All persons who request this security assessment agree to hold harmless San Francisco SAFE, its Officers, Directors, agents, and employees harmless for any and all claims resulting from any loss, damage or injury, of any and every nature whatsoever, including special or consequential damages, including attorneys’ and/or experts’ fees by, resulting from, or in any way connected with the information contained in the security assessment.
The complex of Lakewood
Apartments is located in the Southwest corner of San Francisco at 655 John Muir
Drive, which runs along the Southwest shore of Lake Merced. The complex
comprises six connected apartment buildings, (with a total of 721 apartment
units), in addition to a separate clubhouse, and exterior swimming pool and
tennis courts. The apartments and clubhouse are the only buildings on the west
side of John Muir Drive for its full length from Lake Merced Boulevard to
Skyline Boulevard. The property is bordered to the front (East) by John Muir
Drive, rear (West) by Skyline Blvd., to the North by the intersection of the
two said streets, and to the South by the grounds of the Olympic Country Club.
On the upper shore of Lake Merced, across John Muir Drive from the property,
are the shooting ranges of the Pacific Rod and Gun Club and the San Francisco
Police Department. Across Skyline Blvd. From the apartments is Fort Funston,
part of the Golden Gate National Recreation Area. The Southeast end of the
complex contains attractive amenities of the hated swimming pool, cabaña,
clubhouse, and tennis courts.
Management personnel
report that the Service Manager and Business Manager live on the premises.
Given the
seven factors detracting from security (listed below), some of the
recommendations in the report will exceed the requirements contained in the San
Francisco Housing Code. This is necessary in order to achieve a reasonable
probability of reducing the crime rate there.
Seven
factors about Lakewood Apartments detract from
its security:
1.
The property
is isolated from other developed areas, thus the community that has a view of
what occurs at the complex is limited to those at the complex (with the exception
of a few people at the nearby shooting ranges and golf course; who are
generally engaged in activities that do not encourage their watching activity
at Lakewood Apartments).
2.
Common areas
of all six apartment buildings of the complex are connected, without secure
doors between those buildings. Thus from some common areas, burglars have
access to large portions of the common area in the buildings.
3.
Many common doors
are in need of maintenance. Several exterior doors on the complex were found to
be very non-secure, especially not latching due lack of adjustment or
maintenance of latch assemblies, or poor fit due misalignment of the door to
the jamb.
4.
Visibility on
many areas of the property is lacking, particularly in the garage away from the
main driving aisle, and behind the apartment buildings.
5.
No security
cameras were found on the property as there commonly are for very large
residential complexes in San Francisco.
6.
The President
of the Lakewood Tenants’ Association reports that despite her significant efforts,
attendance at most of the recent Association meeting has been slight.
7.
Lakewood
Apartments apparently has a reputation of being the site of many car boostings
and thefts for many years.
The
combination of these factors warrants the implementation of systematic plan to
improve security at Lakewood Apartments. The reported history of ongoing
problems suggests that security there may need to be
improved to a point greater than would be expected for many other apartment buildings in other parts of
The
following factors are recognized as providing some security to the Lakewood Apartments
1.
There is a
security officer reported to be assigned to Lakewood Apartments between the
hours of 5PM to midnight, and midnight to 8AM.
Tenants report that they notice at recent times an additional security officer
assigned to the property.
2.
Some residents
have been voluntarily conducting their own security assessments of the common
doors on the complex and making their report available to the Property Manager.
3.
The grounds
appear to be tidy as far as absence of refuse and debris.
4.
An electronic
card key system is installed for opening the common doors of the property.
5.
New landscape
lights were in the process of being installed in April.
6.
Tenants report
that the Property Management arranges for free lunch to be served each Sunday
in the clubhouse. This offers tenants some opportunity to get acquainted.
7.
Management
reports that they receive positive feedback from tenants regarding the outreach
done by the staff of Western National, and that those efforts are reasonably
successful.
