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Home My WebLink About1205 AVIARA PKWY; ; FPR2022-0024; PermitPEERM][T REPORT (r,city of Carlsbad Print Date: 02/12/2025 Permit No: FPR2022-0024 Job Address: 1205 AVIARA PKWY, CARLSBAD, CA 92011 Status: Closed - Finaled Permit Type: FIRE-Construction Residential Work Class Underground Fire Parcel #: 2120405600 Valuation: $0.00 Occupancy Group: #of Dwelling Units: Bedrooms: Bathrooms: Track #: Lot #: Project #: Plan #: Construction Type: Orig. Plan Check #: Plan Check #: Applied: 09/20/2022 Issued: 11/03/2022 Finaled Close Out: 03/21/2024 Final Inspection: INSPECTOR: Salcedo, Felix Cheung, Nathaniel Project Title: Description: AVIARA APARTMENTS -REVISION TO APPROVED UNDERGROUND PLANS PER REVISED AM&M (4 RISERS) Applicant: Contractor: WERMERS PROPERTIES A AND D FIRE SPRINKLERS INC 5120 SHOREHAM PL, # STE 150 7130 CONVOY CT SAN DIEGO, CA 92122-5959 SAN DIEGO, CA 92111-1019 (858) 535-1475 (858) 277-3473 FEE AMOUNT FIRE Hourly Services (each additional hour) FIRE Hourly Services (first hour) FIRE Hourly Services (first hour) FIRE Hourly Services (first hour) FIRE Hourly Services (first hour) FIRE Plan Review (per hr - Regular Office Hours) FIRE Underground Piping with 1- 4 Hyds/Risers $170.00 $200.00 $200.00 $200.00 $200.00 $170.00 $895.00 Total Fees: $2,035.00 Total Payments To Date: $2,035.00 Balance Due: $0.00 Fire Department Page 1 of 1 1635 Faraday Avenue, Carlsbad CA 92008-7314 I 442-339-2665 1 Inspections: 442-339-2660 1 www.carlsbadca.gov (7city of Carlsbad January 9, 2024 Stephen Leyton Protection Design And Consulting 2851 Camino Del Rio South, Suite 210 San Diego, CA 92108 Subject: Alternate Materials and Methods Revision Request Aviara Apartments West Parcel 1205 Aviara Parkway, Carlsbad, CA 92011 APN 2120405600 Aviara Apartments East Parcel 1380 Laurel Tree Lane, Carlsbad, CA 92011 APN 2120407600 Dear Mr. Leyton: We have reviewed your alternate materials and methods request and are granting approval as requested. This AM&M will amend and replace the original request approved August 1, 2018 as seen on Fire Master Plan FPC2018-0034. A summary of our findings is outlined below and includes the facility description, request, and Carlsbad Fire Department's (CFD) conditions of approval. Facility Description Aviara Apartments comprises two development parcels located on either side of Aviara Parkway, north of Laurel Tree Lane. The East Parcel is designated for Affordable Rate Apartments. Bounded by Laurel Tree Lane to the south and southeast, and Aviara Parkway to the west, the East Parcel neighbors an existing open space pocket of native vegetation to the north. This open space leads to a site zoned for Offices/Commercial. The West Parcel of Aviara Apartments is designated for the construction of a 4-story residential building with a Type 5A structure adjacent to a Type 2A parking structure. The Type 5 portion is separated into multiple fire areas by 2-hour wall assemblies that create horizontal exits on each floor. Standpipes will be arranged so there is a Class 1 fire hose connection on every floor-level landing of every required interior exit stairway, as well as on one or both sides of horizontal exits as required by CBC §905.4.2, taking the exceptibn noted in that section where it applies. Adjoined with pockets of open space along the southern and western edges, the West Parcel leads uphill to existing residential communities. Aviara Parkway directly adjoins the parcel to the east, and to the north, the project is bordered by an existing open space pocket of native vegetation, leading to an existing commercial site. Fire Department Fire & Life Safety 1635 Faraday Ave. I Carlsbad, CA 92008 442-339-2665 1 www.carlsbadca.gov Aviara Apartments 01/04/2024 Request The approved AM&M from 2018 provides enhancements to the building design, all of which have been incorporated by the architect in the approved construction documents. In this current request, the applicant proposes amendments only to the sprinkler density in the West Parcel development due to infeasibility. Code Requirement: 2022 CFC Section 104.10 2022 CFC Section 503.1.1 2022 CFC Section D105.3 2022 CFC Section D106.3 Code Intent: Alternate Means and Methods Building and facilities Proximity to Buildings Remoteness East Parcel CFC Section 503. 