2009.0342C - San Francisco Planning Department

Memo to the Planning Commission
HEARING DATE: APRIL 30, 2015
INFORMATIONAL HEARING
Date:
Case No.:
Project Address:
Zoning:
Block/Lot:
Project Sponsor:
Staff Contact:
April 23, 2015
2009.0342C
2516 MISSION STREET
Mission Street NCT (Neighborhood Commercial, Transit)
55-X/65-B Height and Bulk District
3616/ 061
Brian Reccow
El Techo de Lolinda
2516 Mission Street
San Francisco, CA 94110
Kimberly Durandet (415) 575-6816
[email protected]
BACKGROUND
On September 8, 2011, the Planning Commission approved a Conditional Use Authorization under
Motion No. 18434 to legalize a roof deck outdoor activity area as accessory to an existing restaurant, bar
and other entertainment venue (formerly d.b.a. Medjool) within the Mission Street Neighborhood
Commercial Transit (NCT) District and a 55-X/65-B Height and Bulk District.
The Conditions of Approval required restrictions on the hours of operation of the outdoor activity area,
acoustical insulation and other sound proofing measures to control noise, disallows entertainment within
the outdoor activity area, a follow up noise study and an informational Planning Commission hearing
was required.
On December 14, 2011 the project sponsor (Gus Murad) submitted a Building Permit Application No.
2011.1214.0681 to legalize the accessory outdoor activity area located on the roof of the subject property.
Planning Department staff reviewed and approved the application (R1) on March 23, 2012 and the permit
issued on March 29, 2012. On April 8, 2013 Building Permit Application No. 2013.0408.4004 was filed to
meet Department of Public Health requirements that the reheat kitchen be enclosed to prevent infestation
of vermin in food preparation areas. Planning Department staff reviewed and approved the revised plan
on April 8, 2013 and the permit was issued on April 23, 2013. Both issued permits were deemed complete
by the Department of Building Inspection on May 10, 2013.
CURRENT ISSUES
On May 13, 2013 the roof deck opened the outdoor activity area as an accessory use to the ground floor
restaurant. The business has also changed ownership (formerly d.b.a Medjool currently d.b.a. Lolinda).
www.sfplanning.org
Memo to Planning Commission
Hearing Date: April 30, 2015
CASE NO. 2009.0342C
2516 Mission Street
Since current operations began, staff has received no complaints from the public. Staff contacted the
Mission Police Station for information on complaints received related to operation of the outdoor activity
area. The San Francisco Police Department (SFPD) reported on September 22, 2014 that no noise related
complaints had been received since the outdoor activity area reopened. Department staff requested an
update from SFPD. There have been no calls for service between September 22, 2014 and March 17, 2015.
Furthermore, Department staff contacted the San Francisco Buddhist Center which is located behind the
subject property and that was opposed to the previous operation. They responded that the current
operation is not causing any noise related issues.
COMPLIANCE WITH CONDITIONS
7.
Noise Control. The premises shall be adequately soundproofed or insulated for noise and operated
so that incidental noise shall not be audible beyond the premises or in other sections of the building
and fixed-source equipment noise shall not exceed the decibel levels specified in the San Francisco
Noise Control Ordinance.
The noise study conducted by Charles M. Salter dated April 17, 2014 indicates that the Project achieves
acoustical compliance with the project acoustical criteria set forth to meet San Francisco Noise Control
Ordinance standards. Additionally, the Project Sponsor has complied with the noise reduction measures as
stated in the noise study conducted by Charles M. Salter dated May 15, 2011.
8.
Odor Control. While it is inevitable that some low level of odor may be detectable to nearby
residents and passersby, appropriate odor control equipment shall be installed in conformance with
the approved plans and maintained to prevent any significant noxious or offensive odors from
escaping the premises.
The reheat kitchen has been relocated further away from the nearest residential unit and has been enclosed per
Department of Public Health requirements. No complaints have been filed related to odor.
12. Hours of Operation. The subject establishment is limited to the following hours of operation:
Monday through Thursday 3:00 pm to 11:30pm, Friday 3:00pm to 1:30am, Saturday 11am to 1:30am
and Sunday 11am to 11:30pm. No patrons may remain in the Outdoor Activity Area after closing
time. Staff may remain in the facility as necessary for cleaning and other duties related to the
operations of the Outdoor Activity Area one hour past the closing hour stated above. No employees
may be in the Outdoor Activity Area after the clean-up time.
The outdoor activity area is currently open Monday through Thursday from 4:00pm to 11:00pm, Friday
4:00pm to 1:00am, Saturday 11:00am to 1:00am and Sunday 11:00am to 11:00pm. The hours of operation are
in compliance.
13. Other Entertainment. The outdoor activity area is not allowed to have other entertainment as
defined in Planning Code Section 790.38.
The Project Sponsor has not applied for any entertainment permits for the outdoor activity area.
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Memo to Planning Commission
Hearing Date: April 30, 2015
CASE NO. 2009.0342C
2516 Mission Street
14. Usable Open Space for Residential Hotel Units. The area designated to meet usable open space
requirements for the Residential Hotel Units shall be physically distinct from the Outdoor Activity
Area and for the sole use of the residential tenants.
The usable open space for the residential tenants remains separate from the outdoor activity area.
15. Occupancy. Maximum occupancy for the entire roof deck shall be governed by the Building Code.
However, the area used as the Outdoor Activity Area by the project sponsor shall not exceed 175
persons.
The Department of Building Inspection has approved the maximum occupancy load of 166 persons.
16. Notices Posted. Notices shall be posted requesting patrons enjoy the roof deck in a quiet, peaceful,
and orderly fashion and be considerate of noise impacts on the neighborhood. The notices shall be
well-lit and prominently displayed at all entrances and exits of the establishment. The conditions set
forth in this Motion shall also be posted on site.
The notices and conditions are posted on site.
17. Beverage Service. Beverages served in the Outdoor Activity Area shall be obtained through wait
staff only. The area dispensing beverages shall not have seating or walk up service.
Beverage service is obtained only through the wait staff.
18. Planning Commission Review for Compliance. The Planning Department will conduct a public
information hearing at the Planning Commission on the compliance of these Conditions of Approval
within six (6) months from the date of this decision. In preparation for the hearing, the Project
Sponsor shall conduct a noise study in the same manner and location sites as defined in the original
scope of work prepared by Charles M Salter Associates and dated May 25, 2010. This study will
compare the baseline level of noise from the noise study conducted by Charles M. Salter Associates,
Inc. with current operations. After this public information hearing and with the advice and input of
the Planning Commission, the Zoning Administrator may extend or reduce the permitted hours of
the outdoor activity area. This study shall be made available to the public.
As part of the Conditional Use Authorization CEQA review the project sponsor had installed acoustical
barriers based on the original scope of work dated May 25, 2010. Sound testing was then conducted on April
8, 2011 through April 11, 2011. The conclusion of this sound test was that the use of the outdoor activity area
by the previous business owner resulted in less-than-significant noise levels. This sound study was considered
by the Planning Commission in their decision to approve the project.
Current operation under new ownership did not begin until May 13, 2013. Department staff contacted the
current community liaison six months after operation began to conduct a second sound study. As this was the
beginning of winter, the Department recommended waiting for similar conditions to the original study. The
second sound study was conducted from March 21, 2014 through March 24, 2014 at the nearest sensitive
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Memo to Planning Commission
Hearing Date: April 30, 2015
CASE NO. 2009.0342C
2516 Mission Street
receiver and found that the roof deck is acoustically shielded by the installed barriers at the perimeter and by
the reheat kitchen. The sound study found the site to be in acoustical compliance. Current hours of operation
are Monday through Thursday 3:00 pm to 11:30pm, Friday 3:00pm to 1:30am, Saturday 11am to 1:30am and
Sunday 11am to 11:30pm.
ANALYSIS
The Planning Department Code Enforcement staff has not received any complaints related to the
operation of the outdoor activity area.
Although the San Francisco Noise Ordinance is not intended to regulate noise from people, it was
adapted to establish noise limits for Lolinda’s outdoor activity area through meetings with the San
Francisco Departments of Public Health and Planning. The sound study conducted on May 15, 2011
found no correlation between either occupancy or the audio system and noise levels at locations 3, 4, 5,
and 6. Therefore, the noise study conducted by Charles M. Salter dated April 17, 2014 took acoustical
measurements only at the nearest noise sensitive receiver. These measurements were compared during
occupied and unoccupied times at similar times of the day from March 21, 2014 through March 24, 2014.
In order to meet the acoustical criteria, the change in the ambient could not exceed 8dBA2 at the nearest
sensitive receiver. Also, Section 49 of the Municipal Police Code requires amplified music to be inaudible
fifty feet from the source from 10:00 p.m. to 7:00 a.m. The outdoor activity area is surrounded by eight
foot high angled acoustic barriers. The enclosed reheat kitchen provides additional acoustic shielding.
Based on the results of the measurements taken from March 21, 2014 to March 24, 2014, the outdoor
activity area is in compliance with the acoustical criteria.
COMMISSION ACTION
As this is an informational presentation, and the project has already been previously approved by the
Planning Commission, there is no required Commission action. Should the Planning Commission decide
that the Project Sponsor is not in compliance with the Conditions of Approval, the Planning Commission
may request that this Project be scheduled for a Public Hearing in order to modify the Conditions of
Approval, or to revoke the Conditional Use Authorization. Alternatively, the Planning Commission may
advise the Zoning Administrator to extend or reduce the permitted hours of operation for the outdoor
activity area.
Attachments:
Motion 18434
Noise Study dated April 17, 2014
Noise Study dated May 15, 2011
Proposal for Acoustical Study dated May 25, 2010
Correspondence from Neighbors
Plans approved March 23, 2012
Revised plans approved April, 8, 2013
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Subject to: (Select only if applicable)
… Affordable Housing (Sec. 415)
… First Source Hiring (Admin. Code)
… Jobs Housing Linkage Program (Sec. 413)
… Child Care Requirement (Sec. 414)
… Downtown Park Fee (Sec. 412)
… Other
Planning Commission Motion No. 18434
HEARING DATE: SEPTEMBER 8, 2011
Date: Case No.: Project Address: Zoning: Block/Lot: Project Sponsor: Staff Contact: September 19, 2011 2009.0342C 2516 MISSION STREET Mission Street NCT (Neighborhood Commercial, Transit) 55‐X/65‐B Height and Bulk District 3616/ 061 Gus Murad 2516 Mission Street San Francisco, CA 94110 Kimberly Durandet (415) 575‐6816 [email protected] ADOPTING FINDINGS RELATING TO THE APPROVAL OF CONDITIONAL USE AUTHORIZATION PURSUANT TO SECTIONS 303 AND 736.24 OF THE PLANNING CODE TO ALLOW A FULL‐SERVICE RESTAURANT, BAR AND OTHER ENTERTAINMENT (D.B.A. MEDJOOL) TO LEGALIZE AN OUTDOOR ACTIVITY AREA LOCATED ON THE ROOF OF A FOUR‐STORY BUILDING WITHIN THE MISSION STREET NCT (NEIGHBORHOOD COMMERCIAL TRANSIT) DISTRICT AND A 55‐X/65‐B HEIGHT AND BULK DISTRICT. PREAMBLE
On May 4, 2009, Gus Murad (hereinafter “Project Sponsor”) filed an application with the Planning Department (hereinafter “Department”) for Conditional Use Authorization under Planning Code Section(s) 303 and 736.24 of the Planning Code to allow an existing Full‐Service Restaurant, Bar And Other Entertainment (d.b.a. Medjool) to legalize an Outdoor Activity Area within The Mission Street NCT (Neighborhood Commercial Transit) Zoning District and a 55‐
X/65‐B Height And Bulk District. On September 8, 2011, the San Francisco Planning Commission (hereinafter “Commission”) conducted a duly noticed public hearing at a regularly scheduled meeting on Conditional Use Application No. 2009.0342C. www.sfplanning.org
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
On August 10, 2011 the Project was determined to be exempt from the California Environmental Quality Act (“CEQA”) as a Class 1 Categorical Exemption under CEQA as described in the determination contained in the Planning Department files for this Project. The Commission has heard and considered the testimony presented to it at the public hearing and has further considered written materials and oral testimony presented on behalf of the applicant, Department staff, and other interested parties. MOVED, that the Commission hereby authorizes the Conditional Use requested in Application No. 2009.0342 C, subject to the conditions contained in “EXHIBIT A” of this motion, based on the following findings: FINDINGS
Having reviewed the materials identified in the preamble above, and having heard all testimony and arguments, this Commission finds, concludes, and determines as follows: 1. The above recitals are accurate and constitute findings of this Commission. 2. Site Description and Present Use. The project is located on the west side of Mission Street between 21st and 22nd Streets, Block 3616, Lot 061. The property is located within the Mission NCT (Neighborhood Commercial Transit) Zoning District with 55‐X/65‐B Height and Bulk District. The property is developed with a four‐story mixed use building. The ground floor and mezzanine is developed with a full‐service restaurant and bar which also offers other entertainment. The third and fourth floors are authorized for twenty‐four tourist hotel rooms and nine residential hotel units per Motion Nos. 14876 and 14983. No usable open space is required for the commercial uses, restaurant and tourist hotel. However, the residential hotel units require approximately 958 square feet of usable open space. The subject property has approximately 52 feet of frontage on Mission Street. 3. Surrounding Properties and Neighborhood. The project site is located on Mission Street between 21st and 22nd Street. The adjacent property to the south is a commercial building. The adjacent properties to the north consist of two commercial buildings along Mission Street and three residential buildings along 21st Street. The adjacent property to the west is a residential building. The surrounding area is located in predominately Mission Street NCT, Valencia NCT, RTO‐M Zoning Districts and the Liberty Hill Historic District. The majority of the surrounding buildings along Mission Street are one‐ to three‐story commercial buildings, a few having residential uses above the ground floor. 21st Street is a mix of commercial, one mixed‐use, and 5 residential buildings. Bartlett Street which is at the rear of the site, has two residential buildings, one residential building which has been converted to the San Francisco Buddhist Center, which is an institutional use with group housing, and 3 large parcel commercial buildings. 22nd Street has consistent ground floor commercial with residential on the upper stories. The subject block is zoned Mission NCT and Valencia NCT with the exception of five lots on 2
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
the northwest corner of 21st and Bartlett Streets which are zoned RTO‐M. Mission and 22nd Streets consistently have ground floor retail of restaurants, retail, professional, and residential uses including Foreign Cinema, which has an Outdoor Activity Area in the rear at ground level. 4.
Project Description. The Project Sponsor requests Conditional Use Authorization pursuant to Planning Code Sections 303 and 736.24, to legalize a roof deck Outdoor Activity Area accessory to an existing restaurant, bar and other entertainment venue (d.b.a. Medjool) within the Mission Neighborhood Commercial Transit (NCT) District and a 55‐X/65‐B Height and Bulk District. Medjool currently operates as a full‐service restaurant and bar with other entertainment employing 62 people. The existing restaurant and bar occupy approximately 7,817 square feet, therefore, an accessory use may occupy up to 2,514 square feet of space. The Project Sponsor proposes to reduce the existing area of the roof deck used as accessory to the restaurant from 3,414 square feet to 2,477 square feet, approximately a 25% reduction. When weather permits, the Outdoor Activity Area will operate as accessory to the existing restaurant and bar. Food will be prepared predominately in the main kitchen and reheated in the Outdoor Activity Area. Beverages will be provided through a service bar accessible only to servers, bartenders and employees. There will be no entertainment other than background music that will not exceed noise levels allowed per the San Francisco Noise Ordinance. The hours of operation will be from Monday through Thursday from 3:00pm to 11:30pm, Friday 3:00pm to 1:30am, Saturday 11:00am to 1:30am, and Sunday 11:00am to 11:30pm (hours of operation are weather dependant). The proposed use is an independent use and locally owned, which has been encouraged throughout San Francisco. The proposed use is not a Formula Retail use. The proposal requires a change of use and Section 312‐neighborhood notification was conducted in conjunction with the Conditional Use Authorization process. 5.
Past History and Actions. The subject property was authorized to construct a tourist hotel with 24 rooms and reconstruction of nine residential hotel rooms with ground floor commercial space intended for a restaurant (Motion Nos. 14876 and 14983). The open space required for the nine residential hotel units per Section 135 of the Planning Code as built is approximately 958 square feet and was to be provided in the rear yard area of the ground floor or on a proposed roof deck. An Outdoor Activity Area associated with the restaurant was proposed to be located in a portion of the rear yard area. The Planning Commission denied authorization to allow this accessory use on February 10, 2000. The Planning Department recommended approval on Health and Entertainment permit referrals on August 16, 2004 and January 31, 2005, respectively. The roof deck began operating as an Outdoor Activity Area at some point in or after 2005. In response to a complaint, a Notice of Violation was issued to the property owner which was appealed to the Board of Appeals on December 16, 2009. . The matter was continued at the call of the Chair allowing the property owner an opportunity to seek Conditional Use authorization to legalize an Outdoor Activity Area on the roof deck as an accessory to the restaurant and bar use at the ground floor. 3
Motion No. 18434
September 8, 2011
6.
