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HomeMy WebLinkAboutPRR BLDPROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Please Distribute to: _ 13t ilcling1Lfe S fe ervlces — Seimone Jur (2 Plan Sets) Public Works — Brine/Keely/Cho Corporate Yard - Mike Pisani Parks & Recreation — Sean Levin Date: June 6, 2017 Please return PRR and Plans to Staff Planner Rosalinh Unq, Associate Planner (949) 644-3208, runq(a,newportbeachca.dov Applicant: Starboard MacArthur Square, LP Contact: Patrick Strader 949-622-0420 ps@starpointeventures.com Project Name Newport Crossings Address: 1701 Corinthian Way, 4251, 4253 & 4255 Martingale Way, 4200, 4220 & 4250 Scott Drive e (PA2017-107) SD2017-004 NT2017-002 TS2017-001 and ER2017-001 A Site Development Review for the development of a mixed -use residential apartment project consisting of 350 residential units, 7,500 square feet of retail use and 0.5-acre public park on a 5.7-acre property known as MacArthur Square. The application includes requests for building height adjustment and a Tentative Tract Map for future condominium purposes. REPORT REQUESTED BY: June 23, 2017 PLANNING COMMISSION HEARING DATE: SELECT DATE Check all that apply; D No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) Notes: S• 1,1(TH- 17c i Yh-c c.._ •E L-t DI VI fm.1 . 1�67 07/9 17 Signature Ext. Date Please indicate the approximate time spent on reviewing this project: Tmplt: 10/10/12 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 3300 Newport Boulevard I P.O. Box 1768 Newport Beach, CA 92658 www.newportbeachca.gov I (949) 644-3275 PROJECT REVIEW REQUEST Project Description: Newport Crossings: 350 Units Apartment (Type IIIA) w/ 7,500 sf Commercial wrap around 5 story Type IA parking Structure. Both Buildings equip with fire sprinklers per NFPA 13. Project Address: 1660 Dove Streeet. Review Date: 07/18/2017 Final Reviewer: Draft Reviewer: TONEE THAI Phone: (949) 718-1867 Email: tthai(a�newportbeachca.gov The project plans were reviewed for compliance with the following codes and standards: 2016 CBC; 2016 CRC; 2016 CPC; 2016 CEC; 2016 CMC; 2016 Building Energy Efficiency Standards (BEES); and Chapter 15 of the Newport Beach Municipal Code (NBMC). 1. The review is only for general scopinq requirements; specific detailing review was not done. Please contact Building Division staff to set up a meeting for a Preliminary code review to discuss building code items specifically. Please provide detailed code analysis with specific code section references use to justify specific conditions for discussion during meeting. 2. Residential Units and associated accessory uses shall comply with Chapter 11A for accessibility. a) Res unit accessible parking ratio of 2% requires parking to be assigned. (1109A.4) b) Curb ramps not permitted to encroach into accessible stall and access aisle. (1109A.8) 3. None Residential use and associated accessory uses shall comply with Chapter 11 B for accessibility. 4. Sheet A-1.1: Res. Building Story and Height increase requires building to be equip with NFPA 13 sprinkler system. (Table 504.3 & Table 504.4) Forms\Corrections \2010\plan review comments 2010 5-4-11 18. Openings in interior exit stairway shall be limited to those necessary for exit access to the exit stairway from normally occupied spaces and for egress from the exit stairway. (1023.4) 19. Interior exit stairway ventilation systems shall be independent of other building ventilation systems. (1023.6) 20. Exit passageway shall not be used for any purpose other than as a means of egress and a circulation path. Exit Passageway shall terminate at an exit discharge on the level of exit discharge and terminate at an exit on other levels. (1024.1, 1024.4) 21. Openings in exit passageways shall be limited to those necessary for exit access to the exit passageway from normally occupied spaces and for egress from the exit passageway. (1024.5) 22. There shall not be penetrations or communicating openings between adjacent exit passageways. (1024.6) 23. Exit passageway ventilation systems shall be independent of other building ventilation systems. (1024.7) 24. Horizontal exits (fire walls) shall not serve as the only exit from a portion of a building, and where two or more exits are required, not more than one-half of the total number of exits or total exit minimum width or required capacity shall be horizontal exits. (1026.1) 25. Exits shall discharge directly to the exterior of the building. Parking Structure interior stairway not permitted to discharge into adjacent building. (1028.1) 26. Provide required natural light and ventilation for all spaces intended of human occupancy per 1205.2 & 1203.5. Forms \ Corrections \2010\plan review comments 2010 3 PROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Please Distribute to: Building/Life Safety Services — Samir Ghosn (2 Plan Sets) Public Works — Brine/Keely/Cho Corporate Yard - Mike Pisani & George Murdoch Parks & Recreation — Sean Levin Date: August 17, 2017 Please return PRR and Plans to Staff Planner Rosalinh Unq, Associate Planner (949) 644-3208, rung©newportbeachca.gov Applicant: Starboard MacArthur Square, LP Contact: Patrick Strader 949-622-0420 ps@starpointeventures.com Project Name Newport Crossings Address: 1701 Corinthian Way, 4251, 4253 & 4255 Martingale Way, 4200, 4220 & 4250 Scott Drive a 1660 Dove Street (PA2017-107) SD2017-004 NT2017-002 TS2017-001 and ER2017-001 REVISED PLANS - A Site Development Review for the development of a mixed -use residential apartment project consisting of 350 residential units, 7,500 square feet of retail use and 0.5-acre public park on a 5.7-acre property known as MacArthur Square. The application includes requests for building height adjustment and a Tentative Tract Map for future condominium purposes. REPORT REQUESTED BY: September 6, 2017 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: Notes/Comments: ❑ No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. I contacted the applicant onNz o g3/zgl, 1 S w-r - I) f pZ �-_, ;� i--e-T F,Z 7( ta / -t Sn`L AirAiru 2) --- (�"� c� { - OF e'S . (.11Li1-\) 175L-DE, e-vri-c SI;�---r / / T A- `I { ? S C� sag lL-- e . &-1�c-,. 'kL--€-n To r.-c L-../c . 1N nz- .-r71.s1.-, Lcz,G2ru.-e ► l CI NA--, ���^ I cz-cu1+LA-Lu..�..tt-ta-- C`��c l �,J. I\(C--�) `I��J� A-- To s t. for Code review 1616-7 ng/a?/i 7 ❑ To discuss the following (see notes) Signature Ext. Date Please indicate the approximate time spent on reviewing this project: ,5 Tm plt: 10/10/12 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 3300 Newport Boulevard I P.O. Box 1768 1 Newport Beach, CA 92658 www.newportbeachca.gov j (949) 644-3275 PROJECT REVIEW REQUEST Project Description: Newport Crossings: 350 Units Apartment (Type IIIA) w/ 7,500 sf Commercial wrap around 5 story Type IA parking Structure. Both Buildings equip with fire sprinklers per NFPA 13. Project Address: 1660 Dove Streeet. Review Date: 07/18/2017 Final Reviewer: Draft Reviewer: TONEE THAI Phone: (949) 718-1867 Email: tthai(c�newportbeachca.gov The project plans were reviewed for compliance with the following codes and standards: 2016 CBC; 2016 CRC; 2016 CPC; 2016 CEC; 2016 CMC; 2016 Building Energy Efficiency Standards (BEES); and Chapter 15 of the Newport Beach Municipal Code (NBMC). 1. The review is only for general scopinq requirements; specific detailing review was not done. Please contact Building Division staff to set up a meeting for a Preliminary code review to discuss building code items specifically. Please provide detailed code analysis with specific code section references use to justify specific conditions for discussion during meeting. 2. Residential Units and associated accessory uses shall comply with Chapter 11A for accessibility. a) Res unit accessible parking ratio of 2% requires parking to be assigned. (1109A.4) b) Curb ramps not permitted to encroach into accessible stall and access aisle. (1109A.8) 3. None Residential use and associated accessory uses shall comply with Chapter 11 B for accessibility. 4. Sheet A-1.1: Res. Building Story and Height increase requires building to be equip with NFPA 13 sprinkler system. (Table 504.3 & Table 504.4) Forms\Corrections\2010\plan review comments 2010 5-4-11 5. Need to clarify on drawings whether the retail component, Type IA Construction, is part residential building or part of the parking structure building. a) Part of Res. (Type IIIA): The retail podium horizontal assembly need to be continuous from exterior wall to exterior wall as define for separate building. (510.2, 706.1.) b) Part of Parking (Type IA): Mix type of constructions (buildings) are not permitted to be "tucked" underneath one another (Type IA tucked under Type IIIA). Need to comply with one of the special provisions listed in Section 510. c) Section 705.3, Exception #2 only allows occupant use openings between S2 and R2 occupancies; does not permit openings with other occupancies. 6. Exterior walls' allowable openings between separated portions of the building in court yards and other location shall comply with Table 705.8. 7. Fire walls shall be continuous from the podium level to the roof (no jogs between floors) and structurally independent of adjacent floor framing. (706) 8. Fire walls shall extend horizontally from exterior wall to exterior wall and extend at least 18 inches beyond exterior surface of the exterior wall. (706.5) 9. Vehicular ramps shall not be considered as an exit access ramp unless pedestrian facilities are provided. (1006.2.2.5) 10. Exit access and exit doors shall swing in direction of travel, except entry doors to individual dwelling units. (1010.1.2.1) 11. Common path of travel shall comply with Section 1006.2. 12. Total exit access travel distance shall comply with Section 1017. 13. The residential units accessing the required exit enclosure located on adjacent building is not permitted as the only means of exiting. Section 705.3 only allows for occupant users opening not required exits. The use of horizontal exits to access the enclosure is limited to one required exit. 14. Each building between fire walls need to provide their own means of egress complying with Sections 1016 — 1028. 