Moving/2169 Mission

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(- visit task notes; + link to buildout, map, & detailed inspection notes)
(Questions: how high can lights be moved?)
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** ''There is a freight elevator that goes from the street level to the space.  It may or may not be ADA compliant, but as a practical matter it will enable wheelchair users to get upstairs.'' [[User:Adi|Adi]] 20:57, 12 July 2009 (PDT)
 
** ''There is a freight elevator that goes from the street level to the space.  It may or may not be ADA compliant, but as a practical matter it will enable wheelchair users to get upstairs.'' [[User:Adi|Adi]] 20:57, 12 July 2009 (PDT)
 
* who pays for elevator maintenance?
 
* who pays for elevator maintenance?
 +
* how high can the lights be moved? (e.g. probably some code restriction from the sprinklers)
  
 
= Detailed notes =
 
= Detailed notes =

Revision as of 00:37, 16 July 2009

Contents

Overview

Planning

See Sweatshop Buildout

Visits

  • Initial visit: 2009-07-10
  • Group visit & inspection: 2009-07-14

Features

  • 12ft ceilings (approx)
  • 5600sf quoted
  • 3500lb freight elevator available from lobby
  • $3600/mo 3yr lease quoted
  • available now, would like us to move in 2009-08-01 or 2009-08-15; negotiable, but there's another tenant who is willing to start 2009-10-01 so if we don't preempt we lose the space.
  • family owned, we talked to the son (seems like a nice guy with his shit together), they live in SF
  • three stairwells plus front fire escape
  • third floor of 3, 8 skylights (currently painted over), full floor
  • access stairway shared with 2nd floor (which houses a garment manufacturing operation), with security gates on each floor.
  • landlords OK with our membership structure and access philosophy
  • no PGE gas lines in bldg
  • concrete pillars with apparently wood frame floors (floor finished in mix of wood, linoleum, and tile)
  • former sewing factory, tons of electrical distribution & comes with several Jukis!
  • windows on Mission and on rear
  • two tiny bathrooms
  • many 8ft walls separating space are easily removed as we desire
  • a few small full-height rooms, we would want to build out to our spec
  • roof appears to be in reasonable shape
  • roof access is through the space, available for antennas / repairs but not for general access (no roof deck or hottub)
  • no HVAC
  • has installed sprinklers, the landlord is going to have them serviced and certified before move-in
  • utilities, garbage, etc are responsibility of tenant
  • we are welcome to take out the existing dividing walls and build to suit

Crime

A search on SF's crime map of the area on Mission St between 16th St and 18th St (but largely not including 16th BART) has 51 incidents over the past 30 days:

6 assaults, 33 narcotics/drugs, 2 larceny/theft, 5 robberies, 3 vandalisms, and 2 vehicle thefts.

(I searched within 500 feet of the intersection of Mission St & 17th St which gave a near-perfect radius encompassing the walk from BART to this address, estimating the additional crime exposure we would have between this place and 83c)

Questions

  • are property taxes responsibility of owner or of tenant? (is the lease NNN?)
    • A copy of the proposed lease is in 83C in one of the membership binders in the kitchen cabinet. From my (Rachel's) reading of it, it's not triple Net; property taxes are not mentioned. We would be required to carry insurance but not, IIRC, against building issues. But we should doublecheck these things.
  • is there a water heater?
  • is there Comcast in the building?
  • what kind of ventilation is there for a kitchen, a shop, a photolab, and any other project that would require it?
    • the front and rear window walls are easy to ventilate through. There are not vents in the roof and installing them would require a contractor -- not impossible, but a bit expensive. Adi 23:05, 10 July 2009 (PDT)
  • how easy will it be to bring bikes in and out?
    • Up two flights of stairs to the space, through a doorway. Easy to install bike racks as we choose. Adi 23:05, 10 July 2009 (PDT)
  • what are the electric and water bills of the last tenant for a few months? we'll have less electricity use most likely but possibly more water.
  • is the space wheelchair accessible?
    • There is a freight elevator that goes from the street level to the space. It may or may not be ADA compliant, but as a practical matter it will enable wheelchair users to get upstairs. Adi 20:57, 12 July 2009 (PDT)
  • who pays for elevator maintenance?
  • how high can the lights be moved? (e.g. probably some code restriction from the sprinklers)

Detailed notes

  • Floor (Sai Emrys)
    • deep gouge next to bathroom; possible water damage / rot
    • rat hole in wall next to rear staircase
    • large hole and water damage along base of exterior wall next to roof ladder
    • many broken kitchen tiles
    • wood floors throughout are sagging and uneven; possibly indicates damage to between-beams floor support structure
    • water damage on wood floor next to DJ booth
    • paper-mache covering base of one of large vertical pipes near roof ladder; possibly covering damage? doesn't seem like a good fix
  • Roof
    • far side of roof from ladder has one patch of broken covering (can be lifted, ragged edge) and one square hole covered with a panel with a block of wood on top
  • Windows (Christie)


Map

Floorplan2169MissionSmall.jpg

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