7.
CASE NO. 2009.0342 C
2516 Mission Street
Public Comment. To date, the Department has received communication from the San Francisco Buddhist Center and their lead counsel Ms. Sue Hestor in opposition to the proposal expressing the position that the subject property can not seek Conditional Use Authorization as the story controls do not allow a bar above the ground floor. They also suggested limited hours of operation no later than 10pm daily and a limit on the occupancy to 120 patrons. The Department has received no other public comment but one inquiry regarding the CU process from a neighbor to the west. Planning Code Compliance: The Commission finds that the Project is consistent with the relevant provisions of the Planning Code in the following manner: A. Principal Uses. Planning Code Sections 736.41, 736.42, 736.48 and 736.24 state that a Bar, Full‐Service Restaurant, Other Entertainment, and Outdoor Activity Area located at the front property line, are all principally permitted in the Mission Street NCT Zoning District. Per Planning Code Section 703.2 all principal uses shall be conducted within an enclosed building in Neighborhood Commercial District except uses when located outside of a building, qualify as an Outdoor Activity Area, as defined in Section 790.70 of the Code. The principal uses for this location are full‐service restaurant with a bar and other entertainment which are located on the ground floor within the enclosed building. The proposed accessory Outdoor Activity Area is exempt from being conducted in an enclosed building by definition per Section 790.70. B. Conditional Uses. Planning Code Section 736.24 states that an Outdoor Activity Area is conditionally permitted in the Mission NCT (Neighborhood Commercial Transit) Zoning District. The Outdoor Activity Area located on the roof of the subject property is the purpose of this Conditional Use authorization request. C. Accessory Uses. As defined in Planning Code Section 703.2, a related minor use which is either necessary to the operation or enjoyment of a lawful principal use or conditional use, or is appropriate, incidental and subordinate to any such use, shall be permitted as an accessory use when located on the same lot as defined in Section 102.14 as a parcel of land under one ownership which constitutes, or is to constitute, a complete and separate functional unit of development, and which does not extend beyond the property lines along streets or alleys. Any use which does not qualify as an accessory use shall be classified as a principal or conditional use. No use will be considered accessory to a permitted principal or conditional use which involves the use of more than 1/3 of the total floor area occupied by such use and the principal or conditional use to which it is accessory 4
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
and any bar, restaurant, other entertainment, or any retail establishment which serves liquor for consumption on‐site. The Outdoor Activity Area proposed is accessory to the principal restaurant and bar uses. The proposed Outdoor Activity Area is located on the same lot on the roof of the subject property. The area of the roof dedicated to the accessory use is less than 1/3 the total occupied floor area of the ground floor restaurant and bar including the mezzanine.. Food and beverage service activities are integral to the definition of Outdoor Activity Area and do not constitute a principal use because the principal use at the ground floor is in fact a restaurant and bar. Food is to be prepared predominately in the ground floor kitchen and reheated in the Outdoor Activity Area. Beverage service is supplied by a service bar located in the Outdoor Activity Area accessible only to wait staff, mixologists, and employees only. As such, the Outdoor Activity Area as proposed is appropriate, incidental and subordinate to the principal uses of restaurant and bar. D. Occupied Floor Area. For the purpose of this project, Occupied Floor Area consists of the gross floor area minus exterior walls, mechanical equipment, restrooms, storage, and areas necessary to the operation and maintenance of the building (Section 102.10). Please note: Gross Floor Area does not include the area of a roof deck (Section 102.9). The Occupied Floor Area of the restaurant has been calculated per Planning Code Sections 102.9 and 102.10 and is approximately 7,817 square feet. The allowable Accessory Outdoor Activity Area is 2,514. The proposed Outdoor Activity Area is approximately 2,477 square feet, which is less than 1/3 the total Occupied Floor Area of the principal use. E. Outdoor Activity. Planning Code Section 736.24 states that a Conditional Use Authorization is required for an Outdoor Activity Area located other than in the front of the property and is defined by Planning Code Section 790.70 as “an area...located outside of a building…which is provided for the use or convenience of patrons of a commercial establishment including, but not limited to, sitting, eating, drinking, dancing, and food‐service activities” (emphasis added). The Project Sponsor intends to use the Outdoor Activity Area for sitting, eating, drinking and food‐service activities both day and night. F. Hours of Operation. Planning Code Section 736.27 states that there is no limit to the hours of operation in this Zoning District. The project sponsor intends to operate the Outdoor Activity Area, weather permitting, Monday through Thursday 3:00 pm to 11:30pm, Friday 3:00pm to 1:30am, Saturday 11am to 1:30am and Sunday 11am to 11:30pm. 5
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
G. Other Entertainment. Planning Code Section 736.48 states that Other Entertainment is principally permitted, as defined by Planning Code Section 790.38. The subject property has a permit for other entertainment for the ground floor use. The project sponsor does not intend to have entertainment in the Outdoor Activity Area other than background music for the pleasure of dining. The sound system will be altered to shut down if the volume is raised beyond an acceptable level per the San Francisco Noise Ordinance. H. Story Controls. Planning Code Section 102.23 defines a story as that portion of a building, except a mezzanine as defined in the Building Code, included between the surface of any floor and the surface of the next floor above it, or if there is no floor above it, then the space between the surface of the floor and the ceiling next above it. A roof deck by definition is not a “Story” of a building as there is no floor or ceiling above it. It is by definition an open use defined in Planning Code Section 102.20 as any use of a lot that is not conducted within a building. Therefore, the story controls do not apply to accessory outdoor activity uses. 8.
Planning Code Section 303 establishes criteria for the Planning Commission to consider when reviewing applications for Conditional Use approval. On balance, the project does comply with said criteria in that: A. The proposed new uses and building, at the size and intensity contemplated and at the proposed location, will provide a development that is necessary or desirable, and compatible with, the neighborhood or the community. The legalization of an accessory Outdoor Activity Area located on the roof of the subject property is desirable as it enhances the dining experience for patrons of Medjool restaurant and bar. Mission Street was previously zoned C‐2, then NC‐3, and currently NCT. The commercial area of this District provides a selection of goods serving not only the day‐to‐day needs of the residents of the Mission District, but a wider trade area. A vital component of this zoning district are eating and drinking establishments which contribute to the streetʹs mixed‐use character and activity in the evening hours creating a vibrant and safe urban environment and economic viability of the Neighborhood Commercial corridor. B. The proposed project will not be detrimental to the health, safety, convenience or general welfare of persons residing or working in the vicinity. There are no features of the project that could be detrimental to the health, safety or convenience of those residing or working the area, in that: i.
Nature of proposed site, including its size and shape, and the proposed size, shape and arrangement of structures; 6
Motion No. 18434
September 8, 2011
ii.
CASE NO. 2009.0342 C
2516 Mission Street
The height and bulk of the existing building will remain the same and will not alter the existing appearance or character of the project vicinity. The proposed work will not affect the building envelope, yet the inclusion of outside seating will alter the use of the property. The accessibility and traffic patterns for persons and vehicles, the type and volume of such traffic, and the adequacy of proposed off‐street parking and loading; The principal use as a restaurant and bar was authorized as a Conditional Use and has been in operation since approximately 2005. The use of the roof deck although not legally authorized at the time will have no additional impact to traffic, parking and loading patterns by granting the legalization of the accessory Outdoor Activity Area on the roof. iii.
The safeguards afforded to prevent noxious or offensive emissions such as noise, glare, dust and odor; iv.
There have been complaints from neighbors in the past regarding noise generated from the Outdoor Activity Area on the roof of the subject property. As part of the Conditional Use Authorization process the project sponsor has installed acoustical barriers and conducted sound testing as part of CEQA review. The conclusions of CEQA review sound tests were that the use of the Outdoor Activity Area results in less‐than‐
significant noise levels as testing showed noise levels to be substantially below the Noise Ordinance threshold of 8dB over the L90 ambient level. Noise is a typical and expected characteristic of an urban environment, especially in areas zoned for a mix of uses as this area always has been and may cause some individuals temporary annoyance or inconvenience. The project sponsor has proposed further measures to reduce the potential of disturbing neighbors by reducing the area of the deck closest to the residential uses. There will be no entertainment in the Outdoor Activity Area, and the background music sound system will have an automatic shut off device installed if the volume rises above a certain decibel. Landscaping will also be installed to further buffer ambient noise. Treatment given, as appropriate, to such aspects as landscaping, screening, open spaces, parking and loading areas, service areas, lighting and signs; The proposed Outdoor Activity Area does not require any additional tenant improvements, but the project sponsor will add some landscaping on the roof deck. C. That the use as proposed will comply with the applicable provisions of the Planning Code and will not adversely affect the General Plan. The Project complies with all relevant requirements and standards of the Planning Code and is consistent with objectives and policies of the General Plan as detailed below. 7
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
D. That the use as proposed would provide development that is in conformity with the purpose of the applicable Neighborhood Commercial District. The proposed project is consistent with the stated purposed of the Mission NCT District in that the intended use will provide a selection of goods serving not only the day‐to‐day needs of the residents of the Mission District, but a wider trade area. A vital component of this zoning district are eating and drinking establishments which contribute to the streetʹs mixed‐
use character and activity in the evening hours creating a vibrant and safe urban environment and economic viability of the Neighborhood Commercial corridor. 9.
Additional Criteria for Outdoor Activity Area 145.2(a)(2). An Outdoor Activity Area is subject to additional criteria that the Planning Commission shall find that: A. The nature of the activity operated in the Outdoor Activity Area is compatible with surrounding uses; The majority of the block consists of mixed and commercial ground floor uses with the exception of a few residences to the west and northwest of the subject property. As a restaurant, bar, hostel, and residential hotel located in the Mission NCT Zoning District, the proposed addition of an Outdoor Activity Area is compatible with surrounding uses. B. The operation and design of the Outdoor Activity Area does not significantly disturb the privacy or affect the livability of adjoining or surrounding residences; The conclusions of CEQA review sound tests were that the use of the Outdoor Activity Area results in less‐than‐significant noise levels. Noise is a typical and expected characteristic of an urban environment, especially in areas zoned for a mix of uses as this area is and has been historically. Because some individuals may experience temporary annoyance or inconvenience, the project sponsor has proposed to reduce the potential of disturbing neighbors by reducing the area of the deck closest to the residential uses Outdoor Activity Area so that the use is located primarily close to Mission Street property line. There will be no entertainment in the Outdoor Activity Area, and the background music sound system will have an automatic shut off device installed to activate if the volume rises above a certain decibel. Landscaping will also be installed to further buffer ambient noise. The privacy of the adjacent residences is not impacted by the roof deck as the area used is closer to Mission Street and access to the closest residential building is limited by the barbeque area and a fire escape where patrons are not allowed to stand, offering a privacy buffer to the closest residential building. C. The hours of operation of the activity operated in the Outdoor Activity Area are limited so that the activity does not disrupt the viability of surrounding uses. Although there is no limit to the hours of operation in this zoning district, the project sponsor intends to operate the Outdoor Activity Area, weather permitting, Monday through 8
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
Thursday 3:00 pm to 11:30pm, Friday 3:00pm to 1:30am, Saturday 11am to 1:30am and Sunday 11am to 11:30pm. 10. General Plan Compliance. The Project is, on balance, consistent with the following Objectives and Policies of the General Plan: COMMERCE AND INDUSTRY ELEMENT
The goals of the Commerce and Industry Element are to ensure economic vitality, social equity and environmental quality. GENERAL/CITYWIDE
Objectives and Policies 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 will retain and enhance an existing commercial activity which adds to a diverse economic base for the City. OBJECTIVE 3: PROVIDE EXPANDED EMPLOYMENT OPPORTUNITIES FOR CITY RESIDENTS, PARTICULARLY THE UNEMPLOYED AND ECONOMICALLY DISADVANTAGED. Policy 3.1: Promote the attraction, retention and expansion of commercial and industrial firms which provide employment improvement opportunities for unskilled and semi‐skilled workers. Sectors of the local economy which typically hire numbers of unskilled or non‐technically trained persons are the tourist and service related industries such as hotels and restaurants and the small business sector. Medjool is a small business hotel and restaurant that offers employment to 62 employees including affordable health insurance. NEIGHBORHOOD COMMERCE
Objectives and Policies OBJECTIVE 6 MAINTAIN AND STRENGTHEN VIABLE NEIGHBORHOOD COMMERCIAL AREAS EASILY ACCESSIBLE TO CITY RESIDENTS. Policy 6.1: 9
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
Ensure and encourage the retention and provision of neighborhood‐serving goods and services in the city’s neighborhood commercial districts, while recognizing and encouraging diversity among the districts. No commercial tenant would be displaced and the project would not prevent the district from achieving optimal diversity in the types of goods and services available in the neighborhood. Policy 6.2: Promote economically vital neighborhood commercial districts which foster small business enterprises and entrepreneurship and which are responsive to the economic and technological innovation in the marketplace and society. The economic vitality of neighborhood commercial districts is an essential component of the fiscal health of the city and through the enterprise of small businesses, neighborhood commercial districts provide significant employment opportunities for city resident, and make a substantial contribution to the cityʹs tax base. Medjool restaurant and bar add to the economic vitality of the Mission by employing local residents and according to the project sponsor generates over $350,000 in taxes which contribute to the cityʹs tax base. Allowing an accessory outdoor activity will retain and enhance this small business enterprise without changing the basic character of the neighborhood. Policy 6.3 Preserve and promote the mixed commercial‐residential character in neighborhood commercial districts. Strike a balance between the preservation of existing affordable housing and needed expansion of commercial activity. The story controls in the Planning Code were created in the late 1980s as residential units above commercial uses were generally a more affordable form of housing at the time and there was a concern that in many neighborhood commercial districts, the physical location and structural aspects of the upper‐story housing units made it attractive for conversion to commercial use. Also, the retention of mixed use is desirable as residents in commercial areas help to create an active street life. As such, the story controls do not apply to the roof deck Outdoor Activity Area because the roof deck is outside the definition of a story and the intent of the story controls were to prevent housing conversion of upper story units to commercial uses. No such conversion is proposed. VISITOR TRADE
OBJECTIVE 8 ENHANCE SAN FRANCISCOʹS POSITION AS A NATIONAL CENTER FOR CONVENTIONS AND VISITOR TRADE. Policy 8.2 Support locally initiated efforts to improve the visitor trade appeal of neighborhood commercial districts. 10
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
The legalization of the Outdoor Activity Area will add to the experience of visitors to the tourist hotel aspect of this property. The roof deck at Medjool offers city views in the heart of a vibrant multi‐cultural neighborhood‐commercial district, providing a unique and more authentic tourist experience. MISSION AREA PLAN
LAND USE
OBJECTIVE 1.1 STRENGTHEN THE MISSION’S EXISTING MIXED USE CHARACTER, WHILE MAINTAINING THE NEIGHBORHOOD AS A PLACE TO LIVE AND WORK. POLICY 1.1.6 Permit and encourage small and moderate size retail establishments in neighborhood commercial areas of the Mission, while allowing larger retail in the formerly industrial areas when part of a mixed‐use development. Medjool restaurant and bar is a small to moderate size business which has added to the economic vitality of the Mission. The business employs local residents and contributes to the cityʹs tax base. Allowing an accessory outdoor activity will retain and enhance this small business enterprise without changing the basic character of the neighborhood. This business is owned by a local resident and is not a formula retail use. OBJECTIVE 1.5 MINIMIZE THE IMPACT OF NOISE ON AFFECTED AREAS AND ENSURE GENERAL PLAN NOISE REQUIREMENTS ARE MET. POLICY 1.5.1 Reduce potential land use conflicts by providing accurate background noise‐level data for planning. POLICY 1.5.2 Reduce potential land use conflicts by carefully considering the location and design of both noise generating uses and sensitive uses in the Mission. The conclusions of CEQA review sound tests were that the use of the Outdoor Activity Area results in less‐than‐significant noise levels. Noise is a typical and expected characteristic of an urban environment, especially in areas zoned for a mix of uses as this area is and has been historically. Because some individuals may experience temporary annoyance or inconvenience, the project sponsor has proposed to reduce the potential of disturbing neighbors by reducing the area of the deck closest to the residential uses so that the use is located primarily close to Mission Street property line. There will be no entertainment in the Outdoor Activity Area, and the background music sound system will have an automatic shut off device installed if the volume rises above a certain decibel. Landscaping will also be installed to further buffer ambient noise. 11
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
