HomeMy WebLinkAboutRP 04-26; SALMEN INSURANCE BUILDING; Redevelopment Permits (RP) (2)February 14, 2007
TO: ENGINEERING DEPARTMENT
FROM: Assistant Planner, Redevelopment Department
SALMEN INSURANCE BUILDING (RP 04-26) APN: 203-320-02
DWG NO. 449-6A/449-6
I have completed the first plan check for the above referenced project. The Housing
and Redevelopment Commission approved this project on April 25, 2006. The following
conditions of approval and corrections must be satisfied prior to the issuance of the
Grading Plan and/or Improvement Plans:
1. Developer shall submit and obtain final approval of a Final Landscape and Irrigation
Plan showing conformance with the approved Preliminary Landscape Plan and the
City's Landscape Manual. Landscape and irrigation plans must be submitted
through a separate landscape plancheck process. Please consult staff at the
Planning Counter for further information. Please submit a copy of the approved
preliminary landscape plan (Exhibit G) with Final Landscape Plan and Irrigation Plan
submittal.
2. Prior to the issuance of the building permit, the Developer shall submit to the
Housing and Redevelopment Department a reproducible 24" x 36" mylar copy of the
final site plan for the project.
3. Prior to issuance of the permit. Developer shall submit to the City a Notice of
Restriction to be filed in the Office of the County Recorder. Housing &
Redevelopment staff will prepare the Notice of Restriction. Developer shall sign and
notarize the Notice and return to the Housing & Redevelopment Department for final
processing.
Corrections:
4. Wall along westeriy property line may not encroach into city right of way. Wall is
permitted, however, at six foot height in front yard setback in order to maintain
privacy for adjacent residents per approved plans (RP 04-26) and to be consistent
with 6 foot wall to the east. Please call out on wall section detail approved
architectural enhancements (cement plaster, wall cap, stone column, column cap)
including color and frequency (every 10 feet) of columns. Bart Smith, Architect, has
this detail.
This information has been entered into Permits Plus. If you have any questions, please
contact me at x2813.
CLIFF JONES
C: Vince Sampo, Engineer
Bart Smith, Architect
City of Carlsbad
Housing & Redevelopment Department
May 1,2006
BART M. SMITH
DZN PARTNERS
682 2^° STREET
ENCINITAS CA 92024
SUBJECT: Salmen Insurance Building (RP 04-26)
APN: 203-320-02
Dear Bart:
On April 25, 2006 the Housing and Redevelopment Commission conditionally
approved Major Redevelopment Permit No. RP 04-26 for property located at 955
Grand Avenue. Enclosed please find a signed copy of the final resolution of approval
for the proposed office project. This resolution contains the conditions of approval for
the project. I have also enclosed a stamped set of the approved plans referenced In
the resolution as Exhibits A-H.
Your next step is to obtain the appropriate grading and building permits to construct the
proposed project. Please note many of the conditions of approval must be satisfied
prior to the issuance of the final map or building permits.
It has been a very rewarding experience working with you on this project. I congratulate
you on the approval of the project and I wish you much success in your future
endeavors. If you have any questions and/or comments regarding this
correspondence, please contact my office at (760) 434-2813.
Sincerely,
CLIFF JONES
Assistant Planner
C: Clyde Wickham, Engineering
Pat Kelley, Building
Greg Ryan, Fire
Larry Black, Landscape Plancheck
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^
Citv of Carlsbad
Housing & Redevelopment Department
December 27, 2005
BART SMITH
DZN PARTNERS ARCHITECTURE
682 SECOND STREET
ENCINITAS, CA 92024
SUBJECT: Salmen Insurance Building (RP 04-26)
APN: 203-320-02-00
The purpose of this letter is to address issues of concern raised by various City Departments
following a review of the revised plans submitted on December 8, 2005. The issues of concern
are attached for your review. These issues must be addressed prior to staff making a formal
recommendation on the project.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the proposed project.