If
in fact most of the serious crimes at Lakewood Apartments have been committed
in the garage, then a security priority should be repair and replacement of the
doors/gates that lack security and allow unauthorized access to the garage should be repaired (or replaced). Some repairs may be
temporary until the full security plan
can be implemented in a reasonable time period. Any temporary repairs to
security barriers or equipment should be made in a manner to provide reasonable
physical barriers against forced entry. These temporary repairs should also be
inspected frequently, and fixed as needed. Thus permanent repairs should be
delayed no longer than necessary.
Another
security priority should be to improve visibility in the garage. Remember to
consider the lighting needs for recommended security cameras.
All broken, cracked,
defective/malfunctioning, missing, or split door parts should be reconditioned,
repaired, reinforced or replaced immediately.
This includes doors, doorframes, hinges, locking devices, pneumatic
closers, as well as windows and other glass areas. Further, all doors throughout the property
should be checked and serviced at least twice yearly to ensure their proper
functioning.
Special note: All apartment/ condominium common doors (main
entrances, service or tradesmen’s entries, side, secondary, garage-to-lobby and
hallway doors, as well as roof doors) should be keyed alike when prudent. Further, these common doors should never be
propped open unless continuously guarded.
Consider
consulting a qualified consultant, such as a building engineer, to determine
possibility of redesigning and a portion of the common space in the garage and
corridors to separate the buildings, and also add more emergency exits to
compensate for the separation. The purpose would be to improve fire safety as
well as security. Recommendations follow for improving security of the common
doors in the current design.
SAFE
firmly agrees with Western National’s reported intention to discontinue
issuance of “limited access” key cards, which were provided to residents for
convenience; and to deactivate those already issued. Issuance of extra keys
causes significant decrease in security.
Front of Building E
Recommendation:
·
Install an
interlocking latch guard.
·
The only cross
brace reinforcing the doorjamb in the area of the latch is the handrail.
Consult a qualified locksmith to determine if a brace is required to prevent
the jamb from bowing if pried.
Pedestrian Door from
Garage to Northwest Secondary Foyer
The
door was bowed, and the end plate of the dead latch has bent by prying. Heavy
pressure on the door will cause stress to the hinges and jamb.
Recommendations:
·
Install an
interlocking latch guard.
·
Door may need
to be replaced with a sturdier one.
Exterior Door from
North End of Building F, Exterior to Stairwell Labeled “18”.
Management stated on Survey visit of May that this door would be
replaced.
(REPAIRED: Residents
report that the cutout has been covered since the survey of May 13.)
During the survey, this door was opened by reaching through a cutout in its screen immediately above the doorknob, and turning that doorknob.
Recommendation:
Either
replace this door with a secure one, or securely attach (preferably weld) a
sheet of expanded metal to the existing screen and frame of the gate to close
the hole in the screen.
Front of Main Lobby,
Building F
During
the survey, this door was easily carded open.
Recommendation:
Install
an interlocking latch guard.
Pedestrian Security
Gate from North End of Garage F
During
the survey the gate was opened by reaching through the bars of the adjacent
vehicular gate, and turning the thumb-turn on this gate.
Recommendations:
·
Securely
install a sheet of expanded metal or polycarbonate plastic to the inside
surface of the vehicular gate, to cover the all surface of the gate that is
within 40 inches of the thumbturn handle on this adjacent pedestrian gate.
·
Install a
strike plate to make the anti-shim device of the dead latch functional.
·
Replace the
existing latch guard with a heavy-duty one.
Garage of Building C to
Secondary Foyer
The
door was stuck open on the carpet. This door should be self-closing.
Recommendation:
Consider
removing the quarter circle portion of carpet that is covered by the door’s
swing, and installing a skid resistant tile in place.
Front of Lobby B
Recommendation:
Install
an interlocking latch guard to prevent a burglar from inserting a card or
prying tool between the door and jamb in the area of the latch.
Garage of Building A to
Foyer of Hall
The
card reader and dead latch have been removed, reportedly to make this door
available for emergency egress. Door is completely lacking a latch, which is
required as door must be self-closing and self-latching.