15. Exit access through elevator lobby is permit when access to not less than one of the required exits shall be provided without travel through the enclosed elevator. (1016.2) 16. The number of required exits shall be separate and continuous from point of entry to exit discharge. Interior exit stairs from parking structure do not comply. 17. Interior exit stairways shall terminate at an exit discharge or a public way. Interior exit stairways extended to an exit discharge or a public way by an exit passageway shall comply with Section 1023.3.1. (1023.3) Forms\Corrections\2010\plan review comments 2010 2 18. Openings in interior exit stairway shall be limited to those necessary for exit access to the exit stairway from normally occupied spaces and for egress from the exit stairway. (1023.4) 19. Interior exit stairway ventilation systems shall be independent of other building ventilation systems. (1023.6) 20. Exit passageway shall not be used for any purpose other than as a means of egress and a circulation path. Exit Passageway shall terminate at an exit discharge on the level of exit discharge and terminate at an exit on other levels. (1024.1, 1024.4) 21. Openings in exit passageways shall be limited to those necessary for exit access to the exit passageway from normally occupied spaces and for egress from the exit passageway. (1024.5) 22. There shall not be penetrations or communicating openings between adjacent exit passageways. (1024.6) 23. Exit passageway ventilation systems shall be independent of other building ventilation systems. (1024.7) 24. Horizontal exits (fire walls) shall not serve as the only exit from a portion of a building, and where two or more exits are required, not more than one-half of the total number of exits or total exit minimum width or required capacity shall be horizontal exits. (1026.1) 25. Exits shall discharge directly to the exterior of the building. Parking Structure interior stairway not permitted to discharge into adjacent building. (1028.1) 26. Provide required natural light and ventilation for all spaces intended of human occupancy per 1205.2 & 1203.5. Forms\Corrections\2010\plan review comments 2010 3 August 7, 2017 f>,AA LcH -rittrA (4 ISwc-�5 Response to Community Development Department Building Division comments dated 7-18-2017 Responses: The applicant has meet with Tonee Thai & Samir Ghosn of the Community Development Department Building Division on August 9, 2017 to discuss the plans. The applicant understands that the comments listed below are for informational use and that certain items may be revised per Building Division direction or that a request for modification may be made to address a certain issue. 1. The review is only for general scoping requirements; specific detailing review was not done. Please contact Building Division staff to set up a meeting for a Preliminary code reviewtodiscussbuildingcodeitemsspecifically. Pleaseprovide detailedcodeanalysis with specificcodesection references usetojustifyspecific conditionsfordiscussionduring meeting. Meeting was held August 9, 2017 with Tonee Thai & Samir Ghosn at Newport Beach City hall. 2. Residential Units and associated accessory usesshallcomplywithChapter 11Afor accessibility. Acknowledged. a) Res unit accessible parking ratio of 2% requires parking to be assigned. (1109A.4) Acknowledged. V6) Curb ramps notpermittedtoencroach intoaccessible stalland access aisle. (1109A. 8) Acknowledged. See Revised Parking Standards Diagram on sheet A-2.1 3. None Residential useand associated accessoryusesshallcomplywith Chapter 11Bfor accessibility. Acknowledged. 4. SheetA-1.1: Res. BuildingStoryand Height increase requires buildingto be equip with NFPA13sprinklersystem. (Table 504.3 &Table504.4) Acknowledged. ct� OEVELOPMEN) ,UG14Z c1TY OF Need to clarify on drawings whether the retail component Type IA Construction, is part residential building or part of the parking structure building. +„r 144l J PartofRes.(TypeIIIA): The retail podium horizontal assembly needtobe StA'7 continuous from exterior wall to exterior wall as define for separate building. A (510.2, 706.1) Retail area is part of Type III A residential building, no podium is necessary. • PartofParking(Type IA): Mixtypeofconstructions (buildings] are not permitted to be "tucked" underneath one another (Type lAtucked under Type IIIA). Needto comply with one of the special provisions listed in Section 510. See response above Section 705.3, Exception #2 only allows occupant use openings between S2 and R2 occupancies; does not permit openings with other occupancies. Acknowledged. Applicant will request modification with alternative means and methods. 6. Exterior walls' allowable openings between separated portions of the building in court yards and other location shall comply with Table 705.8. Acknowledged. 7. Fire walls shall be continuous from the podium level to the roof (no jogs between floors) and structurally independent of adjacent floorframing. (706) Acknowledged. 