1.1 Building and facilities To keep all Fire Department Access contained to the East Parcel, all portions of the proposed structure are not within 150-feet of a fire lane. There are three portions of the building that are a maximum distance of 30-feet beyond the required 150-foot distance from a fire access lane in one location, and 20-feet beyond the required 150-foot distance from a fire access lane in the other two location as indicated on the Fire Master Plan dated 08/02/2018. CFC Section D105. 3 Proximity to Buildings The Fire Access Lane does not meet the required distance of a 15 foot minimum setback from the building along the northern edge of structure; and does not meet the required distance of a 30-foot setback from the building along the western edge from the existing Aviara Parkway. West Pircel CFC Section D106.1 with Carlsbad Amendments Multiple-family residential projects having more than 50 dwelling units shall be provided with two separate and approved fire apparatus access roads. CFC Section D106.3 Remoteness Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Proposal: Approved 2018 AM&M The following conditions were the original conditions approved in 2018 to mitigate the deficiencies noted above: East Parcel 1. Performance based aerial truck laddering has been provided on the East Parcel to demonstrate additional roof access from the proposed Fire Access Lane and the existing Aviara Parkway Aviara Apartments 01/04/2024 All stairs on the structure shall be provided with access to the rooftop by full staircase. All elevators in the structure shall be Gurney Sized Elevators. An 'End of Fire Access' sign has been provided for the Fire Access Lane along the southern portion of the structure. AutoTurn software has been utilized to demonstrate that a Ladder Truck can turn around from the southern Fire Access Lane which is a dead-end. West Parcel Automatic fire sprinkler density on the West Parcel shall be increased by .33 gpml3000 square feet. All area separation walls shall be extended to butterflied under the roof deck. All stairs on the structure shall be provided with access to the rooftop by full stair. All elevators in the structure shall be Gurney Sized Elevators including the parking structure. West parcel fire access lane around the structure shall be expanded to 28' wide (currently 26') using rolled curbs and armored sidewalks for the entire length of the fire access roadway. The northern right turn in only entry from Aviara Parkway shall be minimum 20-foot wide Fire Lane, with a 12-foot paved access drive and an 8-foot wide drivable concrete trail surface. AutoTurn software has been utilized to demonstrate that a Ladder Truck can maneuver through the entry drive. 2023 AM&M Proposal Revision The proposal is to revise the stipulation of sprinkler density .33 gpm/3000 square feet with the following conditions: Water Supply: Furnish a second 4-way Fire Department Connection (6" x 2Y2" x 21/2 ' x 2W' x 2'/2") located near the parking turnout at the confluence of the two driveways. This circular widening of the vehicular access lanes will enable primary or secondary pumping operations should there be complications with apparatus placement on the fireground. (See Appendix A.) Fire Sprinkler System Design: We proposed that the fire sprinkler system hydraulic design changed as shown in the table below: Aviara Apartments 01/04/2024 Occupancy California Fire Code/ Proposed Upgrade Notes NFPA 13 Classification Parking Ordinary Hazard 1 Ordinary Hazard 2 OR Spray Sprinklers @ 130 sq. ft. EC Sprinklers s400 sq. ft. .15/1,500 sq. ft. .20/1,500 sq. ft. 250 GPM Hose Allowance Utility Rooms Ordinary Hazard 1 Ordinary Hazard 2 QR Spray Sprinklers @ s130 sq. ft. .15/1,500 sq. ft. .20/1,500 sq. ft. 250 GPM Hose Allowance Storage Rooms Ordinary Hazard 2 Ordinary Hazard 2 OR Spray Sprinklers @ 130 sq. ft. .20/1,500 sq. ft. .20/1,500 sq. ft. 250 GPM Hose Allowance Amenity and Light Hazard Ordinary Hazard 1 OR Spray Sprinklers @ 130 sq. ft. Administration .10/1,500 sq. ft. .15/1,500 sq. ft. 250 GPM Hose Allowance No design area reduction Dwelling Units Light Hazard Ordinary Hazard 1 Listed Residential Sprinklers Per Listing / s400 sq. ft. .10/4 Sprinklers .15/4 Sprinklers 250 GPM Hose Allowance Residential Light Hazard Ordinary Hazard 1 OR Spray Sprinklers Corridors .10/7 Sprinklers .15/7 Sprinklers 130 sq. ft. 250 GPM Hose Allowance Light Hazard Light Hazard Attics Protected with Listed Protected with No Upgrade Proposed for Attic Sprinklers Listed Attic Special Application Sprinklers Sprinklers Table 1 Sprinkler Density Upgrades Justification: As prescribed, a properly designed