE or VERIFYEXISTING EXIT SIGNAGE
PROVIDE or VERIFYEXISTING TACTILEEXIT SIGNAGE
29"
CLEA
R
34"
30" MIN
4'-0" CLEAR
3'-0
"
2'-0" CLEAR 3'-0" CLEAR
5'-0
" CL
EAR"
EXISTING CLERESTORYWINDOW & LIGHT SHELFTO REMAIN
EXISTING STRUCTURETO REMAIN
EXISTING STORE FRONTWIDOWs & MATCHINGENTRY DOOR TO REMAIN
EXISTING 8'-0" SIDEWALK
EXISTING STORE FRONTWIDOWs & MATCHINGENTRY DOOR TO REMAIN
ADA COMPLIANTPOWERED DOORACTUATOR SYSTEMMOUNT @36"&7-1/2"A.F.F
EXISTING SLOPE: 1 1/2"TOTAL (±3/8"per FOOT)
1/2"
MAX
1:13
RAM
P (d
own)
5'-8
"
4'-6"
4'-0" CLEAR
1'-0
"
SLIP RESISTANTBROOM FINISHEDCONCRETE FLOOR
4'-0
"1'
-0"
42"
GU
ARDR
AIL36"H
I HAN
DRAIL
5"
42" GUARDRAIL
2"dia METAL GUARD RAIL(SEE OWNER for SPEC)
1-1/2"dia GRASPMETAL HANDRAIL (SEEOWNER for SPEC)
NEW RAMP1:13 MAX SLOPE
24"
24"
4'-8" CLEAR
2'-0
" CL
RKN
EE S
PACE
5'-0
" CL
EAR
3'-0"min CLEAR
3'-0
" W
IDTH
Ele
vatio
ns
A.3
Interior Elevation: Entry2SCALE: 1/2" = 1'-0"
Detail Plan: EntrycSCALE: 1/2" = 1'-0"
Section: Entry1SCALE: 1/2" = 1'-0"
Detail Floor Plan: RampBSCALE: 1/2" = 1'-0"
Section: Ramp3SCALE: 1/2" = 1'-0"
Detail Floor Plan: Point of Sale CabinetASCALE: 1/2" = 1'-0"
Interior Elevation: Point of Sale Cabinet(s)4SCALE: 1/2" = 1'-0"
Threshold Detail5SCALE: 1" = 1'-0"
DOOR ACUTATOR(S)
TACTILE EXIT SIGANGE
DBI Review D
Of Total Sheets
Pla
nnin
gIn
terio
rDes
ign
Land
scap
eC
onst
ruct
ion
Man
agm
ent
Ew
ell D
esig
n S
tudi
o
2016.0
Revision:
She
et C
onte
nts
3185
Mis
sion
Ave
Tena
nt Im
prov
emen
t For
:
New
Ber
nal H
eigh
ts
-
AS
T
EO
TF CA
DA
Che
cklis
t
A.4
DBI Review D
Of Total Sheets
Pla
nnin
gIn
terio
rDes
ign
Land
scap
eC
onst
ruct
ion
Man
agm
ent
Ew
ell D
esig
n S
tudi
o
2016.0
Revision:
She
et C
onte
nts
3185
Mis
sion
Ave
Tena
nt Im
prov
emen
t For
:
New
Ber
nal H
eigh
ts
-
AS
T
EO
TF CA
NEW BERNAL HEIGHTS
3185 Mission Street, San Francisco CA
3185 Mission Street, Sf.. CA
Retail/ MCD
±1000sf - Steet Level
$20,000
signageonly
3185 Mission Street, Sf.. CA
20,000
2,000
UNISEX ACC BATHROOM 9,000
RAMP 3,000EGRESS DOOR TO ALLEY 2,000ENTRY DOOR ACCESS 4,000ELECTRIC & MISC 2,000
20,000
Signage Detail 1NO SCALE