Sincerely,
CLIFF JONES
Assistant Planner
Attachment
c: Phil Salvagio, Property Owner
File
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 - FAX (760) 720-2037
RP04-26 - Salmen Insurance Building
12/27/2005
Page 2
ISSUES OF CONCERN
Staff has completed a review of the subject project for issues of concern. The following items
need to be resolved or adequately addressed prior to staff formulating a recommendation on
the proposed project. Please submit to the Housing and Redevelopment Department two (2)
copies of the revised plans showing the following information: (Please note, the issues are
listed under the department which identified them as an area of concern.)
HOUSING AND REDEVELOPMENT
1. As mentioned previously, the project must be consistent with the Village Design
Guidelines to be approved. Staff feels as though the sides and the rear of the building
have sufficient building articulation. However, staff still has concerns with regards to the
lack of building articulation at the front of the building. Some suggestions from staff are
as follows:
• It is suggested that you incorporate additional building articulation at the front of the
building. This elevation is set very close to the property line (5 feet) therefore
building articulation (recesses) is imperative in order to provide architectural relief.
Staff suggests the ground floor office space be setback further (reduced in size) in
order to create a porch at the lower level. Staff suggests the support columns
include similar rockwork like the sides of the building in order to create architectural
balance to the building. The front elevation is very important as it will be the focal
point of the building and will set the standard for the rest of the block. The front
elevation should keep in line with the craftsman architectural elements already
proposed. Staff is available to meet with the architect. If necessary, to discuss
alterative designs.
• Staff likes the look of the additional roofiine at the front of the building above the
entrance to the garage and below the windows. Staff is also pleased with the use of
rockwork at the upper level of the front elevation.
City of Carlsbad
ENGINEERING DEVELOPMENT SERVICES
MEMORANDUM
November 15, 2005
TO: Cliff Jones, Redevelopment
FROM: Clyde Wickham, Engineering
SUBJECT: PROJECT CONDITIONS,
SALMEN OFFICE SUITES,
RP 04-26
The Engineering Department has completed its review of the subject project. The Engineering
Department is recommending that the project be approved, subject to the following conditions:
General
Prior to hauling dirt or construction materials to or from any proposed construction site within this
project, Developer shall apply for and obtain approval from, the City Engineer for the proposed
haul route.
Prior to issuance of any building permit. Developer shall comply with the requirements of the
City's anti-graffiti program for wall treatments if and when such a program is formally established
by the City.
Fees/Asreements
3 Developer shall cause property owner to execute and submit to the City Engineer for recordation
the City's standard form Drainage Hold Harmless Agreement regarding drainage across the
adjacent property.
4 Prior to approval of any grading or building permits for this project, Developer shall cause Owner
to give written consent to the City Engineer to the annexation of the area shown within the
boundaries of the subdivision into the existing City of Carlsbad Street Lighting and Landscaping
District No. 1, on a form provided by the City Engineer.
Gradin2
5 No grading for private improvements shall occur outside the limits of this approval unless
Developer obtains, records and submits a recorded copy to the City Engineer a grading or slope
easement or agreement from the owners of the affected properties. If Developer is unable to obtain
the grading or slope easement, or agreement, no grading permit will be issued for offsite grading
activity. In that case Developer must either apply for and obtain an amendment of this approval or
modify the plans so grading will not occur outside the project and apply for and obtain a finding of
substantial conformance from both the City Engineer and Planning Director.
6. Based upon a review of the proposed grading and the grading quantities shown on the Site Plan
CrVDocuments and Settings\cjones\Local Settings\Teinp\Salineii Oflice Suites conditions.doc
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and preliminary grading plan, a grading permit for this project is required. Developer shall
apply for and obtain a grading permit from the City Engineer prior to issuance of a building permit
for the project.