11. Planning Code Section 101.1(b) establishes eight priority‐planning policies and requires review of permits for consistency with said policies. On balance, the project does comply with said policies in that: A. That existing neighborhood‐serving retail uses be preserved and enhanced and future opportunities for resident employment in and ownership of such businesses be enhanced. The proposal would enhance the district by providing an Outdoor Activity Area accessory to a full‐service restaurant and bar. The business is locally owned and it creates over 60 employment opportunities for the community. B. That existing housing and neighborhood character be conserved and protected in order to preserve the cultural and economic diversity of our neighborhoods. No housing is removed for this Project and no changes other than the sound attenuation barrier are proposed to the built environment. C. That the Cityʹs supply of affordable housing be preserved and enhanced, No housing is removed for this Project. D. That commuter traffic not impede MUNI transit service or overburden our streets or neighborhood parking. The site is well served by public transit. Legalization of the Outdoor Activity Area will not adversely affect transit or parking. Parking is not required in the Mission NCT Zoning District. E. 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 Project will not displace any service or industry establishment. The project will not adversely affect industrial or service sector uses or related employment opportunities. Ownership of industrial or service sector businesses will not be affected by this project. This is a service sector business which employs over 60 people. F. That the City achieve the greatest possible preparedness to protect against injury and loss of life in an earthquake. The Project proposes no alterations and continues to conform to the structural and seismic safety requirements of the City Building Code. This proposal will not impact the property’s ability to withstand an earthquake. 12
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
G. That landmarks and historic buildings be preserved. A landmark or historic building does not occupy the Project site. H. That our parks and open space and their access to sunlight and vistas be protected from development. The project will have no negative impact on existing parks and open spaces. The Project does not have an impact on open spaces. The Outdoor Activity on the roof of the subject property creates a commercial open space that is beneficial to patrons of the establishment and the community. 12. The Project is consistent with and would promote the general and specific purposes of the Code provided under Section 101.1(b) in that, as designed, the Project would contribute to the character and stability of the neighborhood and would constitute a beneficial development. 13. The Commission hereby finds that approval of the Conditional Use authorization would promote the health, safety and welfare of the City. 13
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
DECISION
That based upon the Record, the submissions by the Applicant, the staff of the Department and other interested parties, the oral testimony presented to this Commission at the public hearings, and all other written materials submitted by all parties, the Commission hereby APPROVES Conditional Use Application No. 2009.0342C subject to the following conditions attached hereto as “EXHIBIT A” in general conformance with plans on file, dated August 4, 2011, and stamped “EXHIBIT B”, which is incorporated herein by reference as though fully set forth. APPEAL AND EFFECTIVE DATE OF MOTION: Any aggrieved person may appeal this Conditional Use Authorization to the Board of Supervisors within thirty (30) days after the date of this Motion No. 18434. The effective date of this Motion shall be the date of this Motion if not appealed (After the 30‐day period has expired) OR the date of the decision of the Board of Supervisors if appealed to the Board of Supervisors. For further information, please contact the Board of Supervisors at (415) 554‐5184, City Hall, Room 244, 1 Dr. Carlton B. Goodlett Place, San Francisco, CA 94102. I hereby certify that the Planning Commission ADOPTED the foregoing Motion on September 8, 2011. Linda D. Avery Commission Secretary AYES: Commissioners Antonini, Fung, Miguel, Olague, Sugaya NAYS: Commissioner Moore ABSENT: Commissioner Borden ADOPTED: September 8, 2011 14
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
EXHIBIT A
AUTHORIZATION
This authorization is for a conditional use to allow a full‐service restaurant, bar and other entertainment (d.b.a. Medjool) to legalize an Outdoor Activity Area located on the roof of a four‐
story building at 2516 Mission Street, Block 3616, Lot 061 pursuant to Planning Code Section(s) 303 and 736.24 within the Mission Street NCT (Neighborhood Commercial Transit) Zoning District and a 55‐X/65‐B Height And Bulk District; in general conformance with plans, dated August 4, 2011, and stamped “EXHIBIT B” included in the docket for Case No. 2009.0342C and subject to conditions of approval reviewed and approved by the Commission on September 8, 2011 under Motion No. 18434. This authorization and the conditions contained herein run with the property and not with a particular Project Sponsor, business, or operator. RECORDATION OF CONDITIONS OF APPROVAL
Prior to the issuance of the building permit or commencement of use for the Project the Zoning Administrator shall approve and order the recordation of a Notice in the Official Records of the Recorder of the City and County of San Francisco for the subject property. This Notice shall state that the project is subject to the conditions of approval contained herein and reviewed and approved by the Planning Commission on September 8, 2011 under Motion No. 18434. PRINTING OF CONDITIONS OF APPROVAL ON PLANS
The conditions of approval under the ʹExhibit Aʹ of this Planning Commission Motion No. 18434 shall be reproduced on the Index Sheet of construction plans submitted with the site or building permit application for the Project. The Index Sheet of the construction plans shall reference to the Conditional Use authorization and any subsequent amendments or modifications. SEVERABILITY
The Project shall comply with all applicable City codes and requirements. If any clause, sentence, section or any part of these conditions of approval is for any reason held to be invalid, such invalidity shall not affect or impair other remaining clauses, sentences, or sections of these conditions. This decision conveys no right to construct, or to receive a building permit. “Project Sponsor” shall include any subsequent responsible party. CHANGES AND MODIFICATIONS
Changes to the approved plans may be approved administratively by the Zoning Administrator. Significant changes and modifications of conditions shall require Planning Commission approval of a new Conditional Use authorization. 15
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
Conditions of approval, Compliance, Monitoring, and Reporting
PERFORMANCE
1.
Validity and Expiration. The authorization and right vested by virtue of this action is valid for three years from the effective date of the Motion. A building permit from the Department of Building Inspection to construct the project and/or commence the approved use must be issued as this Conditional Use authorization is only an approval of the proposed project and conveys no independent right to construct the project or to commence the approved use. The Planning Commission may, in a public hearing, consider the revocation of the approvals granted if a site or building permit has not been obtained within three (3) years of the date of the Motion approving the Project. Once a site or building permit has been issued, construction must commence within the timeframe required by the Department of Building Inspection and be continued diligently to completion. The Commission may also consider revoking the approvals if a permit for the Project has been issued but is allowed to expire and more than three (3) years have passed since the Motion was approved. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 2.
Extension. This authorization may be extended at the discretion of the Zoning Administrator only where failure to issue a permit by the Department of Building Inspection to perform said tenant improvements is caused by a delay by a local, State or Federal agency or by any appeal of the issuance of such permit(s). For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org DESIGN – COMPLIANCE AT PLAN STAGE
3.
Noise. Plans submitted with the building permit application for the approved project shall incorporate acoustical insulation and other sound proofing measures to control noise. For information about compliance, contact the Case Planner, Planning Department at 415‐558‐
6378, www.sf‐planning.org MONITORING - AFTER ENTITLEMENT
4.
Enforcement. Violation of any of the Planning Department conditions of approval contained in this Motion or of any other provisions of Planning Code applicable to this Project shall be subject to the enforcement procedures and administrative penalties set forth under Planning Code Section 176 or Section 176.1. The Planning Department may also refer the violation complaints to other city departments and agencies for appropriate enforcement action under their jurisdiction. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 16
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
5.
Monitoring. The Project requires monitoring of the conditions of approval in this Motion. The Project Sponsor or the subsequent responsible parties for the Project shall pay fees as established under Planning Code Section 351(e) (1) and work with the Planning Department for information about compliance. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 6.
Revocation due to Violation of Conditions. Should implementation of this Project result in complaints from interested property owners, residents, or commercial lessees which are not resolved by the Project Sponsor and found to be in violation of the Planning Code and/or the specific conditions of approval for the Project as set forth in Exhibit A of this Motion, the Zoning Administrator shall refer such complaints to the Commission, after which it may hold a public hearing on the matter to consider revocation of this authorization. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org OPERATION
7.
Noise Control. The premises shall be adequately soundproofed or insulated for noise and operated so that incidental noise shall not be audible beyond the premises or in other sections of the building and fixed‐source equipment noise shall not exceed the decibel levels specified in the San Francisco Noise Control Ordinance. For information about compliance with the fixed mechanical objects such as rooftop air conditioning, restaurant ventilation systems, and motors and compressors with acceptable noise levels, contact the Environmental Health Section, Department of Public Health at (415) 252‐
3800, www.sfdph.org For information about compliance with the construction noise, contact the Department of Building Inspection, 415‐558‐6570, www.sfdbi.org For information about compliance with the amplified sound including music and television contact the Police Department at 415‐553‐1012 or 415‐5530123, www.sf‐police.org 8.
Odor Control. While it is inevitable that some low level of odor may be detectable to nearby residents and passersby, appropriate odor control equipment shall be installed in conformance with the approved plans and maintained to prevent any significant noxious or offensive odors from escaping the premises. For information about compliance with odor or other chemical air pollutants standards, contact the Bay Area Air Quality Management District, (BAAQMD), 1‐800‐334‐ODOR (6367), www.baaqmd.gov and Code Enforcement, Planning Department at 415‐575‐6863, www.sf‐
planning.org 17
Motion No. 18434
September 8, 2011
9.
CASE NO. 2009.0342 C
2516 Mission Street
Sidewalk Maintenance. The Project Sponsor shall maintain the main entrance to the building and all sidewalks abutting the subject property in a clean and sanitary condition in compliance with the Department of Public Works Streets and Sidewalk Maintenance Standards. For information about compliance, contact Bureau of Street Use and Mapping, Department of Public Works, 415‐695‐2017, http://sfdpw.org 10. Community Liaison. Prior to issuance of a building permit to construct the project and implement the approved use, the Project Sponsor shall appoint a community liaison officer to deal with the issues of concern to owners and occupants of nearby properties. The community liaison officer shall be available by telephone at all hours should noise be problematic. The Project Sponsor shall provide the Zoning Administrator with written notice of the name, business address, and telephone number of the community liaison. Should the contact information change, the Zoning Administrator shall be made aware of such change. The community liaison shall report to the Zoning Administrator what issues, if any, are of concern to the community and what issues have not been resolved by the Project Sponsor.
For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 11. Lighting. All Project lighting shall be directed onto the Project site and immediately surrounding sidewalk area only, and designed and managed so as not to be a nuisance to adjacent residents. Nighttime lighting shall be the minimum necessary to ensure safety, but shall in no case be directed so as to constitute a nuisance to any surrounding property. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 12. Hours of Operation. The subject establishment is limited to the following hours of operation: Monday through Thursday 3:00 pm to 11:30pm, Friday 3:00pm to 1:30am, Saturday 11am to 1:30am and Sunday 11am to 11:30pm. No patrons may remain in the Outdoor Activity Area after closing time. Staff may remain in the facility as necessary for cleaning and other duties related to the operations of the Outdoor Activity Area one hour past the closing hour stated above. No employees may be in the Outdoor Activity Area after the clean up time. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 13. Other Entertainment. The outdoor activity area is not allowed to have other entertainment as defined in Planning Code Section 790.38. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 18
Motion No. 18434
September 8, 2011
CASE NO. 2009.0342 C
2516 Mission Street
14. Usable Open Space for Residential Hotel Units. The area designated to meet usable open space requirements for the Residential Hotel Units shall be physically distinct from the Outdoor Activity Area and for the sole use of the residential tenants. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 15. Occupancy. Maximum occupancy for the entire roof deck shall be governed by the Building Code. However, the area used as the Outdoor Activity Area by the project sponsor shall not exceed 175 persons. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 16. Notices Posted. Notices shall be posted requesting patrons enjoy the roof deck in a quiet, peaceful, and orderly fashion and be considerate of noise impacts on the neighborhood. The notices shall be well‐lit and prominently displayed at all entrances and exits of the establishment. The conditions set forth in this Motion shall also be posted on site. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 17. Beverage Service. Beverages served in the Outdoor Activity Area shall be obtained through wait staff only. The area dispensing beverages shall not have seating or walk up service. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 18. Planning Commission Review for Compliance. The Planning Department will conduct a public information hearing at the Planning Commission on the compliance of these Conditions of Approval within six (6) months from the date of this decision. In preparation for the hearing, the Project Sponsor shall conduct a noise study in the same manner and location sites as defined in the original scope of work prepared by Charles M Salter Associates and dated May 25, 2010. This study will compare the baseline level of noise from the noise study conducted by Charles M. Salter Associates, Inc. with current operations. After this public information hearing and with the advice and input of the Planning Commission, the Zoning Administrator may extend or reduce the permitted hours of the outdoor activity area. This study shall be made available to the public. For information about compliance, contact Code Enforcement, Planning Department at 415‐575‐
6863, www.sf‐planning.org 19
17 April 2014
Lindsey MacDougall
Bernarda LLC dba Lolinda Restaurant
2518 Mission Street
San Francsico, CA 94110
Email: [email protected]
Subject:
Lolinda Roof Terrace Acoustical Study
Acoustical Findings
CSA Project: 14-0109
Dear Lindsey:
From 21 March 2014 to 24 March 2014, we conducted acoustical measurements at the nearest noise
sensitive receiver near the Lolinda Roof Terrace. The purpose of the measurements was to evaluate
whether noise levels from the Lolinda Roof Terrace are in compliance with the project acoustical
criteria. This letter outlines the project acoustical criteria and summarizes our findings.
EXECUTIVE SUMMARY
Based on the results of our acoustical measurements, we find that Lolinda Roof Terrace noise achieves
compliance with the project acoustical criteria with the installed acoustical barriers at the roof.
ACOUSTICAL CRITERIA
Although the San Francisco Noise Ordinance is not intended to regulate noise from people, it was
adapted to establish noise limits for the Lolinda Roof Terrace through meetings with the San Francisco
Department of Public Health and the San Francisco Planning Department. It was proposed that the
ambient1 be compared with the Roof Terrace closed and open at the nearest sensitive receiver (see
Figure 1 for the measurement location). In order to meet the project acoustical criteria, the change in
the ambient could not exceed 8 dBA 2 at the nearest sensitive receiver.
Additionally, amplified music at the Roof Terrace is required to be virtually inaudible at fifty feet from
the loudspeakers from 10:00 p.m. to 7:00 a.m. as set forth in Section 49 of the Municipal Police Code.
1
The San Francisco Department of Public Health interprets the “Ambient Noise Level” to correlate to the L90 metric, which is
the quietest ten percent of measured noise levels.
2
dBA--A-Weighted sound pressure level (or noise level) represents the noisiness or loudness of a sound by weighting the
amplitudes of various acoustical frequencies to correspond more closely with human hearing. A 10-dB (decibel) increase in
noise level is perceived to be a doubling of loudness. A-Weighting is specified by the U.S. EPA, OSHA, Caltrans, and others
for use in noise measurements.
Lolinda Roof Terrace
17 April 2014
Acoustical Study
Page 2
ROOF TERRACE CONFIGURATION
The roof terrace is acoustically shielded by glass barriers at the perimeter of the deck. Additionally,
the cooking station at the north end of the deck provides substantial acoustical shielding.
ROOF TERRACE NOISE ANALYSIS
During the measurement period, the Lolinda Roof Terrace was open from 4 pm to 12 am on 21 March,
from 11 am to 12 am on 22 March, and from 11 am to 10 pm on 23 March. We compared acoustical
measurements at the nearest sensitive receiver during occupied and unoccupied times at the roof
terrace at similar times of the day3. During the measurement period, the staff at Lolinda counted
approximately 120 – 150 people from 5pm to 11pm on 22 March 2014. Table 1 below shows the
comparison noise levels.
Table 1: Comparison Measurement Results
Timeframe
Terrace Open/Closed
L90 Range (dBA)
Friday, 21 March 2 PM – 4 PM
Closed
55 – 56
Friday, 21 March 4 PM – 6 PM
Open
55 – 56
Saturday, 22 March 1 AM – 3 AM
Closed
52 – 55
Friday, 21 March 10 PM – 12 AM
Open
55 – 57
Saturday, 22 March 9 AM – 11 AM
Closed
54 – 55
Saturday, 22 March 11 AM – 1 PM
Open
55 – 57
Sunday, 23 March 1 AM – 3 AM
Closed
51 - 54
Saturday, 22 March 10 PM – 12 AM
Open
55 – 57
Sunday, 23 March 9 AM – 11 AM
Closed
49 – 54
Sunday, 23 March 11 AM – 1 PM
Open
54 – 56
Sunday/Monday, 23/34 March 11 PM – 1AM
Closed
51 – 52
Sunday, 23 March 8 PM – 10 PM
Open
54 – 56
CONCLUSION
Based on the results of our acoustical measurements from 21 March 2014 to 24 March 2014, the Roof
Terrace achieves acoustical compliance with the project acoustical criteria. This study was designed to
document worst case conditions: a weekend with fair weather.
3
Note that there is one hour after the terrace closes where cleanup occurs. We have excluded this hour from the
comparison.
