[Noisebridge-discuss] Space viewing report: 2169 Mission

[Geoff Schmidt]

On Jul 10, 2009, at 10:53 PM, Sai Emrys wrote:
> Would it be a good idea for NB to sub-lease or to have live-in
> tenant(s) / caretaker(s)?

I think it'd be tricky to make this work socially. Incidentally  
though, I've been talking to the SF planning board about the options  
for legal live/work arrangements, and I'll tell you what I've learned.

1) If the property zoning allows residential use, in theory you can  
just pull a permit and build a dwelling unit. Your plans will be  
reviewed for compliance with SF residential code (bedrooms need  
windows, there must be a bathroom and a kitchen, adequate heat must be  
provided, many highly technical rules.) Also you must comply with  
planning department rules regarding minimum parking, rear yard,  
affordable housing, etc. If you can't comply with these rules, you can  
try to get a variance. Sometimes these are rubber-stamped (in soma I'm  
told they often are if you're just building one unit), sometimes you  
can't get them no matter how hard you try.

2169 Mission appears to be zoned CM (heavy commercial.) Dwelling units  
are a conditional use in CM, meaning that you have to ask the planning  
board for special permission. 2169 Mission is also within the Mission  
St Alcoholic Beverage special use district meaning no new alcohol sales.

2) You can attempt to get an accessory residential use approved. In  
this case, the primary use remains non-residential, but up to 25% of  
the floor area can be used for a dwelling unit. It is not necessary to  
follow the usual residential rules regarding parking and so forth, but  
the dwelling unit must still comply with residential code. Residential  
accessory uses are specifically allowed for up to 4 adults in "NC, C,  
M, PDR, or Eastern Neighborhood Mixed Use", provided that they are  
artists or craftspeople living in an apartment integrated into their  
studio. C appears to include CM, but this is not totally clear.

3) There is something called a trade shop that can allow occasional  
residential use, but I know nothing about it.

geoff