7. Developer shall submit to the City Engineer, a reproducible 24" x 36", photo mylar of the site plan
and preliminary grading plan reflecting the conditions as approved by the final decision making
body (including any applicable Coastal Commission approvals). The reproducible shall be
submitted to the City Engineer, reviewed and, if acceptable, signed by the City's project engineer
and project plaimer prior to submittal of the building plans, final map, improvement or grading
plans, whichever occurs first.
8. Developer shall cause Owner to make an irrevocable offer of dedication to the City and/or other
appropriate entities for all public streets and other easements shown on the site plan. The offer
shall be made by a separate recorded document. All land so offered shall be offered free and clear
of all liens and encumbrances and without cost. Streets that already public are not required to be
rededicated.
9. Additional drainage easements may be required. Developer shall dedicate and provide or install
drainage structures, as may be required by the City Engineer, prior to or concurrent with any
grading or building permit.
10. Developer shall execute and record a City standard Development Improvement Agreement to
install and secure with appropriate security as provided by law, public improvements shown on the
site plan and the following improvements including, but not limited to: Paving, base, signing &
striping, sidewalks, curbs and gutters, grading, clearing and grubbing, undergrounding or
relocation of utilities, sewer, water, fire hydrants, street lights, to City Standards to the satisfaction
of the City Engineer. The improvements are:
a) Half Street improvements to Grand Avenue including offsite transitions and
drainage improvements.
b) Removal and undergrounding of existing power pole and utilities as shown on
the site plan to the satisfaction of the City Engineer.
Improvements listed above shall be constructed within 18 months of approval of the development
improvement agreement or such other time as provided in said agreement.
11. Developer shall comply with the City's requirements of the National Pollutant Discharge
Elimination System (NPDES) permit, latest version. Developer shall provide improvements
constructed pursuant to best management practices as referenced in the "Califomia Storm Water
Best Management Practices Handbook" to reduce surface pollutants to an acceptable level prior to
discharge to sensitive areas or City right-of-way. Plans for such improvements shall be
submitted to and subject to the approval of the City Engineer. Said plans shall include but not be
limited to notifying prospective owners and tenants of the following:
A. All owners and tenants shall coordinate efforts to establish or work with established
disposal programs to remove and properly dispose of toxic and hazardous waste products.
B. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze,
solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be
discharged into any street, public or private, or into storm drain or storm water conveyance
C:\Documents and Settings\cjones\Local Settings\Tenip\Salmen Oflice Suites conditions.doc
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systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers
and other such chemical treatments shall meet Federal, State, County and City
requirements as prescribed in their respective containers.
Best Management Practices shall be used to eliminate or reduce surface pollutants when
planning any changes to the landscaping and surface improvements.
12. Prior to the issuance of grading permit or buUding permit, whichever occurs first, Developer
shall submit for City approval a "Storm Water Manangement Plan (SWMP)". The SWMP
shall be in compliance with current requirements and provisions established by the San
Diego Region of the California Regional Water Quality Control Board and City of Carlsbad
Requirements. The SWMP shall address measures to reduce, to the maximum extent
practicable, storm water pollutant runoff at both construction and post-construction stages
of the project. The SWMP shall:
a) Identify existing and post-development on-site pollutants.
b) Recommend source control and structural Best Management Practices to filter said
pollutants.
c) Establish specific procedures for handling spills and routine clean up. Special
considerations and effort shall be applied to employee education on the proper
procedures for handling clean up and disposal of pollutants.
d) Ensure long-term maintenance of all post construct BMPs in perpetuity.
Code Reminder
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
13. Developer shall exercise special care during the construction phase of this project to prevent
offsite siltation. Planting and erosion control shall be provided in accordance with Carlsbad
Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer.
Let me know if you have any questions. Thanks.