8. Fire walls shall extend horizontallyfrom exteriorwalltoexteriorwall and extend at least 18 inches beyond exterior surface ofthe exterior wall. (706.5) Acknowledged. 9. Vehicular ramps shall not be considered as an exit access ramp unless pedestrian facilities are provided. (1006.2.2.5) Acknowledged. 10. Exitaccessandexitdoorsshallswingindirectionoftravel,exceptentrydoorsto individual dwelling units. (1010.1.2.1) Acknowledged. 11. Common path of travel shall comply with Section 1006.2. Acknowledged. 12. Total exit access travel distance shall comply with Section 1017. Acknowledged. 13 The residential units accessingtherequired exitenclosurelocated onadjacent buildingis not permitted astheonlymeansofexiting. Section 705.3only allowsfor occupant users opening not required exits. The useofhorizontal exitstoaccessthe enclosure is limited to one required exit. Acknowledged. Applicant will request modification with alternative means and methods. 14. Each building between fire walls need to provide their own means of egress complying with Sections 1016-1028. Acknowledged. 15. Exit access through elevator lobbyispermitwhen accessto notlessthan one of the required exits shall be provided without travel through the enclosed elevator. (1016.2) Acknowledged. 16. The number of required exitsshallbeseparateand continuousfrompointofentryto exit discharge. Interior exit stairs from parking structure do not comply. Acknowledged. 17. Interiorexitstairwaysshallterminateatanexitdischargeorapublicway. Interiorexit stairways extendedto an exit discharge ora publicwaybyan exit passagewayshall comply with Section 1023.3.1. (1023.3) Acknowledged. Openings in interior exit stairway shall be limited to those necessary for exit access to the exit stairway from normally occupied spaces and for egress from the exit stairway. (1023.4) Acknowledged. 19. Interior exit stairway ventilation systems shall be independent of other building ventilation systems. (1023.6) Acknowledged. 20. Exit passagewayshall not be usedforanypurposeotherthan asameans ofegress and a circulation path. Exit Passagewayshallterminate at an exit discharge on the level of exit discharge and terminate atanexitonother levels. (1024.1,1024.4) Acknowledged. 21 Openings in exit passageways shall be limited to those necessaryfor exit access to the exit passageway from normally occupied spaces and for egress from the exit passageway (1024.5) Acknowledged. There shall not be penetrations or communicating openings between adjacent exit passageways. (1024.6) Acknowledged. 23. Exit passageway ventilation systems shall be independent of other building ventilation systems. (1024.7) Acknowledged. Horizontal exits (firewalls)shall not serve astheonlyexitfrom a portion ofa building, and where two or more exits are required, not morethan one-half ofthe total number of exits ortotalexit minimumwidthorrequiredcapacityshallbe horizontal exits. (1026.1) Acknowledged. 3 Exits shall discharge directly to the exterior of the building. Parking Structure interior stairway not permitted to discharge into adjacent building. (1028.1) Acknowledged. 26. Provide required natural light and ventilation for all spaces intended of human occupancy per 1205.2 &1203.5. Acknowledged. PROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Please Distribute to: o Building/Life Safety Services Samir Ghosn (2 Plan Sets) Public Works —Keely Parks & Recreation — Sean Levin Date: June 5, 2018 Please return PRR and Plans to Staff Planner Jaime Murillo, Senior Planner (949) 644-3209, jmurillo@newportbeachca.gov Applicant: Starboard MacArthur Square, LP Contact: Patrick Strader, 949-622-0420 ps@starpointeventures.com Project Name Newport Crossings Address: 1701 Corinthian Way, 4251, 4253 & 4255 Martingale Way, 4200, 4220 & 4250 Scott Drive and 1 E Dove Street (PA2017-107) New Application: Lot Line Adjustment No. LA2018-004 SD2017-004 NT2017-002 TS2017-001 and ER2017-001 Site Development Review for the development of a mixed -use residential apartment project consisting of 350 residential units, 7,500 square feet of retail use and 0.5-acre public park on a 5.7-acre property known as MacArthur Square. PROJECT REVISION - The applicant has withdrawan their Tentative Tract Map request for condominimum purposes and submitted a new Lot line Adjustment request. The existing three parcels will be reconfigured to include a 0.50-acre public park dedicated to the City, a 5.08-acre parcel for the proposed mixed -use development, and a 0.11-acre parcel (to be owned by applicant) for the emergency access for the project but will also include an easement to the City for access and parking for the park. The net project site area will be 5.19 acres. Please review Lot Line Adjustment and let me know if you have any comments or additional project conditions. REPORT REQUESTED BY: June 13, 2018 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: lNo comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) Notes/Comments: Signature 0(,t73le Ext. Date Please indicate the approximate time spent on reviewing this project: O- Z Tmplt: 10/10/12