and maintained fire sprinkler system will almost completely mitigate the risk of structure fires. As proposed, sprinkler density and/or area increases of 50-100% will likely reduce that risk to statistical insignificance by controlling, potentially suppressing, or even extinguishing a fire within the compartment of origin. In this application, enhancement of the fire sprinkler systems offers the following tangible benefits: Reduces the significance of the non-conforming apparatus access road as the number of needed vehicles will be reduced in response to a structure fire. Provides a higher level of protection with equal or greater likelihood of success than fire resistive construction upgrades, by activating while a fire is still in or very near its incipient stage. Enables a significantly more robust sprinkler response to fires upon activation. Extends tenability by breaking up the layer of combustion byproduct and cooling the compartments where they operate and thus lengthening the time that occupants have to safely leave the dwelling. Reduces chances of incapacitation/disorientation from obscuration of access/egress pathways. Aviara Apartments 01/04/2024 The addition of the proposed auxiliary FDC will further enhance strategic options on the fire ground by providing a potential pumping location that is accessible without obstructing either fire entry driveway, and enables vehicle flow and spacing without concerns for congestion. (Proposed site layout attached as Appendix A.) Based on the extremely high success rate of fire sprinklers in controlling and suppressing fires in residential occupancies, we believe that the proposed enhancements offer an equivalent or better level of protection against structure fires, and both direct and indirect enhancement of fire. CFD's Response The above proposal provides a reasonable level of fire safety and meets the intent of the requirements associated with fire department access for residential properties. The Carlsbad Fire Department approves of this amendment to the previously approved alternate means and methods request. The proposal does not include any changes to the East Parcel and only changes the sprinkler density and an additional FDC installation to the West Parcel. Carlsbad Fire Department approves of the following conditions for this project: East Parcel Performance based aerial truck laddering has been provided on the East Parcel to demonstrate additional roof access from the proposed Fire Access Lane and the existing Aviara Parkway All stairs on the structure shall be provided with access to the rooftop by full staircase. All elevators in the structure shall be Gurney Sized Elevators. An 'End of Fire Access' sign has been provided for the Fire Access Lane along the southern portion of the structure. AutoTurn software has been utilized to demonstrate that a Ladder Truck can turn around from the southern Fire Access Lane which is a dead-end. West Parcel Automatic fire sprinkler density on the West Parcel shall be increased as seen in Table 1 Sprinkler Density Upgrade of this letter. A second 4-way Fire Department Connection installed at the parking turnout at the confluence of the two driveways. All area separation walls shall be extended to butterflied under the roof deck. All stairs on the structure shall be provided with access to the rooftop by full stair. All elevators in the structure shall be Gurney Sized Elevators including the parking structure. West parcel fire access lane around the structure shall be expanded to 28' wide (currently 26') using rolled curbs and armored sidewalks for the entire length of the fire access roadway. The northern right turn in only entry from Aviara Parkway shall be minimum 20-foot wide Fire Lane, with a 12-foot paved access drive and an 8-foot wide drivable Aviara Apartments 01/04/2024 concrete trail surface. AutoTurn software has been utilized to demonstrate that a Ladder Truck can maneuver through the entry drive. It is the opinion of Carlsbad Fire Department that the proposed revised alternative will adequately provide life and safety property protection. This AM&M will replace the previously approved AM&M dated August 1, 2018. Respectfully, Randall L. Metz Fire Marshal Pc.: File Copy Aviara Apartments 01/04/2024 APPENDIX A Site Fire Protection Plan With Water Supply and Building System Connections I Ito WA 2!a I'7-0~ ROLLED Ttff it 1 4 - ..IMI•IIIA UI Lis awl, limp alga= L I , .5 r,ii: 1\\ _ I •i I • \ S ; Ii• - • W 11 _1II =