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f *
Citv of Carlsbad
Housing & Redevelopment Department
November 10, 2005
BART SMITH
DZN PARTNERS ARCHITECTURE
682 SECOND STREET
ENCINITAS, CA 92024
SUBJECT: Salmen Insurance Building (RP 04-26)
APN: 203-320-02-00
The purpose of this letter is to address issues of concern raised by various City Departments
following a review of the revised plans submitted on October 11, 2005. The issues of concern
are attached for your review. These issues must be addressed prior to staff making a formal
recommendation on the project.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the proposed project.
Sincerely,
CLIFF JONES
Assistant Planner
Attachment
Clyde Wickham, Engineering
Phil Salvagio, Property Owner
o- J^.'i fnr:/
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @
RP04-26 - Salmen Insurance Building
August 15, 2005
Page 2
ISSUES OF CONCERN
Staff has completed a review of the subject project for issues of concern. The following items
need to be resolved or adequately addressed prior to staff formulating a recommendation on
the proposed project: (Please note, the issues are listed under the department which identified
them as an area of concern.)
HOUSING AND REDEVELOPMENT
SHE£fS 2^
Please indicate building height on all elevation sheets.
As mentioned previously, the project must be consistent with the Village Design
Guidelines to be approved. Some suggestions from staff are as follows:
• It is suggested that you incorporate additional building articulation at the front and
sides of the building. Staff recommends rock work be continued along the lower
level of the west elevation and for the columns at the front elevation to be of similar
rock type in order to balance all sides of the building and provide adequate
articulation at all building frontages. The front and west elevations are of particular
importance because these elevations can be seen form Grand Avenue. The front
and west elevations should keep in line with the craftsman architectural elements
already proposed.
• In order to achieve this desired design guidelines staff suggests that the front
elevation have additional articulation above the entrance to the garage or for the
building to be stepped back at the second level. This area is rather architecturally
bland and quite massive in appearance. Additional articulation (i.e. roof line below
the window area) or the stepping back of the structure will provide relief to the
dominance of the upper level.
^ Staff suggests the applicant provide additional landscaping that grows tall to help
visually break up the building mass along the side elevations. Landscaping should
be personalized to the specifics of the building and the site.
tAH» 5 LANDSCAPE CONSULTANT:
see
A- l^t" )
Please rename sheet L-1 as "Landscape Plan Concept."
^ Please refer to redlined plans for additional comments. Return landscape plans with
/ next submittal.
C6p)Mtfr['j ENGINEERING:
Engineering Department comments are forthcoming and will be sent under a separate cover.
Citv of Carlsbad
Housing & Redevelopment Department
August 15, 2005
BART SMITH
DZN PARTNERS ARCHITECTURE
682 SECOND STREET
ENCINITAS, CA 92024
SUBJECT: Salmen Insurance Building (RP 04-26)
APN: 203-320-02-00
The purpose of this letter is to address issues of concern raised by various City Departments
following a review of the revised plans submitted on August 13, 2005. The issues of concern
are attached for your review. These issues must be addressed prior to staff making a formal
recommendation on the project.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the proposed project.
Sincerely,
CLIFF JONES
Assistant Planner
Attachment
c: Clyde Wickham, Engineering
Pat Kelley, Building
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037
RP04-26 - Salmen Insurance Building
August 15, 2005
Page 2
ISSUES OF CONCERN
Staff has completed a review of the subject project for issues of concern. The following items
need to be resolved or adequately addressed prior to staff formulating a recommendation on
the proposed project: (Please note, the issues are listed under the department which identified
them as an area of concern.)
HOUSING AND REDEVELOPMENT
1. Please provide the totals and percentages of hardscape, landscape, and balcony area
that counts towards the open space requirement.
2. For "Lot Coverage" "Setbacks" and "Building Height" under the Project Data on Sheet A-
1, please change "Required" text to "Permitted."
3. The project must be consistent with the 10 design principles outlined in the Village
Design Guidelines to be approved. Some suggestions from the Design Guidelines are
as follows:
• It is suggested that you incorporate greater building articulation at the front and
sides of the building. Staff recommends additional rock work be provided to the front
and west elevations to keep in line with the craftsman architectural elements already
proposed.
