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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 Page: 1 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 Page: 2 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. C:\Documents and Settings\cjones\Local Settings\Tenip\Salinen Oflice Suites conditions.doc Page: 3 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 You are here: About > Arts & Entertainment > Architecture RATES Af^D RESERVATIONS Abdut Home Essentials House Helpline What style is it? Paint Color Guide World's Tallest Buildings Architecture 101 Architecture Offers House Building House Pians Colonial House Plans Craftsman House Plans Traditional House Plans What are offers? 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Q opi Free Newsletter (fwgf^q^^darf Sponsored I Craftsman H 535 Craftsmc )lan&-in."Q"j»!B' COOL-House- Plans.com/Crc Craftsman H 15,000 houst by 75 natione designers. eHousePlans. style 190011/ Explore a gr€ devoted to th Movement. www.stylel 90' A classic bungalow In Mitchell, Nebraska Photo courtesy of the National Archives and Records Administration Craftsman style bungalows usually have these features: • Low-pitched roof • Wide eaves with exposed roof rafters • Decorative braces • Porch with square columns • One or one and a half stories • Built-in cabinets, shelves, and seating Many Craftsman bungalows also have: • Stone chimneys • Gabled dormers • Sloping foundation The Craftsman Bungalow is an all American housing style, but it has its spiritual roots in India. Native houses in the province of Bengal were called bang/a or bangala. British colonists adapted these one-story thatch-roofed huts to use as summer homes. For their comfortable bangia, the British arranged dining rooms, bedrooms, kitchens, and bathrooms around Mo Rous Archi Pickir Color Exter Color Hom( Progr CraftJ Hous Wh Buildj Archi Pakis GiftE Peter Archi FeatL Coas 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