Lolinda Roof Terrace
17 April 2014
Acoustical Study
Page 3
*
*
*
This concludes our current comments on the Lolinda Roof Terrace Acoustical Study. If you have any
questions or comments, please give us a call.
Sincerely,
CHARLES M. SALTER ASSOCIATES
Diego Hernandez
Consultant
Cristina L. Miyar
Vice President
C h a r l e s
Consultants in
Acoustics,
Audiovisual,
Telecommunications
& Security System Design
130 Sutter Street
Suite 500
San Francisco
California 94104
Tel: 415 397 0442
Fax: 415 397 0454
www.cmsalter.com
[email protected]
Charles M Salter, PE
David R Schwind, FAES
Robert P Alvarado
Eric L Broadhurst, PE
Anthony Nash, PE
Thomas A Schindler, PE
Ken Graven, PE, RCDD, LEED AP
Philip N Sanders, LEED AP
Jason R Duty, PE
Cristina L Miyar
M
S a l t e r
A s s o c i a t e s
I n c
15 May 2011
Sarah Bernstein Jones, AICP
Senior Environmental Planner
San Francisco Planning Dept.
1650 Mission Street, #400
San Francisco, CA 94103
Email copy: [email protected]
Subject:
Medjool Sky Terrace Noise Mitigation - Results of Acoustical Study
CSA Project No. 10-0052
Dear Sarah,
From April 8, 2011 to April 11, 2011, we conducted acoustical measurements at various
locations near the Medjool Sky Terrace. The purpose of the measurements was to evaluate
whether the addition of acoustical barriers at the terrace and the calibration of the Sky Terrace
Audio System resulted in compliance with the project acoustical criteria. This letter outlines the
project acoustical criteria; describes the installed noise mitigation measures, acoustical study,
and analysis; and summarizes the results of our studies.
Durand R Begault, PhD, FAES
Thomas J Corbett, CTS
Executive Summary
Ross A Jerozal, CTS
Joey G D’Angelo
Eric A Yee
Joshua M Roper, LEED AP
Timothy G Brown
Randy D Waldeck, PE, LEED AP
Peter K Holst, PE, LEED AP
Andrew L Stanley
Based on the results of our acoustical measurements April 8 -11, 2011 and April 30th, 2011
correlated with our noise vs. occupancy analysis completed in May 2010, the installed
acoustical barriers at the Medjool Sky Terrace achieve acoustical compliance with the project
acoustical criteria. The audio system achieves compliance with project acoustical criteria when
loudspeaker noise levels are limited to a sound pressure level of 77dBA at three feet from the
Sky Terrace loudspeakers.
Christopher A Peltier, PE
Ethan C Salter, LEED AP
Acoustical Criteria
Thomas D Keller, CDT
Troy R Gimbel, CTS
Alex K Salter, PE
Jeremy L Decker, PE
David E Nussbaum, RCDD, PMP
Dylan B Mills
Davis H Keith, CTS-D
Melody K Parker, LEED AP
Brian J Good
Heather A Salter
Elizabeth F Thomas
Although the San Francisco Noise Ordinance is not intended to regulate noise from people, it
was adapted to establish noise limits for the Medjool Sky Terrace through meetings with the
San Francisco Department of Public Health and the San Francisco Planning Department. It was
proposed that the ambient1 be compared with the Sky Terrace closed and open at the nearest
sensitive receiver (at the nearest receiving property line) and at several other locations near the
Sky Terrace (see accompanying map showing measurement locations).2 In order to meet the
project acoustical criteria, the change in the ambient could not exceed 8dBA at the
measurements locations outside the Sky Terrace property lines.
Catherine F Spurlock
Marva D Noordzee
Debbie E Garcia
Jasmine S Recidoro
Dani S Cirignano
1
We interpret the “Ambient Noise Level” definition in the San Francisco Noise Ordinance to correlate to the L90
metric, which is the quietest ten percent of measured noise levels. This interpretation has been accepted by the San
Francisco Department of Public Health.
2
Note that one measurement location, at the rear deck of Daniel Hall’s residence on Bartlett Street, could not be
assessed during the study as planned. Mr. Hall was not available during the study period. Also note that the rooftop
of 3215 21st is much closer to the Sky Terrace and less acoustically shielded from the Sky Terrace than the Hall
terrace measurement location.
Sarah Bernstein Jones
15 May 2011
Page 2
Additionally, amplified music at the Sky Terrace is required to be virtually inaudible at fifty feet
from the loudspeakers from 10:00 p.m. to 7:00 a.m. as set forth in Section 49 of the Municipal
Police Code.
Internal Noise Study May 2010
In order to develop noise mitigation measures for the Sky Terrace, we conducted acoustical
testing at the Sky Terrace from Friday, May 28,, 2010 to Sunday, May 30, 2010. We used
ambient noise measurements conducted by ESA in November 2007 as references for ambient
noise without the Sky Terrace in operation. Based on our study, we determined that eight-foothigh barriers with the upper one-foot-high portion angled towards the Sky Terrace were
required at the North, South, and West edges of the Sky Terrace and five-foot-high barriers
were required at the East edge of the Sky Terrace. The installation of acoustical barriers was
completed in December 2010.
We counted occupancies at the Sky Terrace throughout the evening of May 28th/29th in order to
understand the correlation between terrace occupancies and source noise levels at the terrace.
The maximum occupancy documented during our internal study period was 135 people.
Amplified Music Source Calibration
Medjool typically plays music through their audio system from an external source (iPod). We
played music similar to the music played at the Sky Terrace during operation through the Sky
Terrace Audio System through an iPod and determined that a gain setting of -10dB (see photo
below) limited amplified music noise to 77dBA at a distance of three feet from the loudspeaker.
The audio system calibration was completed in the morning of April 9th.3 We confirmed that
audio noise was inaudible at the nearest sensitive receiver (3215 21st Street). At the request of
the San Francisco Buddhist Center, we coordinated the audio system calibration with Nancy
Anding. Nancy confirmed that the Sky Terrace loudspeakers were inaudible at the San
Francisco Buddhist Center property at the time of our testing.
Sky Terrace Audio System with calibrated gain setting for external source (iPod).
Additionally, the Sky Terrace audio system was turned off completely from 10pm to 11pm on
April 9th at the request of the San Francisco Buddhist Center.
3
Previous measurements indicated that the ambient at the nearest sensitive receiver was similar at 10am to that at
10pm.
C h a r l e s M S a l t e r A s s o c i a t e s 130 Sutter Street, Suite 500 San Francisco California 94104 Tel: 415.397.0442 Fax: 415.397.0454
Sarah Bernstein Jones
15 May 2011
Page 3
Comparison Ambient Testing April 8 – 11, 2011
In order to measure the ambient noise without the Sky Terrace in operation at the study
measurement receiver positions, the Sky Terrace closed at 9pm on April 8th and was also closed
from morning until 9pm on April 11th. The night of April 10th/April 11th was designated as the
night to measure the ambient at the study measurement receiver positions with the Sky Terrace
in operation. The night of April 10th/April 11th proved to be cold and windy. The maximum
occupancy recorded on the terrace was 58. The tables below show the late evening ambient
noise at each measurement location with the Sky Terrace closed (Friday-Saturday, April 8 -9,
2011) as compared to the ambient noise with the Sky Terrace open (Saturday-Sunday, April 910, 2011). We also show recorded occupancy levels at the Sky Terrace for Saturday
night/Sunday morning.4
Table 1: Location 2 (3215 21st Rooftop) Comparison Measurements
4
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
Ambient
Terrace
Closed
56.0
56.7
56.3
55.9
55.7
56.4
56.6
Delta
0.9
0.5
0.2
0.7
1.0
0.5
0.4
Ambient
Terrace
Open
56.9
57.2
56.5
56.6
56.7
56.9
57.0
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/08
2011/04/08
22:10:00
22:20:00
56.3
56.3
0.4
1.1
56.7
57.4
22:10:00
22:20:00
2011/04/09
2011/04/09
OFF
OFF
2011/04/08
2011/04/08
22:30:00
22:40:00
57.2
58.4
0.7
0.6
57.9
59.0
22:30:00
22:40:00
2011/04/09
2011/04/09
OFF
OFF
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
01:40:00
58.1
58.0
58.3
58.7
59.3
59.0
58.1
57.7
57.7
58.0
57.9
57.8
58.7
58.7
58.0
57.7
58.0
57.5
0.3
0.0
1.0
-0.8
-1.1
-0.3
-0.4
0.1
0.1
1.2
0.3
1.0
-0.4
-1.0
-0.9
-0.1
-0.8
1.1
58.4
58.0
59.3
57.9
58.2
58.7
57.7
57.8
57.8
59.2
58.2
58.8
58.3
57.7
57.1
57.6
57.2
58.6
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
01:40:00
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
Occupancy
14
Speakers
6
17
OFF
OFF
32
58
45
35
37
57
57
57
44
Data from Location 1 (Sky Terrace) indicate that the Sky Terrace was closed by 1:40am on 4/10/11.
C h a r l e s M S a l t e r A s s o c i a t e s 130 Sutter Street, Suite 500 San Francisco California 94104 Tel: 415.397.0442 Fax: 415.397.0454
Sarah Bernstein Jones
15 May 2011
Page 4
Table 2: Location 3 (Rooftop Santora Sales Building, 33 Bartlett) Comparison Measurements
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
22:10:00
22:20:00
22:30:00
22:40:00
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
01:40:00
Charles M Salter Associates
Ambient
Terrace
Closed
63.2
64.1
63.7
63.6
65.0
63.6
64.6
64.8
65.3
64.6
64.4
62.3
64.1
64.1
63.7
64.6
64.4
63.5
61.9
63.7
58.5
56.7
54.8
54.4
54.0
55.0
55.1
54.5
54.3
Delta
0.1
0.8
-0.2
0.4
-0.9
0.6
-1.2
-1.4
-1.6
-1.1
-1.4
-1.5
-3.6
-3.4
-4.7
-6.7
-8.2
-9.2
-7.9
-9.5
-2.7
-3.4
-1.4
-1.1
-1.0
-1.9
-2.3
-1.9
-1.2
Ambient
Terrace
Open
63.3
64.9
63.5
64.0
64.1
64.2
63.4
63.4
63.7
63.5
63.0
60.8
60.5
60.7
59.0
57.9
56.2
54.3
54.0
54.2
55.8
53.3
53.4
53.3
53.0
53.1
52.8
52.6
53.1
Occupancy
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
22:10:00
22:20:00
22:30:00
22:40:00
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
01:40:00
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
Speakers
14
6
17
OFF
OFF
OFF
OFF
OFF
OFF
32
58
45
35
37
57
57
57
44
130 Sutter Street, Suite 500 San Francisco California 94104 Tel: 415.397.0442 Fax: 415.397.0454
Sarah Bernstein Jones
15 May 2011
Page 5
Table 3: Location 4 (Bartlett Street) Comparison Measurements
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
22:10:00
22:20:00
22:30:00
22:40:00
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
01:40:00
Ambient
Terrace Closed
49.0
50.8
51.3
49.1
50.6
49.9
49.6
48.0
48.3
49.7
47.7
48.0
48.7
48.9
49.6
49.7
48.7
46.9
48.0
46.0
45.2
45.1
46.1
46.6
48.4
45.8
44.7
43.1
44.5
Delta
1.3
-1.7
1.3
0.5
-1.0
-1.0
0.8
2.0
0.7
-0.6
2.0
1.7
0.0
1.4
-0.7
-1.0
-1.0
0.8
0.4
0.7
7.4
1.6
0.6
4.5
-1.8
-2.2
-0.8
1.0
0.1
Ambient
Terrace Open
50.3
49.1
52.6
49.6
49.6
48.9
50.4
50.0
49.0
49.1
49.7
49.7
48.7
50.3
48.9
48.7
47.7
47.7
48.4
46.7
52.6
46.7
46.7
51.1
46.6
43.6
43.9
44.1
44.6
Occupancy
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
22:10:00
22:20:00
22:30:00
22:40:00
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
01:40:00
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
Speakers
14
6
17
OFF
OFF
OFF
OFF
OFF
OFF
32
58
45
35
37
57
57
57
44
Table 4: Location 5 (21st Street) Comparison Measurements
2011/04/08
2011/04/08
2011/04/08
2011/04/09
2011/04/09
*
21:00:00
22:00:00
23:00:00
00:00:00
01:00:00
*
Charles M Salter Associates
Ambient
Terrace
Closed
56.0
55.0
56.0
56.0
55.0
Delta
1.0
2.5
1.0
0.0
1.0
Ambient
Terrace
Open
57.0
57.5
57.0
56.0
56.0
Occupancy
21:00:00
22:00:00
23:00:00
00:00:00
01:00:00
2011/04/09
2011/04/09
2011/04/09
2011/04/10
2011/04/10
Speakers
6 to 14
17
OFF
32 to 58
37 to 57
44
*
130 Sutter Street, Suite 500 San Francisco California 94104 Tel: 415.397.0442 Fax: 415.397.0454
Sarah Bernstein Jones
15 May 2011
Page 6
Table 5: Location 6 (Capp Street) Comparison Measurements
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
22:10:00
22:20:00
22:30:00
22:40:00
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
01:40:00
Ambient
Terrace Closed
50.6
50.4
49.1
50.1
48.7
48.2
48.6
50.8
47.3
49.4
48.3
49.7
51.2
49.4
50.5
49
48.1
48.4
49.2
48.2
47
47.7
47.5
47.4
48.3
47.7
46.8
46.6
46.4
Delta
1.4
3.3
2.5
1.6
4.1
3.2
1.4
-0.3
1.9
2.9
2.5
1.2
-0.8
2.3
0.3
1.1
3
1
0.7
1.4
5
3.2
3.2
3.2
1.9
1.2
2.2
2.8
4.1
Ambient
Terrace Open
52
53.7
51.6
51.7
52.8
51.4
50
50.5
49.2
52.3
50.8
50.9
50.4
51.7
50.8
50.1
51.1
49.4
49.9
49.6
52
50.9
50.7
50.6
50.2
48.9
49
49.4
50.5
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
22:10:00
22:20:00
22:30:00
22:40:00
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
01:40:00
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
2011/04/10
Occupancy
14
Speakers
6
17
OFF
OFF
OFF
OFF
OFF
OFF
32
58
45
35
37
57
57
57
44
Correlation between Noise Levels at Sky Terrace and Receiver Locations
A review of the Tables 1 – 5 above reveals no correlation between Sky Terrace occupancy and
noise levels at locations 3, 4, 5, and 6. Additionally, there is no correlation between noise levels
at these receivers with the Sky Terrace audio system on or off.
Comparison Ambient Testing April 8/9 2011 and April 30/May 1, 2011
To further evaluate the Sky Terrace acoustical barriers, we conducted acoustical measurements
at Location 1 (Sky Terrace) and Location 2 (3215 21st Street) on Saturday evening (April
30/May 1, 2011. The evening of this second round of measurements was calm and the weather
fair. We counted a maximum of 113 people on the Sky Terrace that night. Table 6 below shows
the late evening ambient noise at Location 2 (3215 21st Street) with the Sky Terrace open as
compared to the ambient noise levels at Location 2 with the Sky Terrace closed (FridaySaturday, April 8 -9, 2011). We also show recorded occupancy levels at the Sky Terrace for
Charles M Salter Associates
130 Sutter Street, Suite 500 San Francisco California 94104 Tel: 415.397.0442 Fax: 415.397.0454
Sarah Bernstein Jones
15 May 2011
Page 7
Saturday night/Sunday morning.5
Table 6: Location 2 (3215 21st Street) Comparison Measurements April 30/May 1 2011
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
Ambient
Terrace Closed
56.0
56.7
56.3
55.9
55.7
56.4
56.6
Delta
3.6
2.6
2.6
3.3
3.9
2.1
2.8
Ambient
Terrace Open
59.6
59.3
58.9
59.2
59.6
58.5
59.4
21:00:00
21:10:00
21:20:00
21:30:00
21:40:00
21:50:00
22:00:00
2011/04/30
2011/04/30
2011/04/30
2011/04/30
2011/04/30
2011/04/30
2011/04/30
2011/04/08
2011/04/08
22:10:00
22:20:00
56.3
56.3
2.9
3.5
59.2
59.8
22:10:00
22:20:00
2011/04/30
2011/04/30
2011/04/08
2011/04/08
22:30:00
22:40:00
57.2
58.4
2.9
1.6
60.1
60.0
22:30:00
22:40:00
2011/04/30
2011/04/30
84
82
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/08
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
2011/04/09
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
58.1
58.0
58.3
58.7
59.3
59.0
58.1
57.7
57.7
58.0
57.9
57.8
58.7
58.7
58.0
57.7
58.0
2.2
2.3
2.2
1.7
1.4
0.5
1.1
1.1
1.6
1.4
0.7
0.9
0.5
-0.5
-0.5
-0.6
-2.1
60.3
60.3
60.5
60.4
60.7
59.5
59.2
58.8
59.3
59.4
58.6
58.7
59.2
58.2
57.5
57.1
55.9
22:50:00
23:00:00
23:10:00
23:20:00
23:30:00
23:40:00
23:50:00
00:00:00
00:10:00
00:20:00
00:30:00
00:40:00
00:50:00
01:00:00
01:10:00
01:20:00
01:30:00
2011/04/30
2011/04/30
2011/04/30
2011/04/30
2011/04/30
2011/04/30
2011/04/30
2011/05/01
2011/05/01
2011/05/01
2011/05/01
2011/05/01
2011/05/01
2011/05/01
2011/05/01
2011/05/01
2011/05/01
80
84
91
120
108
113
109
87
82
92
81
75
74
69
37
12
Occupancy
A review of the data above show that ambient noise levels at the nearest sensitive receiver with
the Sky Terrace in operation and with the audio system on the Terrace in operation of a night
with fair weather and up to 113 patrons at the Sky Terrace are well within the project criteria.