• Building facades shall be enriched with architectural features. Architecture should
be enhanced so that windows and doors are consistent with the craftsman
architectural elements. Staff suggests the applicant provide a more ornate trim
around windows and doors.
• Buildings should be steeped back at upper levels. In order to achieve this desired
design guideline staff suggests that the balcony on the upper level at the front
(north) elevation be stepped back rather than forward.
• Incorporate quality designed fences and walls. Decorative perimeter CMU wall
should incorporate additional decorative columns.
• Incorporate an abundance of landscaping into the project. Proposed landscaping is
minimal. Landscaping should be personalized to the specifics of the building and
the site. Colorful flowers in planter boxes and pot, in planting beds, on trellises and
on flowering trees adds richness to the site.
ENGINEERING:
Engineering Department staff has completed a review of the above-referenced project for
completeness and engineering issues of concern. All items needed for engineering review are
provided for determining the application as complete. Engineering issues which need to be
resolved or adequately addressed prior to staff making a determination on the proposed project
are as follows:
RP04-26 - Salmen Insurance Building
August 15, 2005
Page 3
1. The drainage study (Jan.25, 2005) stated private catch basins would collect
water from planter swales... We approve of this method to filter pollutants and
provide a low cost easily maintained filter system. We did not find a planter
system, except foe a small planter on the west side of the building not collecting
a majority of the drainage from this site. Please revise.
2. The proposed Stormwater Pollution control (BMP) system is acceptable, but
unclear as to the specifics, please expand the proposed design to show cross
sections and more detail. Perhaps the BMP and the planter area can be
combined to offer a larger plantable drainage system. A preliminary SWPP will
be required to address proposed (BMP) devices and the anficipated pollutant
removal from roof and site drainage.
3. The detailed cross section shows a planter but the plan view for the same area
shows concrete. Please revise or correct. I believe the symbol for Concrete was
used over the proposed planter areas.
4. The Preliminary Title Report (June 28,2005) confirms that additional Right of
Way will be required on Grand Ave. This will be a condition of approval
5. From the informafion provided it appears that addifional right of way will be
required for Grand Ave. transition to the west. Contact with the adjacent owner
should be started to negotiate right of way, perhaps we can improve all the way
to the corner instead of a transition.
6. Usually we see a Storm drain filter system located near the trash dumpster location.
Please clarify.
7. Revise the site plan to list the correct ADT (traffic), EDU (sewer), and GPD (water)
required or generated by this project.
If you have any questions about the above information, please contact Clyde Wickham at 602-
2742
Buildinq:
Building Department staff has completed a review of the above-referenced project. Building
issues that need to be resolved or adequately addressed prior to staff making a determination
on the proposed project are as follows:
1. The proposed project may have difficulties obtaining a building permit. Refer to
previously submitted Building Department comments detailed below:
• The Uniform Building Code requires that all openings into the building of B
Occupancies (and the parking garage) have "protected openings" within 5 and 10
feet of the property lines. The proposed wide-open parking garage walls at 5 feet
RP04-26 - Salmen Insurance Building
August 15, 2005
Page 4
from the property lines on the north and south elevations will not be permitted. This
will also apply to the windows and balconies in the offices above if they are similariy
setback from the property lines. Please provide grid lines on the plans to allow staff
to make this determination and carefully review Table 5-A in the California Building
Code for reference.
• At the West elevation, the plans indicate a wide-open area for turning movements
right at the property lines. No openings are allowed within 5 feet of the property
lines.
• Please be aware that Section 709 (UBC) requires parapets or some level of
additional fire protection of the roof structure on P/L walls that have protected
openings. Housing & Redevelopment Staff suggests another fire protection method
aside from parapets.
Architect should meet with structural plan checkers preliminarily to review these issues
ASAP. (EsGil Corporation in San Diego - (858) 560-1468.