Recommendation:
Install
a latch on the door.
(See also the paragraph at the start of the section
on Common Doors.)
Front Secondary Exit
Door from Building A
The
door is equipped with a dead latch, but it was not locked.
Recommendation:
Have
locksmith examine lock and repair as needed.
Foyer of Stairway 6, Building A to Rear
Exterior
This
door sticks and fails to close.
Recommendation:
Requires
adjustment/ repair to close properly.
Pedestrian Door From Southeast End of
Building B
This
door sticks and fails to self-close
Recommendation:
Door
should be adjusted to self-close and self-latch.
Vehicular Gate of Garage E
The
button to activate this gate from inside the garage can be manipulated by
inserting a long tool, such as a pole through the bars of the gate and
depressing the button.
Also
upon the Security Specialist’s arrival on April 14 this gate was completely
open. Suggestion was made that perhaps the refuse dumpster that was just
outside the gate was triggering the metal sensor in the driveway to keep the
gate open, however moving the dumpster away did not release the gate. The gate
remained open for the remainder of that visit.
Recommendation:
Securely
install a sheet of expanded metal or polycarbonate plastic to the inside
surface of the vehicular gate, to cover the all surface of the gate that is
within 40 inches of the button.
During the survey, many sliding glass
doors throughout the complex were viewed to be reverse installed, meaning that
the sliding portion was on the outside track, making it more vulnerable to
being lifted out by a burglar outside. Further the manufacturer-installed locks
on these doors should be supplemented by other measures, especially considering
these doors are reverse-installed.
Recommendations:
·
Install
pin locks
on the top and bottom frames of the sliding door to prevent lifting and sliding
of the door.
·
Insert sheet metal screws or plastic or wooden spacers into
the upper track to occupy the extra vertical space above the sliding door, and
further block it from being lifted while it is closed.
·
For
additional security bolt an angle iron bracket to the exterior deck or
threshold against the exterior side of the track of the sliding door.
·
A
more long-term solution would be to replace the sliding doors with ones that
are equipped with hook dead bolt locks, with hook throws that are at least 3/8”
thick. Many of the new glass doors and windows available now have double paned
glass, more substantial frames and better locks.
Recommendation
·
Insert
sheet metal screws or plastic or wooden spacers into the upper track to occupy
the extra vertical space above the sliding window, and block it from being
lifted while it is closed.
·
Set
a wooden dowel or metal rod in the full length of the bottom window track that
is exposed to the room when the window is closed. This should help block the
window from opening.
The Clubhouse and
Surrounding area
Though the clubhouse
is separated from the residential building, it does contain male and female
changing rooms and showers for those using the gym in the building. Keep in
mind that when stranger assaults occur in apartment complexes they are often
committed in common areas. Also the clubhouse should be reasonably secure in
order to deter prowling and hiding on the property of the Lakewood complex.
Exterior
Double Exit Doors, South Side to Balcony Walkway
Upon pushing on the panic bar to open these double doors, the doors
were stuck on the threshold and failed to release. Upon a second push, one half
of the door of the double pair opened, but the other door dragged the threshold
away from the doorway. This condition described is a hazard to security as well
as emergency egress.
Recommendation:
The threshold should be anchored to the deck and the mortise bolts
repaired so they properly engage and release to provide security and also
emergency egress.
East-facing
double EXIT door from TV Room
During the survey exit was attempted through this door which is labeled
above with an “EXIT” sign. Impact with significant body weight against the
panic bar failed to open the door.
Recommendation:
This door should be repaired to be available for emergency exit, and
still maintained as a secure door.
Sliding
glass doors From Ping Pong Room in Northwest Corner of Clubhouse, Upper Floor (Repaired to close as of my
visit on May 13)
During the visit of April 27, this door was found to be stuck in the
open position (by a distance of approximately 1 foot), with yellow caution tape
crisscrossed over the opening, and the glass pane moved at a severe angle out
of its seat in the doorframe.