Internal Study May 2010
In order to develop noise reduction measures for the Sky Terrace to meet the project criteria, we
conducted acoustical measurements at the Sky Terrace in May 2010. The night of the study
was relatively warm, and we counted a maximum of 135 patrons on the Sky Terrace that night.
While we conducted these measurements as an internal study to inform our design, we referred
to our collected data in order to study the difference in Sky Terrace noise levels between
occupancies of 110 and 135. We observed an increase of two decibels in average noise levels at
the Sky Terrace when comparing occupancies of 115 to 135. While we cannot calculate noise
levels at the Sky Terrace for occupancies of greater than 135, the data collected indicate that the
5
The Sky Terrace closed at 1:30am on 5/1/11.
C h a r l e s M S a l t e r A s s o c i a t e s 130 Sutter Street, Suite 500 San Francisco California 94104 Tel: 415.397.0442 Fax: 415.397.0454
Sarah Bernstein Jones
15 May 2011
Page 8
acoustical barrier design at the Sky Terrace would achieve compliance with the project criteria
with occupancy levels substantially higher than the observed maximum of 113 patrons.
*
*
*
This concludes our acoustical report for the Medjool Sky Terrace Noise Reduction project. Do
not hesitate to contact us if you have questions or need further information.
Sincerely,
CHARLES M. SALTER ASSOCIATES, INC.
Cristina L. Miyar
Vice President
cc: Tom Rivard, SF Dep. Public Health ([email protected])
Gus Murad, Medjool ([email protected] )
Enclosures - as noted
11May15 Medjool Sky Terrace Acoustical Study Results
Charles M Salter Associates
130 Sutter Street, Suite 500 San Francisco California 94104 Tel: 415.397.0442 Fax: 415.397.0454
C h a r l e s
Consultants in
Acoustics,
Audiovisual,
Telecommunications
& Security System Design
130 Sutter Street
Suite 500
San Francisco
California 94104
Tel: 415 397 0442
Fax: 415 397 0454
www.cmsalter.com
[email protected]
M
S a l t e r
A s s o c i a t e s
I n c
25 May 2010
Sarah Bernstein Jones, AICP
Senior Environmental Planner
San Francisco Planning Dept.
1650 Mission Street, #400
San Francisco, CA 94103
Email copy: [email protected]
Subject:
Charles M Salter, PE
Medjool Sky Terrace Conditional Use Permit
Proposal for Acoustical Study
David R Schwind, FAES
Robert P Alvarado
Dear Sarah,
Eric L Broadhurst, PE
Anthony Nash, PE
Thomas A Schindler, PE
Ken Graven, PE, RCDD, LEED AP
Philip N Sanders, LEED AP
Jason R Duty, PE
Cristina L Miyar
Durand R Begault, PhD, FAES
Thomas J Corbett, CTS
Ross A Jerozal, CTS
Joey G D’Angelo
Eric A Yee
Joshua M Roper, LEED AP
This letter outlines our proposal for an acoustical study at the Medjool Sky Terrace.
The purpose of the study is to:
1) Compare daytime and nighttime ambient noise levels at the nearest residential
neighbors with the Sky Terrace closed and open to determine the extent to
which the Sky Terrace contributes to the surrounding noise environment;
2) Establish acceptable source noise levels at the Sky Terrace to resolve noise
issues that allow the venue owner to continue operations and give surrounding
residential neighbors confidence that the Sky Terrace will operate within the
limits of the San Francisco Noise Ordinance.
Timothy G Brown
Randy D Waldeck, PE, LEED AP
Peter K Holst, PE, LEED AP
Andrew L Stanley
Christopher A Peltier, PE
Ethan C Salter, LEED AP
Thomas D Keller, CDT
Troy R Gimbel, CTS
We propose to mock up proposed acoustical design elements that will be added to the
Sky Terrace as part of the conditional use permit. These are: new barriers along the
North edge of the terrace and new solid elements between the existing barriers at the
South edge of the terrace and in the stairwells at the North and South ends of the terrace
(to address gaps in the existing barrier system).
Alex K Salter, PE
Jeremy L Decker, PE
Fixed Noise Source Testing
David E Nussbaum, RCDD, PMP
Dylan B Mills
Davis H Keith, CTS-D
Melody K Parker, LEED AP
Brian J Good
Heather A Salter
Elizabeth F Thomas
Catherine F Spurlock
Marva D Noordzee
Debbie E Garcia
Jasmine S Recidoro
Dani S Cirignano
The terrace loudspeakers will be tested for compliance with the San Francisco Noise
Ordinance requirement for fixed noise sources. The S.F. Noise Ordinance requires that
fixed noise sources be limited to 55dBA inside the nearest residential receiver with the
windows open from 7:00 a.m. to 10:00 p.m. Nighttime noise limits (from 10:00 p.m. to
7:00 a.m.), are 45dBA inside the nearest residential receiver. We can either measure
inside the top flat of 3222 21st Street if the residents/owners are amenable, or we can
use the standard 15dBA noise reduction through an open window established by the
EPA in the 1970s (on which Title 24 requirements for exterior noise insulation are
based). If noise measurements for speaker noise are conducted at the façade of the unit
rather than inside the unit, then we propose to limit loudspeakers to 70 dBA at the rear
façade of the upper unit on 22nd Street during the day and 65 dBA after 10:00 p.m. Pink
noise will be used for the testing to calibrate the speakers and the measurements will be
Sarah Bernstein Jones
25 May 2010
Page 2
conducted when the ambient noise is low.
General Testing for Residential Property Limits (Long-Term Noise
Measurements)
Once the terrace loudspeaker placement has been optimized and the system is calibrated
for conformance with the fixed noise source requirements, we propose to evaluate Sky
Terrace noise as a whole against the general Noise Ordinance provisions. These
provisions limit noise to 5dBA above the ambient at any point outside the property
plane (assuming that the more restrictive provisions for residential properties are
applicable due to the residential adjacency at 3222 21st Street). Noise produced by the
Sky Terrace would also be limited to 8dBC above the ambient at any point outside the
property plane.1
In order to establish the ambient, we propose to combine two sets of measurements so
that the Sky Terrace operations are minimally disrupted. Ambient measurements with
the Sky Terrace closed will be performed on a Monday. We will use this data as the
baseline ambient for daytime noise (until 9pm). In order to assess the nighttime
ambient, the Sky Terrace will close early on a Friday night with fair weather. The Sky
Terrace will close at 9pm, allowing the measurement of ambient noise at the monitoring
locations for one hour before the Foreign Cinema outdoor patio closes. Splitting the
ambient measurements into two days will result in the Sky Terrace having to meet a
stricter standard, because the ambient will very likely be lower on a Monday than on a
Friday. Although the combined measurement days do result in more data collected, this
does not, in our opinion, pose any technical problem or compromise the study in any
way.
In order to measure the noise produced by the Sky Terrace relative to the baseline
ambient, we will measure day and nighttime noise levels with the Sky Terrace in
operation after the erection of temporary barriers to simulate proposed acoustical
improvements. In addition to measuring average noise levels, we will also measure
loud events by setting the monitors to record all noise exceedances over 80dBA.
Long-Term Noise Monitoring Locations
Figure 1 shows the proposed noise monitoring locations.
The noise monitor at Location 1 will be at the Sky Terrace. This will provide us with
source noise data so that we can back calculate what acceptable levels need to be to
meet the Noise Ordinance. Additionally, we will monitor occupancy periodically
during the measurements so that we can correlate occupancy with noise.
1
We have clarified the Noise Ordinance enforcement protocol with Tom Rivard of the San Francisco Department of
Public Health. If noise barriers are used to mitigate source noise, and the line-of-sight is broken by the barriers, then
the measurement location for purposes of the San Francisco Noise Ordinance compliance will be behind the barriers.
C h a r l e s M S a l t e r A s s o c i a t e s 130 Sutter Street, Suite 500 San Francisco California 94104 Tel: 415.397.0442 Fax: 415.397.0454
Sarah Bernstein Jones
25 May 2010
Page 3
The noise monitor at Location 2 will be behind the noise barriers (at a distance of three
feet from the barriers) to simulate the worse-case measurement location that would
typically be enforced by the San Francisco Department of Public Health.
The Location 3 noise monitor will be supported from the Northeast wall of the New
Mission Theater. This monitor will collect data at the interior of the block near the San
Francisco Buddhist Center and Foreign Cinema’s outdoor dining patio.
The noise monitor at Location 4 will be located on Bartlett Street between 21st and 22nd
Streets.
The noise monitor at Location 5 will be located on 22nd Street between Mission and
Bartlett Streets.
The noise monitor at Location 6 will be located at the rear façade or terrace of 21
Bartlett or 25 Bartlett.
*
*
*
We look forward to meeting with you to discuss the specifics of this acoustical study
further. Do not hesitate to contact me prior to the meeting if you have questions about
this study.
Sincerely,
CHARLES M. SALTER ASSOCIATES, INC.
Cristina L. Miyar
Vice President
Enclosures - as noted
10May20 Medjool Sky Terrace Acoustical Study
Charles M Salter Associates
130 Sutter Street, Suite 500 San Francisco California 94104 Tel: 415.397.0442 Fax: 415.397.0454
ROOF DECK MEDJOOL RESTAURANT
2516-2524 MISSION STREET
SAN FRANCISCO, CALIFORNIA 94110
-
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AERIAL VIEW
PROJECTINFO
OWNER:
GUS MURAD
2516 MISSION STREET
SAN FRANCISCO. CALIFORNIA 94110
PROJECT CONTACT:
SANTOS & URRUTIA STRUCTURAL ENGINEERS
2451 HARRISON STREET
SAN FRANCISCO, CALIFORNIA 94110
(415) 642-7722
(415) 8427590
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TITLE SHEET, DRAWING INDEX, GENERAL INFO
CONDITIONAL USE AUTHORIZATION
EXISTING GROUND FLOOR PLAN
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EXISTING SECOND FLOOR PLAN
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PROPOSED ROOF DECK PLAN
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AFTER CLOSING TIME. STAFF MAY REMAIN IN THE FACILElY AS NECESSARY FOR
CLEANING AND OTHER DUTIES RELATED TO THE OPERATIONS OF THE OUTDOOR
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ROOF DECK FRAMING PLAN
PENTHOUSE FRAMING PLAN
TELEPHONE
SAN FRANCISCO, CALIFORNIA
SAN FRANCISCO
PLANNING
DEPARTMENT
FOR INTERNAL USE ONLY
DO NOT DUPUCATE
NO CAMERAS I NO COPIERS
PURSUANT TO CALIFORNIA LAW
(415) 642-7722
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The address of the project
D.A. ciwCIaIST(p. i of 2):
2-S7b
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For ALL tenant Improvement projects in commercial use spaces, this checklist Is rtq.uired to be reproduced on the plea set aridgi
1. The propdsed use of the project is
gn ed.
(e.g. Retail, Office, Restaurant, etc.)
2. Describe the area of remodel, inchidlng which llooc
- .
3 The constnction cost di this project excluding disabled access upgrades is $_
, which is
Ies than the Accessibility Threshold amourft of $JU.tO based on the
(check ana)-D more than I
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201 3-ENR-Constpction CostTridex (The cost Index & threshold are updated annually).
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Chdck one:
4. Is this a City project and/pr does itreceiva public fundisg?
Instructions pegs for additional forms required.
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Condifiphs below thusi be fully iocuthented by eccornpanyfngdra wings
rterpfijllvsort ehenk thn most anniloshis box (nna hr, nr,h,5
A , All existing conditions serving the area of remodel fully comply with access requirements. No for
upgrades axe required.
All existing conditions serving the area of remodel that db
fully comply with access requirements will be fully upgraded with this
project
Proposed project (check one) ,Iess than the threshold /0 is over-The threshold Malls under CBC 1134Z,2,1 Ex. 2; Psrtiai7
upgrades, including Equivalent Facilitatido will ha provided up to 20% of the project valtie as itemized un Form C. Priority of
upgrades are to be. uinsidored iæthe ordfr listed on p. 2 of the D.A. Checklist. Fill out Hardship xequtst form(s) for non-fully
sbmplying items, including for EuuiyaIeat Facilitation items. Checking box C means there are still non-complying items serving the
area of remodeL
DThAccess features will either fully comply or be provided with Code defined Equivalent Facilitation. Stibmit an Unreasonable Hardship
Request (UHk) for the-Equivalent Facilitation items.
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O E: Hardship appeal to be filed with Access Appeals Commission (AAC). Note: Plan check of items not undefAAC consideration
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O F: Consisting only of Bather Removal, Notice of Accessibility Violation (NO)) Compliance or Exempted Work; Fill out Form F.
o G: Minor, xeyisioo to previously approved permit drawings only. (Note: This shall 1IQI be used for tiew or additional work) Preyide
proviotfs approved permit application here:
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SANTOS & URRUTIA
I RECEIVED
March 14,2012
MAR 14 2012
David Pang, P.E.
Building Plan Checker
City and County of San Francisco
Department of Building Inspection
1660 Mission Street, 5th Floor
San Francisco, CA 94103
OF BUILDING INQf101
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PLAN
IN
FOR
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ACCEPT
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Re: 2516-2524 Mission St, San Francisco, CA
DBI BPM: 2011-12-14-0681
S&UJob#: 7661
AI
Dear Mr. Pang,
We are writing this letter in regards to the above mentioned project. The structural drawings
attached to this permit to legalize the rooftop deck for A-2 Occupancy are exact duplicate of
the approved PAil 2003-07-09-9095 approved structural plans. No modifications have been
made to these plans. Additional calculations are being submitted to show that the existing
roof framing and the existing steel beams at the first floor ceiling are adequate for 1 OOPSF
live load. (-7 12-0 0p
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Mf Building .Iflsp
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If you have any auestions please contact us.
OFFICIAL
GIN SPECflON
CL
MAR 1 4 2012
No. S 2984
Rodrigo Santos, S.E.
Santos & Urrutia Structural Engineers, Inc.
Exp. 6-30-12
R*Vi~ ~
IN
MAR 1
4
2012
DEPT OF BUILDING INSPECTION
THIS PLAN MEETS THE
QUALITY
STANDARD FOR MICROFILMING
ACCEPT
2451 Harrison Street San Francisco CA 94110 Phone 415-642-7722 Fax 415-642-7590
in
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SANITATION NOTES:
1. ALL FOOD SERVICE AND RELATED EQUIPMENT SHALL BE NATIONAL
SANITATION FOUNDATION (NSF) APPROVED AND IN CONFORMITY WITH LOCAL
HEALTH REGULATIONS. INSTALLATION OF EQUIPMENT SHALL MEET SAME
REQUIREMENTS. ALL REFRIGERATION SHALL MEET NSF-CHAPTER7
REQUIREMENTS.
2. ALL ADJOINING EQUIPMENT AND COUNTER SHALL BE SEALED TOGETHER TO
PREVENT THE ENTRANCE OF MOISTURE, SPLASH, GREASE. INSECTS. ETC. ALL
EQUIPMENT. INCLUDING SHELVING, SHALL BE SMOOTHLY SEALED TO THE
WALL TO PREVENT THE ENTRANCE OF SPLASH AND DEBRIS. ALL PORTABLE
OR FREE STANDING UNITS SHALL ES REMOVABLE AND EASILY ACCESSIBLE
FOR CLEANING.
3. ALL WORKING SURFACES SHALL BE SMOOTH AND IMPERVIOUS.
4. ALL REFRIGERATION EQUIPMENT AND EQUIPMENT FOR HOT STORAGE SHALL
HAVE THERMOMETERS WHICH ARE EASILY READABLE IN PROPER WORKING
CONDITIONS.