If you have any questions regarding Building Department comments please contact Pat Kelley
at 760-602-2716.
Citv of Carlsbad
Housing & Redevelopment Department
December 14, 2004
BART SMITH
DZN PARTNERS ARCHITECTURE
682 SECOND STREET
ENCINITAS, CA 92024
SUBJECT: Salmen Insurance Building (RP 04-26)
APN: 203-320-02-00
This letter is a follow-up to my previous letter to you, dated December 10, 2004, in which the
items necessary to complete your application for a Major Redevelopment Permit were
identified. In addition to the items listed in my previous letter, Fire Department's comments on
your proposed project are as follows:
Fire:
1. At least one of the exterior stairs shall be of sufficient size and design to allow the
carrying of an ambulance stretcher, or the elevator shall have to be of sufficient size (84
inches by 84 inches) to carry a stretcher.
2. Additionally, an automatic fire sprinkler should be installed.
To discuss all Fire Department related concerns, please contact Greg Ryan at 760-602-4663.
Please contact my office at (760) 434-2813 if you have any questions regarding the information
contained in this letter.
Sincerely,
CLIFFJONES
Assistant Planner
C: Greg Ryan, Fire Dept.
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @
Citv of Carlsbad
Housing & Redevelopment Department
December 10, 2004
BART SMITH
DZN PARTNERS ARCHITECTURE
682 SECOND STREET
ENCINITAS, CA 92024
SUBJECT: Salmen Insurance Building (RP 04-26)
APN: 203-320-02-00
Thank you for applying for a land use permit in the City of Carisbad. The Housing and
Redevelopment Department, along with all other appropriate City departments, has reviewed
your Major Redevelopment Permit, application no. RP 04-26, as to its completeness for
processing.
The application is complete, as submitted. Although the initial processing of your application
may have already begun, the technical acceptance date is acknowledged by the date of this
communication. The City may, in the course of processing the application, request that you
clarify, amplify, correct, or otherwise, supplement the basic information required for the
application. In addition, you should also be aware that various design issues do exist. These
issues must be addressed before this application can be scheduled for a hearing. The Housing
and Redevelopment Department will begin processing your application as of the date of this
communication.
In an effort to continue to process the application in the most expeditious manner as possible, a
list of issues identified by staff during the initial project review phase has been included with this
correspondence.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the proposed project.
CLIFF JONES
Assistant Planner
Attachment
c: Anne Hysong, Planning
Clyde Wickham, Engineering
Pat Kelley, Building
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037
RP04-26 - Salmen Insurance Building
December 10, 2004
Page 2
ISSUES OF CONCERN
Staff has completed a review of the subject project for issues of concern. The following items
need to be resolved or adequately addressed prior to staff formulating a recommendation on
the proposed project: (Please note, the issues are listed under the department which identified
them as an area of concern.)
HOUSING AND REDEVELOPMENT
1. The project must be consistent with the 10 design principles outlined in the Village
Design Guidelines to be approved. Some suggestions from the Design Guidelines are
as follows:
The lower level of the south, east and west sides of the building contain large areas
with little or no building articulation. It is suggested that you incorporate greater
building articulation on these sides of the building. Staff recommends wood siding
should be extended to lower exterior level to keep in line with the craftsman
architectural elements already proposed. Refer to attached photo of craftsman style
for reference. Additionally, staff recommends that the right side of the north
elevation include a rectangular column similar to proposed rectangular columns.
• Building facades shall be enriched with architectural features. Architecture should
be enhanced so that windows and doors are consistent with the craftsman
architectural elements.
• Incorporate quality designed fences and walls. Masonry wall around development
should be designed with craftsman elements such as rock pilasters consistent with
the architectural design. A solid masonry wall will invite graffiti.
• Incorporate an abundance of landscaping into the project. Proposed landscaping is
minimal. Landscaping should be personalized to the specifics of the building and
the site. Colorful fiowers in planter boxes and pot, in planting beds, on trellises and
on flowering trees adds richness to the site.