This condition presents a hole in the security of the clubhouse. This
hole was very visible to anyone between the clubhouse and building A. Door
requires repair to prevent unauthorized entry to the clubhouse.
Recommendations:
·
Install
pin locks on the top and bottom frames of the sliding door to prevent lifting
and sliding of the door.
·
Insert sheet metal screws or plastic or wooden spacers into
the upper track to occupy the extra vertical space above the sliding door, and
further block it from being lifted while it is closed.
The Cabaña
The outdoor
and cabaña are enclosed by one
continuous perimeter barrier consisting of a security fence, two gates, and
behind the cabaña a wall. The cabaña is located at the south end of the swimming pool, and
accessed from inside the pool gates by walking beyond the south end of the pool
and around the enclosure of the cabaña to its
open rear door (side facing the perimeter wall (behind which are the tennis courts). The
far rear corner of this perimeter wall behind the cabaña is visually isolated. Also the rear portion of the
approach to the cabaña is very dark. Against
the west perimeter wall behind the cabaña is a water heater enclosed in
a wooden cabinet which is not locked.
Recommendations:
·
This area should be
equipped with lighting to deter prowlers from loitering there. (See the section
on lighting.)
·
Add height to the
perimeter wall behind the cabaña
by installing a wood lattice barrier on top the wall so as to increase the
height of the barrier to 7 feet above the ground outside the wall.
·
Lock the cabinet
containing the water heater behind the cabaña.
All
concerned should practice active awareness, active communication, and good
habits to supplement the purely physical security equipment, such as locks on
doors and windows. These efforts can be enhanced by employing a variety of
personnel, tools, and procedures. A complex as large as
Lighting and Aids to Visibility
Lighting
in much of the garage and the area behind the apartment buildings is poor
to marginal. Security lighting should provide fairly uniform illumination over
the entire area of interest, especially in garages.
Garage
Most of the lights in the garage are arranged in a straight line above the middle of the main driving lane, which runs generally lengthwise through the buildings. Along the interior top of the rear wall in portions of the garage runs a large air duct that is unpainted, and non-reflective. Also the paint on the interior rear wall of the garage is a light color, but not white, and dusty. Thus this interior rear wall is too dark to provide a proper visual background. Many corners in the garage are also dark.
There is at least on serious blind spot created by a design element of the garage. Along the front side of the garage is a hiding spot created by the dark void under a common stairwell.
Recommendations:
· Paint the walls in the garage a fresh coat of white paint (cold shade of white better than a warm shade) to provide a better visual background, and increase reflection of light back into the garage space.
· Wash the walls of the garage at least annually with a pressure hose to remove dirt which reduces reflection of light. Scrub also where needed.
· Install additional lights in the garage so illumination spreads further and more uniformly. Fluorescent lights would cast a whiter light to give better color rendition than the existing sodium lights. This will be particularly important if color security cameras will be installed.
· Apply white paint to the walls of the void under the stairwell, and illuminate that point with a directed light.
Behind the Apartment Buildings
Lighting behind the apartment buildings is very slight. Installation of new landscape lighting along the rear walkway was noticed to be in progress during the assessment. These lights appear to be of low wattage and cast light only on the immediate portion of the walkway. There was also some bright white lighting built into a square bench in the middle of the rear courtyard. Though these lights are bright, they do not provide illumination to the exterior walls, doors of the buildings, and remaining grounds behind the apartments. Without such illumination there are many dark areas available for prowling and hiding.
Recommendation:
Consult a lighting specialist for recommendations on a lighting plan that would provide adequate illumination for security and safety, and minimize nuisance light that would be visible from units.
Security
Officer
The security officer, whose job is normally to observe and report, is
provided office space in the middle of the clubhouse, with no direct windows to
the outside. While this security station may offer a vantage point from which
to detect problems in the clubhouse, it does not provide a view to the remainder
of the premises. With no security cameras on the property, the only times that
the security officer can observe other portions of the complex are when he is
out of the clubhouse, or at least goes to the Southwest corner room with the
sliding glass door facing building A. Management personnel
report that the security officer spends a small portion of her/his shift in the
security office, as she/he is normally making security rounds of the building.