5. STORAGE SHELVING MUST BE SPECIFIED AS HAVING A SMOOTH,
NON-ABSORBENT FINISH. THE LOWEST SHELF TO BEE INCHES ABOVE THE
FLOOR
6. A SEPARATE WALL-MOUNTED HANOWASH SINK IS REQUIRED WITHIN OR
ADJACENT TO SERVICE AREA AND PACKAGING AREA, PROVIDE PERMANENTLY
MOUNTED SINGLE-SERVICE SOAP AND PAPER TOWEL DISPENSERS.
7. ALL SINKS TO BE PROVIDED WITH ADEQUATE HOT AND COLD WATER FROM
MIXING FAUCETS.
B. ALL EXPOSED CONDUIT. PLUMBING, ETC., MUST BE INSTALLED AT LEAST B
INCHES OFF THE FLOOR AND 1/2 INCH AWAY FROM WALLS. ALL EXPOSED FLEX
CONDUIT IS TO BE SEALT1GHT OR EQUIVALENT.
8. THE JUNCTURE AT THE FLOOR AND WALL IN FOOD PREPARATION, COOKING
AND SERVICE AREAS, MUST HAVE A COVED EASE WITH AT LEAST A 3/8 INCH
RADIUS AND EXTENDING AT LEAST B INCHES UP THE WALL. IF TOP SEE COVING
IS USED. IT MUST BE ADEQUATELY SEALED AT THE FLOOR WITH SILICONE
SEALANT OR EQUIVALENT TO FORM WATERPROOF SEAL.
10. PROVIDE AUTOMATIC DOOR CLOSURES ON ALL ENTRY AND DELIVERY
ROOM DOORS.
ii. BUILDING SHALL BE INSECT AND RODENT PROOF, INCLUDING EXTERIOR
DOOR WHICH MUST COME WITHIN 114 INCH OF FLOOR. ALL VENTS AND OTHER
OPENINGS TO OUTSIDE NEED TO BE SEALED OR SCREENED.
12. REFUSE CONTAINERS SHALL BE MOISTURE AND VERMIN PROOF WITH
TIGHT FITTING LIDS.
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2. AFTER LAYOUT G.C. IS TO COORDINATE WITH ARCHITECT AND PROJECT
MANAGER REGARDING ANY DIMENSIONAL, CLEARANCE, UTILITY OR OTHER
ISSUES THAT WOULD CAUSE A DEVIATION FROM THE PLANS.
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5. D.C. IS RESPONSIBLE FOR ALL HARD WiRING AND HARD PLUMBING OF
EQUIPMENT AND FIXTURES - IN OTHER WORDS. WHAT REQUIRES A PERMIT
IS DONE BY A LICENSED PROFESSIONAL UNDER THE BUILDING PERMIT.
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4. DISPLAY SHELVING VENDOR SHALL ENGINEER SUPPORT FRAMING FOR
LOADS AND SPANS AS PANT OF SUBMITTALS.
)PROVIDE AN ALTERNATE PRICING FOR STEEL SHELVING SUPPORT WITH A
THERMOSET EPDXY POWDER COATED FINISH.
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EXISTING BAR (SERVICE ONLY)
2
HEALTH DEPT NOTES:
1. ALL SHELVING AND EQUIPMENT IS TO BE N.S.F. FINISH AND CONSTRUCTION.
PROVIDE SAMPLES OF FINISHES FOR HEALTH INSPECTORS REVIEW PRIOR TO
INSTALLATION.
SEAL. AND CAULK TIGHT ALL PENETRATIONS.
IN FOOD SERVICE AREAS, PROVIDE AN INTEGRAL COVE BASE, E MINIMUM IN
HEIGHT.
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SEE STRUCTURAL FOR ATTACHMENT DETAIL
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EQUIPMENT NOTES:
1. PRIOR TO ANY CONSTRUCTION. D.C. IS TO CONDUCT AWALX THROUGH
WITH PROJECT MANAGER AND ARCHITECT TO VERIFY AND DISCUSS ALL
EQUIPMENT REQUIREMENTS.
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13. ANY TRASH AND GARBAGE STORAGE AREA RECEIVING FOOD WASTE OR
FOOD CONTAINERS. WILL HAVE A WATER BIB TO FACILITATE CLEANING.
FLOOR. WALL. AND CEILING WILL BE SMOOTH AND CLEANABLE. RECOMMEND
HOT AND COLD WATER BIBS BE AVAILABLE FOR CLEANING. WASTE WATER
FROM SUCH CLEANING OPERATIONS MUST BE DISPOSED OF AS SEWAGE
THROUGH A FLOOR DRAIN IN THE TRASH ENCLOSURE OR THE EQUIVALENT.
SEE ADDITIONAL NOTES PER PLANS.
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2747 19TH STREET
SAN FRANCISCO. CA 94110
tel. 415-382-5857
lax. 415-362-5044
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C = STAINLESS
The
F,pproed PInIn Wit REt’edy J. Do,i
0 NOTICE OF SPECIAL RESTRICTIONS
2jEcoRWD1
7. ALL FINISHED BUILDING DIMENSIONS SHALL BE VERIFIED BEFORE
1. ALL PLUMBING, ELECTRICAL AND REFRIGERATION ROUGH-IN
FABRICATION AND/OR INSTALLATION OF EQUIPMENT AND FIXTURES.
WORK: FINAL CONNECTIONS TO ALL FOOD SERVICE EQUIPMENT
AND FIXTURES INCLUDING FAUCETS, VALVES, TRAPS, MISC.
8. GENERAL CONTRACTOR SHALL PROVIDE ALL CEILING, WAIL AND
FITTINGS, SWITCHES, WIRING. CONDUIT. OR FLEX. MAGNETIC
FLOOR PENETRATIONS AND ALL SLEEVES FOR PLUMBING.
STARTERS, DISCONNECTS. ELECTRICAL PANELS, THERMAL
ELECTRICAL REFRIGERATION, CO2 LINES AND VENTILATION DUCTS
OVERLOAD PROTECTION. CORD AND PLUGS. ETC.. SHALL BE
AS REQUIRED.
PROVIDED BY APPROPRIATE SUBCONTRACTORS.
TO PROVIDE POWER OUTLET(S)
ELECTRICAL SUB-CONTRACTOR
2. FIXTURES. ANY ADDITIONAL REQUIREMENTS SHALL BE SPECIFIED 9.
ON ROOF FOR HOOD EXHAUST FAN(S) AND MAKE UP PJR BLOWERS.
BY THE ARCHITECT, SUPPLIER. OWNER. OR D.C. ALL EXISTING
HOOD LIGHTS TO BE WIRED BY ELECTRICAL CONTRACTOR.
EQUIPMENT AND N.I.C. (NOT IN CONTRACT) ITEMS, SHALL BE
10. GENERAL CONTRACTOR SHALL PROVIDE NON-COMBUSTIBLE
VERIFIED BY THE GENERAL ELECTRICAL. AND PLUMBING
WALLS BEHIND, ABOVE, AND ADJACENT TO COOKING EQUIPMENT
CONTRACTORS FOR MECHANICAL REQUIREMENTS.
SHALL
BE IN ACCORDANCE WITH LOCAL FIRE & BUILDING CODES.
3. MECHANICAL ROUGH-IN AND FINAL HOOK-UP BY THE PLUMBING
AND ELECTRICAL SUB-CONTRACTORS SHALL CONFORM TO LOCAL
CODES.
4. ALL ROUGH-IN ARE SUBJECT TO CHANGE PENDING THE FINAL
SELECTION OF EQUIPMENT AND LOCATION OF SAME.
5. MECHANICAL SYMBOLS SHOWN PLUS 15 (UP 15) DENOTES
HEIGHT FROM FINISHED FLOOR (A.F.F.) TO CENTER LINE OF OUTLET.
PIPE. ETC. IN WALL SYMBOLS SHOWN (STUB) DENOTES TO
TERMINATE ROUGH-INS APPROX. 4 APP.
8. ALL DIMENSIONS SHOWN ARE FROM FINISH FACE OF WALLS.
FLOORS. CEIUNGS, OR CENTER LINE OF COLUMNS, UNLESS
OTHERWISE NOTED
11. PLUMBER TO SIZE, FURNISH
REQUIRED BY LOCAL CODE.
.c -FI,0. e.’Xce_
ci=crl
I 151
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La A.6q
REFLECTED CEILING PLAN
-
IA
3761
ilnoIhy Nagata. DBI
& LOCATE GREASE TRAP IF
APR 16 200
ELEVATIONS
RCP, SCHEDULES
12. LAST DATE REVISION VOIDS ALL PREVIOUS DRAWINGS,
13. ALL CUSTOM SHELVING AND COUNTERS ARE OF CABINET
QUALITY CONSTRUCTION WITH ALL SURFACES SMOOTH AND ALL
CRACKS AND CREVICES SEALED WITH CAULKING TYPE SEALANT.
14. CONTRACTOR SHALL VERIFY LOCATIONS OF ALL WATER.
SEWER. SPRINKLER LINES, ALL ELECTRICAL PANELS & SERVICE
AND SERVICE CONDUIT.
APR IS 20)3
HO WARD E. 0132
APR I(3
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APR 15 203
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STEEL PANELS
GENERAL NOTES:
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L.
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II
II
(2) lie 5585 I
ISO &KBS
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Cl
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D.A. CHECKLIST ( . I of 2):
The addreoo of the project
is 251(1n 24
,,c.,oJ
zr
ENTOTS, LITTOn
1J
F-ALL Iccoro ierpronronoaproJocr. Or
040 theo*!Le 1,
,p.
ercrotei
rcqotrodi., krepiodowdoe iDpiosorianL04noS
I. The proposed use of the project is
O
DOOR ~
0
g
Describe the area of remodel, isdodhrg which 90cc
3.
The
4.
Is this a City project anther does it receive pubic funding?
Instructions page f or additonal tonio ceqnnkat
S
(00OR
XI
On
(e. Reid. Office, Restaurant, etc.)
2.
oonSbVthon coat of bIB prnjeJ 000lr,diog deobled acnOS opgrodee ich_
".
which is
(check on.) 0 TroT. Via. I M lens the. the Aoo.eethility Threshold .00005004 $139,934.96 based on the
2012 ENR Cooetn.,okon Coat InderC (The Coot index & threshold are updated annually).
Cheek cot O Y091
X.
No
Note:
It Yes,
lion see
associates
Conditlona thatooa,00fb. fnntlydoccor.nt.dhya0000rpacryhrg dcennlrTge
BerA010 the ann, of TOITadOl TuCy EooTpSy web aroe TIgIiroeoe150. No Voohonoporodno TAT Toll/lTd.
All eoicbog 0000lisico. 1.9IA. ann, of
nonordol l iat do 050 fully ooreplywkh CrOW Virets _Wlft (cOy op0oodod with this
A Al AS eo(eica 000dhisrl
0
CAB PLAN
ELEVATOR ENTRANCE
BT
psojool.
0 Co Poop000lprcjocs (chopO coo) nil hon lhlo Or.. Ilendiold I F Demo 04,1 lhrrlhuld & - bIN uidrr COC 1340.2.0 Eo. 2; PaTid
g Eqoiuslna FecIllelino will be prodded C 0201500 01-. project,
SPETOdO.. iocl0010
00 ileunio lId cc Form C
C. Priority of
-PV-d-ISTO
ho ooidorrd In ta Coo hoof or pe 2 of rho D.A. (.11pdoliol. Fill 0111 tilodnhjo oTq00
-PV-d0 th rori,) for flEO. EIlly 0000plyirg
Bees. kohodtng for Equivalent Facilio.Oion items. CIIETBISTEbox C TOIlS lrn 000 10011 son -complying hTml snroicg the area of
0000drL
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CALL BUTTON PANEL DETAIL
ELEVATOR NOTtty
WOR rer no
SOOT.
OUR coronas con. DOORS. eJflOIs SlOt 0000 lOAd
O
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AS 0511CR. 001THIB BloAt SO 10510151W IT MMIX AID II INTO
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ARCHITECTURE
INTERIORS
PLANNING
2747 19TH STREET
SAN FRANCISCO, CA 94110
101. 415-362-5851
lox. 415-362-5044
Ergornl (0140) b do Vgoiu.kol FMile.o’on irons.
Li H..dotoip appTol 10 be Elnd WAN A001se Aypreh CdmaoiS000T (AAC). 1401.1 PIes 01110k of oeao no, nTdon/0AC oOnocOoraoOT will
coruloco rohOe rraolulioo of AAC deuloon I. ,AABhI.
Fo CAnoioloe 0011 of Ba,rinn Coronal. Notice ofAccoeibilhy Violeo(os I7AOh Ccmplienoo cc Eonr -.Hod W0dII Till Aid FerrIs 0.
00 Minor Invoice 00 pTOOlDcOly epp000ed p000h d,owic4n only. 19(0110mb stroll 5001 ho ed hr new on ooTdAiol,nl woolA) P1011040
JOT000AI IppToNTd p000rh opplicarno b
DOIAojNicR of ronlionl
wAm,n.leclo.t100
DOOR
I
l"A"UMM AT
D . A. CHECKLIST (in. 2 of 2):
Id
EH
I,
$00DEQ
1
EXISTING ELEVATOR & SIGNAGE DETAILS
One MoowbIe .01010,
5nFrAoE.eonadRImooOBi
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5106
6101 OTleTodel
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$
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LOCATE GRAB OPJIG ON EACH SlOE OF WATER CLOSETGO ONE 00000MW
OiL OETIRO wETCA 010001. 000 GEAR OARS 0100 rOSE TO LONG WITH
hO FRONT EN07 BA FTROITCTWATEOQ.OsET 00*0 SnOT AT TG00000 CoroNal
BE LESS 1)001 0.01 0000 MRS BONSAi. NOT ROTATE MIETF0000TO TO BE TO
TOGNPORAOROSI000LA000ITS ON OT000A000T TO Trial 00000 P.00 10 MOAN
- AAoaeSInapn00Pay
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PRovOR panonoNEsr SiGns in BornEo cone rico. u,ilaru.q corr005 0F SNOT-cons
LEPERCO500-lO.OECTTRNACOOIPAJIEO BY SHADE-C 000LLE SIGNS SHALL 00 InSTALLED
ON THE WALl. ANJACOATTO TriO LATCA OUTSIDE TAt 00Cc. ATOnE THERE 10 FOwAIJ.ACE
ON THE LATCH SlOE. 00*0Cc. TOOTLE LEAF D0OTTT. 5I50550.OLL ON PLACED OS TOE TIEOOFAT
*040051 WAIL COAsTiNG I100TNNOU. 00 00 0FF. mulE FLNTEIG.IIE OP SING
000TARNO LOCATION 515011 00 DETTREONEO ROWATAPTSSNO LINT P0000ACJI WIlds TO,
TIGNAOFWTTTOIJI reonuMnOenc PROTRUDING 05000000e RTMRSIN cArTONS irer SalloW OF DOOR.
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ut FOWE NEEDED NO ACTIVATE OW11000A SHOAL NOTEHEQEA SIRS. FOR LEVER -
MAC 11001011 T000IRENENTS
NC. ACCESSORY NOTES/ DETAILS
-
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D.A. CHECKLIST
STANDARD DETAILS
WOWAR D ZEE. OBt
APR 16 2013
ENTRY DOOR
SECTION
APR 15 2013
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OUTDOOR LIGHTING AVeRKSHFFT
1 3)
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LIGHTING POWER ALLOWANCE FOR GENERAL HAROSCAPE
AREA WATTAGE ALLOWANCE (Awn)
298.0
Awn B PER
0000W
FOOT
ABA
(A A El
0.092
27.4
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C
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I0000SCOPE AREA
OLTG -
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(Poge 3 of 4)
Certificate of ComplionCe
Proioou 5000: LOLINDA
0
F
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PER
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FOOT
iRA
(0 0 1)
iou
FERIMETER LENGTH OF
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0.92
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I
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TOTAL GENERAL
HAJ005CAPE 11001*10
ALLCWAoICE
II
INITIAL
WATTAGE
AL LOWANCE
C
1
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124.24
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(WATTS)
C o F * G
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921.8
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SPECIFIC APPLICATION LIGHTING-WATTAGE ALLOWANCE PER UNIT LENGTH
I IMPlORE TYPE
F
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P515N WATTS
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5-.l COSIROSIOR by 7101709 the iloleliols 1091100 4 510-74(0) To lb. Eoeno(ioe Director.
10Th, ANpled clorpo is P001,4 nohe Enec Coepioriorp 0.50.
I B. ADDITIONAL LFCI{IISC POWER ALLOWANCE FOR ORDINANCE REQUIREMENTS
Ioddleenol Iqilso oge or Mosoroen Fr. dobbs u1.11. 147-C -it,
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obool the proposed LlOnge.
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pronOlo9 lIrC leflcsd*1 rIolpuloIs reqiod j 0-114(f) Is the Toed.. Sector.