2. Please clearly identify front yard setback.
3. Please remove the refuse structure from the side-yard setback.
4. Submit a color and materials board with the next submittal.
ENGINEERING:
Engineering Department staff has completed a review of the above-referenced project for
completeness and engineering issues of concern. All items needed for engineering review are
provided for determining the application as complete. Engineering issues which need to be
resolved or adequately addressed prior to staff making a determination on the proposed project
are as follows:
RP04-26 - Salmen Insurance Building
December 10,2004
Page 3
1. Please show the existing power pole as to be removed. The City would prefer to see
underground service from existing pole on Grand and Hope. Check with SDG&E on
feasibility of under-grounding overhead utilities along the project frontage.
2. Show proposed Sewer service to the proposed project. Locate sewer cleanout out of
driveway, at proposed (R/W) property line.
3. The proposed curb elevations and fiow-line of gutter appear to extend a steep
transition to the westerly property. Show how the proposed design will fit an
ulfimate improvement of Grand Ave, at a similar gracie. The fiowline on the east
side of this project is shown to be 63.09, to the west the fiowline is proposed to
be 63.23 There must be a mistake, or drainage is going uphill.
4. Submit a drainage study that demonstrates adjacent drainage patterns and this
projects impact on the existing systems in place. Extend the study offsite to show
capacity into an approved drainage system. It appears that the property to the
south of this site drains to the southwest corner of this project, please address
this potenfial issue.
5. The proposed Stormwater Pollufion control (BMP) system is acceptable, but
unclear as to the specifics, please expand the proposed design to show cross
sections and more detail. Perhaps the BMP and the planter area can be
combined to offer a larger plantable drainage system. A preliminary SWPP will
be required to address proposed (BMP) devices and the anticipated pollutant
removal from roof and site drainage.
6. Show a detailed cross section of the southern boundary of this project. It
appears that a 1-2' difference in elevation is proposed from exisfing grade. The
grading quantities are suspect in this regard.
7. Provide remedial grading quantities, spot elevations and slope grades.
8. Please submit a Preliminary Title Report current within the last six months. The
Owners shown on the report submitted (Ryan) are different than the
applicant/owner (Salvagio).
9. Plot existing and proposed right of way for Grand Avenue. Additional right of way
may be required for proposed transitions.
10. Submit a letter from Coast Waste acknowledging the Trash Dumpster location and
their ability to serve it.
11. The temporary berm to protect the power pole is not acceptable. Street
improvements must comply with current standards.
12. Revise the site plan to list the correct ADT (traffic), EDU (sewer), and GPD (water)
RP04-26 - Salmen Insurance Building
December 10,2004
Page 4
required or generated by this project.
13. Revise the site plan and preliminary grading plan to incorporate stalls at least 10-feet
wide when located next to solid walls. This is required so vehicles may open their
doors.
14. Identify the location of the nearest fire hydrant. Also, if fire sprinklers are
required, add a separate water line and double detector check valve for the
sprinkler system. Locate the DDC Valve on private property but in a locafion
accessible to the Fire Department.
If you have any questions about the above information, please contact Clyde Wickham at 602-
2742
Building:
Building Department staff has completed a review of the above-referenced project. Building
issues that need to be resolved or adequately addressed prior to staff making a determination
on the proposed project are as follows:
1. The Uniform Building Code requires that all openings into the building of B Occupancies
(and the parking garage) have "protected openings" within 5 and 10 feet of the property
lines. The proposed wide-open parking garage walls at 5 feet from the property lines on
the north and south elevations will not be permitted. This will also apply to the windows
and balconies in the offices above if they are similariy setback from the property lines.
Please provide grid lines on the plans to allow staff to make this determination and
carefully review Table 5-A in the California Building Code for reference.
