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HomeMy WebLinkAbout20200709_KollCenter_CityResponseLetterNo.COMMENT: NOTICE OF INCOMPLETE FILING 1 Property Owners Affidavit 2 Preliminary Title Report 3 Affected Properties 4 Public Hearing Noticing Package 5 Environmental Information Form 6 Lot Line Adjustment (LLA) Application 7 AHIP 8 Koll Center Newport Planned Community Development Plan (PC15) Amendment 9 Park Dedication 10 Justification and Required Findings for Site Development Review Application 11 Parking Inventory and Management Plan 12a Technical Site Plan 12a Civil Plans 12b Building Height 12c Freestanding Parking Structure 12d Pedestrian Circulation and Access Plans 12e Public Park Design 12f Landscaping Plans 12g Solid Waste and Recyclable Materials Storage 12h Emergency Access Plan 12i Utilities Plan and Analysis General Application Lot Line Adjustment Affordable Housing Implementation Plan (AHIP) Planned Community Development Plan Amendment Provided as part of submittal package Provided as part of submittal package LLA Application will be submitted to the City during the Permitting phase upon entitlement approvals. Schematic proposed property line as well as existing property lines are reflected in the Site Impact Plan Provided as part of submittal package RESIDENCES AT 4440 VON KARMAN RESPONSE LETTER RESPONSE: Provided as part of submittal package Provided as part of submittal package Project Impact Plan Sheet has been added to the package which outlines existing underlying parcels and limits of impact. Impacts will be coordinated with adjacent owners to obtain approvals. Provided as part of submittal package Provided as part of submittal package Provided as part of submittal package Parking management plan provide, see sheet A5.3 and separate parking memo Plan provide see sheets A.01 and C3.01 Civil Plans provide as part of submittal, sheets C-1.01 -C5.01 Refer to sections on sheets A-3.0 & A3.1 for height limits measured from established grade Plans will follow after storm drain issue conclusion with public works Circulation plan provided, see sheet L.3 Park design plans provided, see sheet L.4 landscape plans have been provided as part of this submittal, sheets L.1 - L.9 Solid waste and recyclable material storage is provided within the proposed building and labeled as "Trash" distrubuted over three locations totaling 1,720 SF, see sheet A-1.3 Emergency access plan provided on sheet A-5.2 Conceptual Utility plans are shown on sheet C5.01. Will serve has been received from IRWD for Water Service, and Sewer Service will be through City of Newport Beach 12j Sustainable Improvement Plans 12k Open Space and Recreational Amenities Plan 13 Water Quality Management Plan (WQMP) 14 Technical Plans 15 General Plan Consistency 16 Residential Density General Plan Consistency a. Provided as part of submittal package b. N/A c. Provided as part of submittal package d. All will serve letters have previously been provided to the city. SAMP will be prepared during construction drawing/permitting e. WQMP includes drainage area map and statement indicating pre/post darainage conditions shall be maintained. Final hydrology report shall be provided during constructing drawing/permitting. Provided as part of submittal package Project density is within General Plan limits refer to sheet G-0.3 for net area diagram and density calculation WQMP has previously been provided to city Water conserving landscaping will be utilized as required by city and state mandate sb1881 characteristics such as exposure, light intensity, soil analysis, site drainage, and irrigation. Proper plant selection based on site characteristics will enhance the plants' likelihood of becoming established in the site and reduce potential incidences of low vigor, excessive maintenance, disease, or death. The landscape irrigation concept for the site will be designed to provide the most efficient and conserving means to distribute irrigation water and provide the property management company and landscape maintenance company with the latest technology for water conservation. The project will comply with the Cal-Green building code and utilize the following sustainable features: •Low flow plumbing fixtures •Moisture based irrigation controller •Stormwater infiltration •EVV ready parking stalls •Bike parking for residents and visitors •Low-E glazing •Low VOC paint & coatings •High Albedo roofing •LED light fixtures •Low VOC emitting finished (carpet, resilient flooring, wood) •Low formaldehyde composite wood products •Recycled steel •Fly ash concrete •Building PV ready •Energy Star appliances and bathroom fixtures •Project is pre-piped for future gray water use The project will promote walkability given its proximity to the surrounding office- uses; it is anticipated that some of the surrounding office users will choose to live in the development and therefore be able to walk to work. Common open space and amenities see sheet A-5.4, private open space sheet A- 5.5, 17 Residential Design 18 19 Department Review and Comments General Plan Standards not met, meeting suggested 1 Insufficient information 2 Life safety 3 Emergency power 1 Submit for Building Preliminary Code Review 3 Opening protection 4 Building Code analysis 5 Exiting separation 6 Common path of egress travel 7 Exit access travel distance 8 Openings in interior exit stairways 9 Exterior balconies, stairways and ramps 10 Horizontal Exits Life Safety Building exiting plans will be provided during permitting plan check when plans are further developed All Units are provided with two separate and distinct means of egress Building exiting plans will be provided during permitting plan check when plans are further developed No openings in interior stairs are proposed other than those necessary for exit access All exterior balconies and stairways comply with Section 705 Horizontal exits are shown on sheet A-5.3 Means of Egress Detailed information for code compliance will be provide as project is progress into permitting plan check when project conditions are better known Project life safety and code analysis provide for on sheet A-5.3 Elevators are not required to be apart of building egress system. The building is proposed to be fully sprinklered with a NFPA-13 system and has horizontal exits at each level to comply with exception 1 of CBC section 1009.2.1, elevators to be min of 3,500 lb. capacity. Acknowledged Opening protection calculation will be provided during permitting plan check when plans are further developed Conceptual code analysis provided on sheet A-5.1 Building Planning (Chapters 3,4,5,6) Building The design approach for the Residences at 4440 Von Karman is intended to be reflective of the surrounding office context. The contemporary forms complement the existing office buildings to create a building that is respectful of the current condition while creating a distinctly unique identity. The project corners are enhanced with rich materials to bring attention and articulate the prominent areas of the project. The approach to the building site orientation was done to create a sheltered refuge in the greater business development by turning the courtyards inward away from the busy roadways of Von Karman Ave and Birch St. At the same time the building pulls away from the east and west property lines to provide generous relief from the public right-of-way to create an enjoyable pedestrian experience. The site is linked with the surrounded development by means of a green belt and pedestrian trail along the north property line connecting Von Karman Ave. to Birch St. with the public park centrally located along the route. The parks location provides a centralized amenity for the entire neighborhood and provides the necessary relief between the offices buildings and the apartments. b. see pages A-2.0 - A-2.5 for project project renderings from public vantage points. Environmental Compliance and Traffic Study acknowledged acknowledged Additional Comments Pending PARKS & RECREATION 11 Exit discharge 12 Emergency egress 13 Elevator lobbies 14 CAL Green parking req. 15 Residential accessible parking req. 16 Nonresidential accessible parking req. Refer to parking summary for required accessible parking stall calculations and sheets A-1.0 - A1.2 Refer to parking summary for required accessible parking stall calculations and sheets A-1.0 - A1.3 Accessibility Exit discharge will not cross interior property lines Emergency egress will be provided for to comply with Section 1030.1 Elevator lobbies will be provided at permit submittal Required parking is provided refer to parking summary Misc. Provisions