SPECIFIC APPLICATION LIGHTING WATTAGE ALLOWANCE FOR ORNAMENTAL LIGHTING
DETERMINE ’1l’iTTAGF All 000WCF C
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(Page 2 of 4)
OLIG-lU
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CONTROL SCHEDULE snot
LOLINDA
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July 2010
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ALLOWEd AND INSTALLED OUTDOOR LIGHTING POWER
L. SPECIFIC APPLICATION LIGHTING WATTAGE ALLOWANCE PER AREA
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CrTy/Slolo/Ziuo
2741 1901-I STREET
SAN FRANCISCO, CA 94110
Tel 415-362.5857
fox. 415-362-5044
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AHMPoD MOHAZAB
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CEWIEICATE CF COMPLIANCE
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ARCHITECTURE
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04-05-2013
Idly518 MISSION STREET
298.5 SO. FT
SAN FRANCISCO. CA. 941 10
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Phase Al C onolnco liOn: 0 N-Cooslunction 0 Addition
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LOUNDA
OUTDOOR 11001010 ZGNEOINZ 1 DOLT 2 ZDLZ 3 DDLZ 4
OCCLPTAICE FORMS
C.
Required 000oplooce Tests
ReOurAn snuO
Certificate of Compliance
04-05-2013
0010509 LIGATiNG ZONE
A
LWA. And ISA TrAm TAble 147-A 000 used OS appropriate for (Tie Outdoor L i ghting Zone
JEIERM,NF WATTAGE AIIIIWONCF
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04.05-2013
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FORMS
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ALLOWED UGHTlTGPOWER (Cho, Cn Method)
A SnponOJ DC-DC AI 6 FilM NA Inn CAlOnd 148 UAINA
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(Page 3 of
CERTIFICATE OF COMPUANCE
04-05-2013
LOUNDA
LTG-1C
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04-05-2013
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BUILDING CAEC3RY(Fi,, EAR
MANDATOR? LIGHTING CONTROLS
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FIELD INSPECTION ENIROT CHECKLIST
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I PLANNING
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22715 VICTORY BLVD.
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ARCHITECTURE
. INTERIORS
LUOr005
2747 19TH STREET
SAN FRANCISCO, CA 94110
201. 415-362-5957
Declaration S)Blrrneel
(MA. 415-382-5044
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TECTA AND ASSOCIATES
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04-05-2013
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LIGHTING COMPLIANCE FORMS
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In the nOlAn An 5-Ito, of TaR ItS-F for nhontAn
oct o,nlI. 040RWUIp de WITACAI*in 6011114481061 noW pinooCAc AOocW1.IIiB*I&AIMA 4018106 11500111014.0 1404 .1,4.
A SpnoiA IAUIM8,o 0,. 1)fll Fnlieo 6.11,1W in Ito loNe 46-F I emoles 1,01 0l0 105.11 In On 000lnoS nolloge cic.*nn..
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Ro,Io,rolA thl-oIT 031100 - 0 limo 06114 olIn Or 0,0,10), 010106
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THE ABOVE MANDATOR- MEASURES APPLY TO All
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WON_ RESIDENTIAL, HIGH RISE RESIDENTIAL ONE H011,L/MQTE,,
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0 UNCONDITIONED SPACE
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REVISIONS
DRAWING I NDEX ,
PROJECT NAME:
REHEAT KITCHEN
ADDRESS
2516 MISSION STREET
SIOCK
3616
0110
SAN FRANCISCO. CALIFORNIA
S1.O
S1.4
51.5
S2
53
61
jQJ
I GENERAL
-
TITLE SHEET
TYPICAL METAL STUD DETAILS AND NOTES
TYPICAL CORRUGATED METAL DECKING DETAILS AND NOTES
HIGH ROOF FRAMING PLAN AND ROOF FRAMING PLAN
DETAILS
A. ALL CONSTRUCTION SHALL CONFORM TO THE CALIFORNLA BUILDING CODE
2010 EDITION ,/ AMENDMENTS BY LOCAL JURISDICTIONS.
6. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AT JOB SITE BEFORE
COMMENCING WORK AND SHALL REPORT ANY DISCREPANCIES TO THE
ARCHITECT OR ENGINEER.
C. OMISSIONS OR CONFLICT BETWEEN VARIOUS ELEMENTS OF THE DRAWINGS,
NOTES. AND DETAILS SHALL BE BROUGHT TO THE ATTENTION OF ARCHITECT
AND RESOLVED BEFORE PROCEEDING WITH THE WORK.
D. DO NOT USE SCALED DIMENSIONS; USE WRITTEN DIMENSIONS OR WHERE
NO DIMENSION IS PROVIDED. CONSULT THE ARCHITECT FOR CLARIFICATION
BEFORE PROCEEDING WITH THE WORK.
C. DETAILS SHOWN SHALL BE INCORPORATED INTO TI-IC PROJECT AT ALL
APPROPRIATE LOCATIONS WHETHER SPECIFICALLY CALLED OUT OR NOT.
F. FOR WATERPROOFING, FIREPROOFING, ETC. REFER TO DRAWINGS OTHER
THAN STRUCTURAL.
G. SEE DRAWINGS OTHER THAN STRUCTURAL FOR: KINDS OF FLOOR FINISH
AND THEIR LOCATION, FOR DEPRESSIONS IT FLOOR SLABS, FOR OPENINGS
IN WALLS AND FLOORS REQUIRED BY ARCHITECTURAL AND MECHANICAL
FEATURES. FOR ROADWAY PAWNS, WALKS, RAMPS, STAIRS, CURBS, ETC.
H. HOLES AND OPENINGS THROUGH WALLS AND FLOORS FOR DUCTS, PIPING
SHALL
AND VENTILATION SHALL BE CHECKED BY THE CONTRACTOR, WHO
VERIFY SIZES AND LOCATION OF SUCH HOLES CR OPENINGS WITH THE
PLUMB I NG HEATING, VENTILATING AND ELECTRICAL DRAWNCS AND THESE
SUB-CONTRACTORS.
I. NO PIPES AND DUCTS SI-MEL BE PLACED IN SLABS OR WALLS UNLESS
SPECIFICALLY DETAILED OR APPROVED BY THE ARCHITECT.
J. DRAWINGS AND SPECIFICATIONS REPRESENT FINISHED STRUCTURE.
SUBCONTRACTOR SHALL BE RESPONSIBLE FOR MEANS AND METHODS OF
CONSTRUCTION INCLUDING BUT NOT LIMITED TO SHORING AND TEMPORARY
BRACING. THE SUBCONTRACTOR SHALL UNDERTAKE ALL NECESSARY
MEASURES TO INSURE SAEEYY OF ALL PERSONS AND STRUCTURES AT THE
SITE AND ADJACENT TO THE SITE. OBSERVATION VISITS TO THE SITE BY
THE ARCHITECT, ENGINEER SHALL NOT RELIEVE THE SUBCONTRACTOR OF
SUCH RESPONSIBILITY.
K. NOTE THAT SHEET SI IS A STANDARD COVER SHEET AND AS SUCH, NOT
ALL TYP. DETAILS AND OR NOTES APPLY TO EVERY PROJECT.
II DESIGN CRITERA
A. APPLICABLE CODE: CALIFORNIA BUILDING CODE 2010 & SFBC 2010.
B. VERTICAL LIVE LOADS: (REDUCIBLE). ROOF: 20 PSF. FLOOR: 40 PSF.
HALLWAYS & CORRIDORS: 100 PSF.
0.
.1
.li10
1.1111t. .
000in N.w.orr N.y
Wnion L Day. C.I.O. Dtmolor
SPECIAL INSPECTION AND STRUCTURAL OBSERVATION.
A COPY OP ThIS DOCUMENT OHALI. SE KEPT WITH THE APPOOVOD STRUCTURALDRAWING SET
NOTICE
.lor.s0000Uo
SPECIAL INSPECTION REQUIREMENTS
Please note that the Special Inspections shown on the approved plans and checked on the
Spored Inspections; form loosed with the permit am required for this projed. The
employment of special inspectors In the shed reeponsibffty of the owner or the
engineer/arthf
record
rd acting as We owner’. representatIon.
II
S
B
o
These Special Inspection. are roqolred In addition to Bra netted Inspections performed by the
Deportment of Building Inspection. The name of the special inspector shell be furnished In
the district building Inspector prior to Mart of worm for which special Inspection Is required.
For questions regarding the details on extent of required bropncNon or tests, please Cal the
Problems
fIbe sin any fi
Plan Checker assigned to this pmjeCi or 4154584132.rs
regarding special Inspection, pleas. call your District 8f ding Impactor or 415.558.6570.
Before Briol building inspection is echedwied, documentation at special Inspection compliance
most be Submitted to and approved by the Special lnnpecdort Sonic.. staff. To avoid delays
reports from the atdrtied
in 114s procaso, the pncoct owner should request Fatal compliance
or engineer of record and!or special Inspection agency noon clerks conclusion of work
cnqrjking specIal hinpeclton. The penefl wHined be finalized without compflance with he
.P..1 inspection ,nqahsmeela.
STRUCTURAL OBSERVATION REQUIREMENTS
In
accordance with See.
foIsok woOL
t lIllt-se.ngcsnsne
r. I]-& Ibootwoornow. w*
R.."-P llCaLa.e mea,
O lbn000iu,00loaeOn.10ea.cr.t,. roll ea.O.elS.n0n&q
rr.Il ronSOOeil.on .rawnooe
* lO,0000newrer
A P5404. 0004 Irep.tn
lXbblraboe
II lllrwo04io.,sn000n
lb sHAaleae.lSicee.’la
..als ,.(Oeo n.1AIOe.0)
II 5t4
II wereate
loll NwIs000a.r.ro ,.
II 110050051
II ceaea *0000w
lt.lbE,leroF000t
II 000*cOI 1004
11.r*.aer,nant.drr.nr005eee.roo
nowo!eo. ,Is0400r.raar.lCr
y.oserinal
It
if
Ii..O,0SflSIe?OS
Ibreroorono
IItwSreOn
lace 5flOIlOe0001
-IbOwerreno
tasting is required for the
it lelsk,00s.a&, ,,JtaCacencnean,oean.
II C
a.
bower
1 P.S elbrarsCee.leoroS relic
I) 5.e- ,.d.rae,ns,00,. eOOn
.f010 e.ir.ns
1k;l 050,0.
at. Ie.aA ’leo.,
III MATERIALS
A. CONCRETE:
T. REINFORCING STEEL: ASTM A615, GRADE 60,
1 4 AND SMALLER, GRADE 40.
2. CONCRETE: NORMAL WEIGHT U.O.N. WITH COMPRESSIVE
STRENGTH OF THE FOLLOWING AT 26 OATS:
FOOTINGS, MAT SLAB & DRILLED PIERS
3000 psi
WALLS, COLUMNS
5000 psi
STRUCTURAL SLAB (L W. P.T.SEE 53 2)- 5000 psi
3. MINIMUM CONCRETE COVER FOR REINFORCING STEEL:
a. SURFACE POURED AGAINST GROUND 3
b. FORMED SURFACES BELOW GRADE
2
C. SURFACES EXPOSED TO WEATHER
2
d. BEAM BARS (INCLUDING STIRRUPS)
1-1/2
n. ALL OTHER
T’
4. ANCHOR BOLT EPDXY - : HILT HIT-RE SOD-SD. (ICC ESR-2322)
OR SIMPSON SET-OP (ICC ESR-2508)
5. SCREW ANCHORS-: SIMPSON TITE’A HD (ICC ESR-2713)
5 USE COMPRESSED AIR TO BLOW THE DUST OUT OF ANCHOR
BOLT HOLES.
05 11 secodarseoso loneelfirsi
l,owee,eserr.Irc.s,00,I
l5rro000I
05110 ew,o05O54NntdaoOr4d
-
-
-
B.N. -BOUNDARY NAILING
DIAMETER
DA.
E . N. - EDGE NAILING
H.P. - HIGH POINT
L.P. - LOW POINT
Lvi.- - LAMINATED VENEER LUMBER
L . W. - LIGHT WEIGHT
M . L. - MICROLLAM
PLWD - PLYWOOD SHEATHING
PSL - PARALLEL STRAND LUMBER
P . T. -PRESSURE TREATED OR
POST-TENSIONED
SYMBOLS
lIsosnOp
00 nrnort or P05 01.4..
’I
limealere.
.
I,,,,I
0
0
0:::1
MPR000S. lease. eubndlwdr.ao,reJ
0010
--
SAD.
S.O.G.
S.S.
T . O.
PEP.
Li O . N.
-
W.W.F.
I-I
I--I
(C) WALL ABOVE
(N) CONC. WALL ABOVE
I
O
I
I
I-
I
(I)
WOOD POST BELOW
WOOD POST ABOVE (OR
ABOVE A BELOW)
.HOLOOWN 0 WOOD POST
=
TYPICAL
-
UNLESS OTHERWISE
NOTED
WELDED WIRE FABRIC
0
STEEL COLUMN ABOVE
0
STEEL COLUMN BELOW
MOMENT CONNECTION
1
Q#f
C)
DRILLED CONCRETE PIER
PRECAST. PRESTRESSED
CONCRETE PILE
AM
Liw<
w
CO
Z
<
uJ cc
’2
OF :
L_ 0
oo
-o
uJ
LL
I
Wr z
IN W
03/29/13
Scale:
DIAGONAL BELOW
tiBJl
w
DIAGONAL ABOVE
OOE000Iat A0001 SPECLIE rlofocnion 510 nTSuClr.000I. 0050000rlOn ni-cots cc DIOECIE000
noeds inpeofin Serelne. b4rnlnno-Ar305.dinaorritaigmn5oftrra,rno; a FMI4rR tls.0O14
AS NOTED
Drown HA.
special Inspection ServIces
-
rare elonlonnbost-son Frenohos CA 64113
olnoe Clot One-flag FAX 14151 O5a-a47a-otdbi.or.
Job An:
RE 081
I 62013
John Duct, SthD
APR
A
I 520(3
Of
in.
I1
’ ’
I
(
I$
-7 T’1’2
’T
Z
GO
CONCRETE COLUMN ABOVE
J.
Issis
0iw
0011:
Del Eneireen Plan Clad,. brood Irape010e Onoloan elan
I
) ’
(12
CONCRETE COLUMN BELOW
w/ DROPCAP
;;
I
G)
SEE ARCHITECTURAL
DRAWINGS
SLAB-ON-EVADE
STAINLESS STEEL
TOP OF
-
I
z_Z
CONCRETE TOPPING OVER
PLYWOOD
CONCRETE TOPPING OVER
CORRUGATED METAL DECK
BRICK CR CMU WALL ABOVE
(HUS TYPE. TON.)
moor
JILJ!0
1Va,L0An------ -
(E) WALL BELOW
______________________________
Eeelr__________________________________________
jI.Or-
I
I
V ABBREVIATIONS
WOOD JOIST HANGER
i
I
-
nii-’
WOOD SHEAR -WALL (BELOW)
pant
I
- .~r
0.0’
lao-en lare000
S
IA. STEEL:
1 , ALL EXPOSED MEMBERS SHALL BE COATED WITH A ZINC
PRIMER.
2. BOLTS, NUTS AND MISCELLANEOUS HARDWARE SHALL BE
GALVANIZED.
B. WOOD:
l ALL EXTERIOR TIMBER AND GLU-LAM BEAMS SHALL BE PRESSURE!
TREATED (BUT NOT CHROOLVTEO COPPER
ARSENATE) OR WOOD OF
..- -NATURAL TESIST/’RCE 10 DECAY.
ALL EXTERIOR HANGERS AND OTHER SIMPSON TYPE PRODUCTS
) 2.
SHALL RE GALVANIZED.
0W’
3 ALL PLYWOOD SHALL BE OF AN EXTERIOR GRADE.
4. METAL CONNECTORS IN CONTACT w/ PRESSURE TREK- ED WOOD
5 ’LT,O
HALL BE HOT-DIPPED GALVANIZED n/ MIN.. ZINC COATING OF G185.
.
,
50 ALL NAILS Br ANCHOR BOLTS .N CONTACT n/ PRESSURE TREATED
5 C
ODD SI-bALL DC HOT DIPPED GALVANIZED.
=
II
II
II 005000 .110000nn.Ir
lb non.
IIFII.alo.00SF05505IS100 lien
it lOa04.ue00r00 Isle
rrefr.*OtsdOenoll
Not.; We or-. mnnlrrg toward. o ’peparless’ mod, of operation. All special Inspection
oabmlltels, inclodIn fInal letter., may be smelled (profaned) or Varied. We will also be
shifting toe pepsicos too receipt mode.
rin..’ss,rorses.sea.rooe.a
bIo.nerawd..ysnos,r0510e
II o.me, -sr0,r.niw.ro.I..5 lILw54de Oen00rA,ee.re.,Orm
II R.Laownaoe.4 II raIl,..oea
1100505405rw05.toe0540A.