2. At the West elevation, the plans indicate a wide-open area for turning movements right
at the property lines. No openings are allowed within 5 feet of the property lines.
3. Please be aware that Section 709 (UBC) requires parapets or some level of additional
fire protection of the roof structure on P/L walls that have protected openings. Housing
& Redevelopment Staff suggests another fire protection method aside from parapets.
If you have any questions^ regarding Building Department comments please contact Pat Kelley
at 760-602-2716.
FIRE:
Fire Department comments are forthcoming and will be sent under a separate cover.
Urartsman J:5ungaiow nouse ciiyie rage 1 L>i t
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House Styles by Jackie Craven
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Craftsman style bungalows usually have these features:
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http://architecture.about.com/library/bl-bungalow.htm 12/06/2004
Memorandum
TO: Cliff Jones - Housing and Redevelopment
FROM: Clyde Wickham - Engineering Department
DATE: November 23, 2004
RP 04-26 SALMEN INSURANCE BUILDING
COMPLETNESS AND ISSUES REVIEW
The Engineering Department has completed a review of the above subject. We have
reviewed the application for completeness and have determined that the application and
plans submitted for the project are from an Engineering viewpoint complete with minor
issues to resolve prior to department support of the application.
Design issues to resolve prior to approval
1. Please show the existing power pole as to be removed. The City would prefer to see
underground service from existing pole on Grand and Hope. Check with SDG&E on
feasibility of under-grounding overhead utilities along the project frontage.
2. Show proposed Sewer service to the proposed project. Locate sewer cleanout out of
driveway, at proposed (R/W) property line.
3. The proposed curb elevations and flow-line of gutter appear to extend a steep transition
to the westerly property. Show how the proposed design will fit an ultimate improvement
of Grand Ave, at a similar grade. The fiowline on the east side of this project is shown to
be 63.09, to the west the fiowline is proposed to be 63.23 There must be a mistake, or
drainage is going uphill.
4. Submit a drainage study that demonstrates adjacent drainage patterns and this projects
impact on the existing systems in place. Extend the study offsite to show capacity into
an approved drainage system. It appears that the property to the south of this site drains
to the southwest corner of this project, please address this potential issue.
5. The proposed Stormwater Pollution control (BMP) system is acceptable, but unclear as
to the specifics, please expand the proposed design to show cross sections and more
detail. Perhaps the BMP and the planter area can be combined to offer a larger
plantable drainage system. A preliminary SWPP will be required to address proposed
(BMP) devices and the anticipated pollutant removal from roof and site drainage.
6. Show a detailed cross section of the southern boundary of this project. It appears that a
1 -2' difference in elevation is proposed from existing grade. The grading quantities are
suspect in this regard.
7. Provide remedial grading quantities, spot elevations and slope grades.
8. Please submit a Preliminary Title Report current within the last six months. The Owners
shown on the report submitted (Ryan) are different than the applicant/owner (Salvagio).
9. Plot existing and proposed right of way for Grand Ave. Will additional right of way be
required for proposed transitions? Contact the adjacent owner and negotiate right of
way if necessary, perhaps we can improve all the way to the corner instead of a
transition.
10. Submit a letter from Coast Waste acknowledging the Trash Dumpster location and
their ability to serve it.
11. The temporary berm to protect the power pole is not acceptable. Street
improvements must comply with current standards.
12. Revise the site plan to list the correct ADT (traffic), EDU (sewer), and GPD (water)
required or generated by this project.
13. Revise the site plan and preliminary grading plan to incorporate stalls at least 10-feet
wide when located next to solid walls. This is required so vehicles may open their
doors.
14. Identify the location of the nearest fire hydrant. Also, if fire sprinklers are
required, add a separate water line and double detector check valve for the
sprinkler system. Locate the DDC Valve on private property but in a location
accessible to the Fire Department.
If you have any questions, please call me at 602-2742.
Clyde Wickham
Associate Engineer
Development Services Division