The only system for showing that the security officer has made his/her rounds
as directed is his/her own record log.
Recommendations:
·
Consider
moving the security officer’s base to a room where he/she has some view to the
grounds of the complex (more front than rear). The southwest room with the
ping-pong table may provide a better space temporarily. See considerations
below about the recommended security system. The locating of the computer of
the recommended security system should be done in conjunction with locating the
security officer’s base, possibly the property manager’s office. (See the
section below on security system.
·
Install a
system to verify that the security officers made rounds as directed and as
stated in their record logs.
·
Additional
training would be required to enable security personnel to effectively use the proposed
integrated security system.
·
It is
recommended that Lakewood Apartments consider employing a second security
officer to monitor the property through the time periods that most of the
intrusions have occurred. This is recommended at least as a temporary measure
until there is a security camera system installed, and until the exterior
common doors are secured on the property. This spreads the coverage of security
personnel over the large property, and also permits a buddy safety system among
the security officers.
Security System
Electronic security systems do not replace physical security and safe habits. They do however extend the capabilities of awareness and communication relating to security. Security cameras can provide a particular security benefit that no other equipment can. That is an image of everyone passing through the camera’s viewing area. Too often properties experience multiple burglaries while the managers and residents have absolutely no information on the suspect’s description or means of access. Security systems can be valuable tool to provide such information. There were no security cameras seen on the premises of the Lakewood Apartments. SAFE does not recommend the use of fake cameras as such a measure can create a false sense of security among those who see them and thus believe that their environment is under surveillance.
Recommendations:
· An integrated digital security system, (including cameras) is recommended for installation at Lakewood Apartments. Such a system should be integrated with the fire alarm system. Cameras could be event driven, meaning that each camera would be equipped with a motion sensor to detect movement in the camera’s viewing range and start the camera rolling. At the same time the computer can transmit an audible signal to alert the security officer of activity so he/she knows to glance at the monitor and determine if the activity is of security concern. All video would be recorded to a computer hard disk for rapid retrieval, and transfer to removable media as needed. Some thought should be given to where the computer for the system should be housed, so that it is secure but viewable by the security officer and management staff for purposes of monitoring. Additionally the controls for the overall integrated system should be readily available to staff.
· Consider installing panic alarms on walls of support columns in the garage. These alarms could be designed to notify the security officer or transmit only an audible alarm signal. Coverage by security personnel should be adequate that they can respond to the alarm as needed and directed.
COMMUNICATION
Signage
Recommendations:
·
Post “No Trespassing” signs at points of entry to
the building.
·
In addition to “No Trespassing Signs”, post signs prohibiting
unauthorized parking in the garage.
·
Some people seeking entry to a property will wait for a resident to
enter, then follow them in or aggressively request that they be let in.
Management can relieve some of the pressure that some residents feel from
aggressors by installing signs at the main entryway(s). These signs should
state that residents are prohibited from granting entry to strangers, and that
visitors are required to contact their resident host for access.
Security
Officers
(See also the information above under Visibility
and Aids to Awareness.)
Security officers must have a reliable means of
two-way communication with the their dispatcher, police, management and
tenants. A cellular phone with good coverage for the area should serve well as
a basic device. A radio-telephone can be more versatile. Communications is
important for the security personnel to perform their duties, but also as a
safety tool for them, especially if one officer is working a shift alone.
Communication
Among Tenants and Management
San Francisco SAFE would like to assist tenants and
management to improve awareness and communication at the property. SAFE
facilitates Neighborhood Watch, an excellent format for discussing and
addressing crime and safety issues in an immediate area. Chances of success in
the Neighborhood Watch would be significantly increased if the property
managers show support for the effort. Other types of events could possibly be
organized as well to bring the tenants and management together.