Special Inspection Services Contact Information
4.
-
II sm00.eInm.
aCeeItOCwS,I5101 oil
2.
3.
I
1701;I7D3.1704 (2010 SF60). Special Inspection an
I. licowoeFor.ne.so .onea.el
O lInewro.e.anoenoe
S IIe1
lisp---’
Structural observation shelf he provided on required per Section 1710. The building paneS
will not be finalized wished compliance with the structural observation requirements.
Telephone: (415)35M132
Faro
(415) 5586474
EmaIl:
4bl.ogecIoSnspec 1Innsofeon.onp
Is person:
ffeof .t 1680 Mlestors Street
0WNERPIctNEN I
shed
ed responsibility of the OrRNE or it. .nglrrnorlardtilodid coast oiling
E,npinnnontol Spedd ln,00 In
oO Ore Oerm’l ,epreeanlotns. Sp0001 hiofredor thai be one of finns es pr.scbnd hi One-nsa. Mane otopeniol
anpeder eflol be tondshed to Dcl (OssId Inspector prior Is red 0(100 wcYo Inrn.IrAaI the Spaniel le,pesNcInls
Ieqrired. B0oororal nhewc000n shall be pertonned on pmvldad by Section 1711k Aprson.elrocRon nnnfeanoe LI
rennrnrneod.d NAeenelthrdiderordedgnw&riSIer 0101
p lex and hlglulea 0,01051..
d for en
prefndoNlrina
.. com
cose
s
n.wprnneseaswrn.IailaIS.
CnO0.
I.
ADD ENDUM ua_
APPLICATION NO.
OWN0RNMOE __________________
-
EXPOSURE TO WEATHER;
1. WIND:
05 MPH. BASIC WIND SPEED
2. SEISMIC; SITE CLASS D’
MAPPED SPECTRAL ACCELERATORS: Ss=
BASE SHEAR ’A’ re on W
CIty and County of n.e Francisco
Oepartyfled 54 errlldlne tn.posNee
B. CMU: UNITS 1550 P51, MORTAR (TYPE ’5’ ), GROUT 2000 PSI
C. STEEL
1. SHAPES AND PLATES: ASTM A 36: TUBES: ASTU A500, GRADE B.
2. MOMENT FRAMES (BEAMS, COLUMNS): ASTU A-492 OR
A913 (SO k.;)
MOMENT FRAMES (PLATES): A572, GRADE SO.
3. METAL STUDS, SEE 51.4, NOTES
4. METAL JOIST , 50 kSi
5. BOLTS: ASTM A307, U.0 . 14.
6. WELDING ELECTRODES: E-TO
FOR FULL PEN WELDS USE CI-IARPY V-NOTCH WIRE. Mill.
20 It
B O’F
7. METAL DECKING, SEE 51.5
D. WOOD
1. FRAMING LUMBER
DOUGLAS FIR LARCH
5- HEADERS. PLATES, JOISTS: NO.1
b. STUDS. BLOCKING: NO.2
C. ALL LUMBER IJ CONTACT WITH CONCRETE:
PRESERVATIVE TREATED DOUGJ5....flR. (NOT CCA-C)
d. POSTS AND SEAMS: NO.1
2. PLYWOOD SHEATHING
a. SHEARIHALL PLYWOOD : 1/2 INCH STRUCTURAL I, C-D ERTERIOR, SPA
RATED 32/16, CCC 6/51.1;k ii IC.OJTYALL DC: ICOULE 100 THICKNESS.
b. ROOF SHEATHING: 5/8 INCH STRUCTURAL If.
0-0 EXTERIOR SPA RATED 32/16
C. FLOOR SHEATHING: 3/4 YCH STRUCTURAL II,
C-D EXTERIOR SPA RATED 46/24
3. FRAMING HARDWARE AND JOIST HANGERS:
AS MANUFACTURED BY SIMPSON STRONCTIE CO. OR
APPROVED EQUAL SIMPSON DESIGNATIONS USED. USE
MAILS. PER I.C.C. APPROVAL FOR EACH DEVICE.
4. COMMON NAILS, UNLESS OTHERWISE NOTED. SHORT WAILS MAY
BE USED PROVIDED THEY HAVE COMMON CODE SPEEIITEO MINIMUM
EMBEDMENT. ALL NAILING TO BE PER 1110 TROLL NO. 2304.9.1
UNLESS NOTED OTHERWISE.
S. CLU-LAM BEAMS: 24F-V4 (Fb=2400 PSI)
0. PARALLAM & MICROLLANI BEAMS AND TJI’s TO BE FABRICATED
BY THUS JOIST.
7. FOR MICROLLALIS SEE CODE EVALUATION: ICC-ES ESR-1387
B. FOR TJI JOISTS SEE CODE EVALUATION: ICC-ES ESR-.3 t53AMiQV
R.S;
8995
S1.0
’i-Sheds
U.
h
(METAL STUDS & JOISTS)
1.
2.
3.
4.
METAL STUD FABRICATION SHALL CONFORM TO AJSI SPECIFICATIONS FOR
THE DESIGN OF LIGHT GAUGE COLD-FORMED SECTIONS.
ALL GALVANIZED 18 AND 20 GAUGE STUDS, AND ALL GALVANIZED TRACK,
BRIDGING AND ACCESSORIES SHALL BE FORMED FROM STEEL THAT
CONFORMS TO THE REQUIREMENTS OF ASTU A448. GRADE A. WITH A
MINIMUM YIELD STRENGTH OF 33.000 PSI.
ALL GALVANIZED 12, 14 AND 16 GAUGE STUDS SHALL BE FORMED FROM
STEEL THAT CONFORMS TO THE RQUTS OF ASTM A446, GRADE D. w/ A
MINIMUM YIELD STRENGTH OF 50.000 psi.
METAL STUDS AT BEARING WALLS SHALL BE 0 MAX. 16’ SPCG w/ THE
FOLLOWING MIN. SECTION PROPERTIES:
FLANGE
CAP’
CONT. MIN 18 GAUGE
TOP TRACK GUIDE-
I
06 PARHEAO
SELF TAPPING
SCREW OEA.
STUD FLANGE. IYP.-"
5, METAL STUDS AT 9014-BEARING WALLS SHALL BE 0 MAX. 24’SPCG xs/
THE FOLLOWING MIN. SECTION PROPERTIES:
6.
GAUGE WIDTH 55 (in) Is (in 5 )
18
3 5/8’ 0.207 0.419
18
0.423 1.403
6
J
II
-
10
I
BEND STUD FLANGE
B INTERIOR SIDE OF
STAGGERED STUD, ISP.
METAL STUDS,
SEE FRAMING
NOTES FOR SIZE
AND SPACING
N
10 00
2x SOLID
BLK’G B 48’C.C.
10d04 CC
8’
/
-
8’
CONT. TOP TRACK
IC
I
3o
IC
I.,I
cx
.:
WOOD
SCREWS
(2 TOTAL)
_IL_iL
JOISTS PARALLEL
ALL WELDS FOR LIGHT GAUGE STEEL SHALL BE IN ACCORDANCE WITH
AISC AND AISI SPECIFICATIONS.
S. ALL WELDING SHALL BE DONE BY CERTIFIED WELDERS.
9. ALL WELDS SHALL BE INSPECTED BY A CERTIFIED WELDING INSPECTOR.
10. BEARING STUDS SHALL BE INSTALLED IN A WdJWER WHICH WILL ASSURE
THAT ENDS OF THE STUDS ARE POSITIONED AGAINST THE TRACK WEBS,
PRIOR TO STUD AND TRACK ATTACHMENT.
11. STUDS SHALL BE SEATED SQUARELY IN THE TRACK WITH THE STUD
WEB AND FLANGE ABUTTING THE TRACK WEB, PLUMBED AND ALIGNED,
AND SECURELY ATTACHED TO THE FLANGES OR WEB OF BOTH THE
UPPER AND LOWER TRACKS.
12. FOR BEARING WALLS, STUD BRIDGING SHALL BE ATTACHED IN H MANNER
TO PROVIDE RESISTANCE TO BOTH MINOR AXIS BENDING AND ROTATION.
BRIDGING ROWS SHALL BE EQUALLY SPACED NOT TO EXCEED 3’-O’O.C.
13. SPLICES IN STUDS SHALL NOT BE PERMrTED.
14. VERTICAL STUDS SHALL HAVE 1/2 GYPSUM BOARD (OR EQUIVALENT) ID
EACH SIDE.
15. FRAMED WALL OPENINGS SHALL INCLUDE HEADERS AND SUPPORTING
STUDS AS SHOWN ON TYPICAL FRAMING DETAILS PROVIDED BY
MANUFACTURER AND DETAILS SHOWN ON THIS PAGE.
16. TEMPORARY BRACING SHALL BE PROVIDED AS REaD UNTIL ERECTION
IS COMPLETE.
17. FOR PLATE TRACKS 0 CONC. SLAB, SEE 1
#8 SCREW
O [A. STUD
FLANGE
2’ EMBED.
CONT. BO1
TRACK "
CONT. BOTTOM
TRACK
DOD
QeR5
ST
MAT S
0)0
Qfl-
in
<0
r’
’-2x IDIOTS
0 1. 6"C.C.
I
REQUIRED 0 NON-BEARING STUDS
SAME GAUGE AS STUD
STAGGERED STUD WALL
SCALE: I I/fl’
I-U’ -
?Zw
Ui
Z,
jO)
JOISTS PERPENDICULAR
STANDARD SINGLE STUD WALL
SCALE: 3/4’ = 1 - 0’
0<
METAL STUDS CONNECTED TO WOOD JOISTS
SCALE: 2/4’
I-A’
u_rZ<
TYPICAL NONSHEAR NONBEARING METAL STUD WALL
4-
NECTION TO FRMG ABOVE. SEE(–)
1-0
EAT A IN C
1#8
#8 SCREWS ID 30 -C.C.
STUD TO STUD
C/) CL
SCREWS B 30C.C.
~
STUD TO STUD
Z
16 CA BOTTOM TRACK
l2C.C.
X1
TYP STUD
K_
JOISTS FOR 4-0’ MAX OP1IG
JOISTS FOR 4’ - 1’ TO 7-0’ OPNG
JOISTS FOR 7-1’ TO ID’-O OPNG
LA
-0’ MAX. OPIAG.
TO 10-0’ OPNG’S. (WELD, SEES
1W. STUD
AH
MIN . 18 GAUGE
#8 SCREWS
iLAI.
TO 15’-0’ OPNG’S (WELD, SEE
A
I
14 4
z
2 j iLIx
POWER FASTENERS
01 S’C.C..,
HILT) X-U19P8
(ICC ESR-2269)
POWER FASTENERS
ID 16’C.C. TIP.
TOP & BOTTOM
CONT. BOTTOM
TRACK
7.
8
<jr
ix
’G55,,__
1,,,
CONT. TOP
TRACK
POWER FASTENER ID
EA. BENT STUD FLANGE
Of
JOISTS
N’C.C.
GYP
BOARD, S.
I.
,
-FLOOR SHEATHING
PLYWOOD
1,114. 1
EMBED .
PROVIDE GYP
BOARD OR
EQUIVALENT
BOTH SIDES
-
SELF TAPPING SCREWS TO HAVE THE FOLLOWING MINIMUM
ALLOVARLE SHEAR VALUES:
#8 205 lb.
#10 277 lb.
#12 353 lb.
#14 493 lb.
42
BY
4) FOR DETAILS NOT SHOWN
OR NOTED SEE
CADGE WIDTH 54 (in’) Ix (in)
STUD TYPE
INTERIOR STUDS. HT K 16-0’
lB
2.914
EXTERIOR STUDS HI < 10’ - IlI 16
0.971 2914
5’
STUD TAPE
INTERIOR STUDS, Hi < 12-0’
EXTERIOR STUDS AT K 10’-O
5’ WIDE BOTTOM
& TOP TRACKS
NOTE 3
CONC. SLAB
REASIONS
NOTES
1) IF CONCRETE IS NEW, ’WAIT MIN. 7 DAYS
AFTER POURING TO INSTALL FASTENERS
2) USE SAME CCN1A’ECTION FOR ATTACHING METAL STUD
TO CONC. OR CMV WALL
3) FOR BOTTOM (OR TOP) TRACK TO P.T. CONC. SLAB,
PROVIDE MAX. 3’ EMBED.
LIGHT GAUGE STEEL FRAMING NOTES
STUD OR
)TRACK
L
iii
Uiz
W It
I
LL
0
-
X1
STUD TO STUD
LU
-
W OR TS STEEL
REAM (COLUMN SIN.)
z o.
00
0
SECTION Xi-TI
A CONNECTION TO SLAB SEE
1W. STUD -"
3 METAL STUD FRAMING ' CORNERS & INTERSECTION
-
102
4 METAL STUD ' STEEL BEAM/COL.
SCALE: 3/4’ = I-D’
-
HEADER Z~3
’
SCRE WS EA.C SIDj
FORTACRETE
CEMENT PANEL.
SCALE: 3/4’ =
I 00 CcLL
jID SCREWS. SEE
WFZ
SEETYP
METAL
ri
OI5TS
_
U
.6;
Co)
APR 16iso
S
CUT FLANGE.
FOR 0 N’ 1-06
SCREW 012C.C.
Mz
FOR 0
> 6’. 2-j8
SCREWS 012’C.C.
BEND WEB
2-JIO SCREW
JX2
SILL CONNECTIONS
HEADER SECTION VT-Al
OPTION
SECTION X2-X2
METAL JOISTS
2- #B SCREWS
24104
0 BLKG, TAP.
BCA TRACK
w/ #8 SCREW B
E& STUD FLANGE
CLI TRACK
BIJ<G 0 48" C.C.
C UT
ST
BLKG w/2SCREWS TO TRACK
(5"
2 METAL STUD FRAMING @ OPENINGS
-
SCALE: NONE
TYPICAL CONNECTION FOR DOUBLE STUD
SCALE 1 1/2 =
in ’
’ - 0’
8
Scolo
TRACK
(’"
Job No:
IOI ’II II ’I
APR 152013
Of
I
R.S.
8995
PARTITION NORMAL TO JOISTS
TY PICAL NONBEARING/NON SHEARWALL SUPPORT
SCALE: 3/4’ = I-fl’
03/29/13
AS NOTED
Drown By:
Sl
AG
PARTITION PARALLEL TO JOISTS
.2
z
III
F - fl’
S1.4A
4hnwTs
lr4
C)
T
T
=
T
T
if
T
-
-
If’
)
IJib
UZ 5U
1db.
N
I/f
WATERPRODF]NC BY OTHERS
SI)REBOARS.
FINISH SAD
J
(F) PLYWOOD
N
ALIGN BLK WITH
OLE. BELOW,
DEPTH MN., SEE
PLAN
STIFFENER 0 SLIT.
LOCATION
HDU2
LP4 0 EACH
SIDE OF BLOCK
(4 TOAL)
HIGH ROOF FRAMING PLAN
c)Z
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From:
To:
Cc:
Subject:
Date:
Brian Reccow
Durandet, Kimberly (CPC)
Lindsey MacDougall
Fwd: El Techo /neighborhood
Saturday, May 17, 2014 7:23:30 PM
Kimberly Here is the letter of support from our neighbor directly behind us who is the main
point of contact for any communication we have had.
Sincerely,
Brian R. Reccow
Director of Operations
Lolinda
El Techo de Lolinda
415-370-0349
---------- Forwarded message ---------From: Alan Fairhurst <[email protected]>
Date: Sat, May 17, 2014 at 12:20 AM
Subject: El Techo /neighborhood
To: Brian Reccow <[email protected]>
To whom it may concern:
My name is Alan Fairhurst and I live at 3239 21st Street. I've lived here since 1992.
I often find myself involved in issues concerning my neighborhood and its
improvement; (graffiti and litter abatement, public lighting, Friends of the Urban
Forest, etc...)
Since El Techo has been in operation, I've found their management team to be
consistently accessible and willing to partner with the community in addressing any
concerns relevant to
El Techo's impact on this neighborhood. I was mainly concerned with noise and had
discussed the issue with several other neighbors that were as well.
I contacted the restaurant and was immediately put in contact with its Director of
Operations, Mr. Brian Reccow. He and I keep an open line of communication in
regards to noise levels, and he has always been receptive to the neighbors'
concerns. I routinely ask my neighbors how sound levels have been and pass the
information on to Brian who then addresses them. He has done a lot to diminish the
bottle noise that is an unavoidable facet of the restaurant business.
There is also a marked improvement in the noise that their HVAC generates,(mainly
their kitchen hoods), as well as less music and crowd noise when compared to prior
operations in the same location.
As a parent, neighbor, and property owner, I appreciate El Techo's efforts in being
good neighbors. I look forward to their continued success.
Sincerely,
Alan Fairhurst
Sent from my Verizon Wireless 4G LTE DROId
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