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Home My WebLink AboutPA2022-0249_20230404_Delta 1_Bldg. Dept. Response Letter robinson hill architecture, inc. Date: March 23, 2023 To: City of Newport Beach Building Division 100 Civic Center Drive Newport Beach, CA 92658-8915 Attn: Tonee Thai RE: Resubmittal | The Stag Bar Occupancy Increase PA2022-0249 A California Corporation 3195 B Airport Loop Drive Costa Mesa, CA 92626 www.rhainc.net Telephone: 714. 825. 8888 • Facsimile: 714. 825. 8889 Please find a response list below and revised documents considered and clouded as Delta 1 revisions. Response Narrative Building Department Comments Comment Response Sheet(s) 1 Comment: Existing occupant load calculations shown on sheet T0.1 does not add up to 260. Response: Typo has been revised. Occ. load adds up to 260. T0.1 2 Comment: According to latest Certificate of Occupancy issued under Permit X2013-3572, the total occupant load 20 for the building is 221. Please provide copy more recent C of O permitting higher occupant load of 260 for review. Response: Building Permit to resolve has been issued and call for inspection will occur soon. XC2023-0009 - 3 Comment: Existing Building is not protected with fire sprinklers as noted on Sheet T0.1. Response: Fire sprinklers will be provided during plan check processing. - 4 Comment: Obtain building permit for proposed occupant load increases from existing permittee 221. Submit plans for plan check; building shall comply with current codes. Response: Noted. - 5 Comment: Exists and accesses shall not be obstructed. Response: City traffic engineer has reviewed request to retain the 3 existing doors that swing directly into the public right of way. The doors swing may remain as is. The door swings will need to be address as part of any future building modification. Per David Keely email - A California Corporation 3195 B Airport Loop Drive Costa Mesa, CA 92626 www.rhainc.net Telephone: 714. 825. 8888 • Facsimile: 714. 825. 8889 Please let us know if you have any comments or questions. Sincerely, Maria Hallimore robinson hill architecture, inc. 714.825.8888 ext 110 hallimore@rhainc.net 02.13.23. 6 Comment: Need to exclude hallways and other access ways when determining assembly occupancy load; for example, show the area of the restroom alcove as being used to determine standing room occupant load. Response: Assembly occupancy load have been provided for hallways as alcove. Hallways were determined to be calculated 1/15 and alcove to 1/5. Please refer to the attached email feed between you and Alex Arie. - 01 1.5 1.6 1.7 2.0 2.1 2.2 2.4 2.5 3.0 D 01 1.5 1.6 1.7 2.0 2.1 2.2 2.4 2.5 3.0 C B.4 B A.5 A D C B.4 B A.5 A C.9 STAIR #1 0.0 OCC. STAIR #2 0.0 OCC. 78 LF @ 1/2 LF MAIN BAR SEATING 39 OCC. 25.03 LF 12.11 LF 12.11 LFDRY STORAGE OFFICE 2.0 OCC. BEER WALK-IN ICE ELECTRIC 34.3 SF MEN'S 143.2 SF WOMEN'S 159.1 SF JANITOR 7.9 SF 24.14 LF (E) KITCHEN 7.0 OCC. (E) STORAGE 1 OCC. 14.5 LF @ 1/2 LF PATIO SEATING 7 OCC. SERVICE COUNTER 707 SF @ 1/5 BAR STANDING TOTAL 141 OCC. 12.11 LF @ 1/2 LF BAR BOOTH (A & B) 6 OCC EA. 45.55 LF @ 2 LF PATIO BOOTH TOTAL 23.0 OCC. 337.74 SF @ 1/15 PATIO DINING TOTAL 23 OCC. 9 OCC. EXIT #H2 (HOTEL ABOVE) 9 O C C . EXI T # H 1 (H O T E L A B O V E ) 147 O C C . EXI T # B 1 147 OCC. EXIT #B2 25 O C C . EXI T # B 3 45.0 SF 45.0 SF 25 OCC. EXIT #B3 PATH OF TRAVEL TO BE CLEAR OF ALL OBSTRUCTIONS NOT COMPLYING WITH CBC CHAPTER 11B (E) BAR STAFF - 5 OCC. NON PUBLIC B.O.H STAFF 13 CUSTOMER TOTAL 299 PUBLIC AREA EMPLOYEES 17 INTERIOR DINING PUBLIC - 246 OCC. PATIO DINING PUBLIC - 53 OCC. 337.74 SF PATIO - 53 OCC. 21 . 4 1 L F 3'-0" SERVER ACCESS 357.15 5'-0" (E) ADA COUNTER BAR BOOTH (C) 25.03 LF @ LF 12 OCC. TABLE DINING (AREA D) 376 SF @ 1/15 25 OCC. 3'-8" (E) C L E A R P . O . T T O R R . 6'-25 8" (E) ADA COUNTER 3'- 8 " (E) C L E A R P . O . T 3' - 8 " (E ) C L E A R P . O . T T O R R . 5'-0" (E) ADA COUNTER 3' - 8 " TABLE DINING (AREA E) 78 SF @ 1/15 5 OCC. 74 SF @ 1/5 STANDING TOTAL 15 OCC. 6.1 LF @ 1/2 LF INTERIOR SEATING 3 OCC. SERVICE COUNTER UNCONCENTRATED BAR OCC. LOAD FACTOR 1/15 S.F. STANDING AREA OCC. LOAD FACTOR 1/5 S.F. BOOTH / BANQUETTE AREA OCC. LOAD FACTOR 1/24" L.F. EGRESS PATH, U.N.O.. NET PUBLIC AREA - SEE PLAN FOR INDIVIDUAL S.F./OCC. FACTOR/NAME (E) ILLUMINESCENT EXIT SIGN WITH EMERGENCY POWER BACK UP SUPPLY. COMPLY PER CBC 1013.3 & 1013.6.3 DJ AREA 1,982.52 SF NET PUBLIC AREA A1.0 PR O P O S E D O C C U P A N C Y SCALE: 1/4" = 1'-0"STANDARD OPERATION PROPOSED OCCUPANT LOAD FLOOR PLAN 01 LO A D F L O O R P L A N M C F A D D E N P L A C E PE D E S T R I A N MA L L AL L E Y SCALE: NTSLEGEND 04 SCALE: NTS 03SCALE: NTSKEYNOTES 1.01 PROVIDE A SIGN ABOVE THE DOOR THAT READS 'THIS DOOR TO REMAIN UNLOCKED DURING BUSINESS HOURS' PER CBC 1010.1.9.3. 1.02 EXISTING EXIT DOOR TO REMAIN, SEE DETAIL 6B FOR THRESHOLD INFO. 1.03 EXISTING PANIC HARDWARE TO REMAIN 1.04 OCCUPANT LOAD OF 50 OR MORE SHALL HAVE A THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE. CFC 1004.3 1.05 PROVIDE AN APPROVED AISLE, SEATING, OR FIXED EQUIPMENT DIAGRAM SUSTAINING ANY INCREASE IN OCCUPANT LOAD. SUCH DIAGRAM SHALL BE POSTED IN A CONSPICUOUS PLACE. CBC 1004.2 1.06 EXISTING EXIT SIGN WITH BATTERY BACKUP/EMERGENCY LIGHT TO REMAIN 1.07 EXISTING EMERGENCY LIGHTS WITH BATTERY BACKUP TO REMAIN 1.08 EXISTING PANIC HARDWARE TO BE REMOVED 1.02 1.01 1.02 1.03 1.02 1.03 1. PROVIDE MEANS OF EGRESS LIGHTING WITH EMERGENCY POWER BACK-UP SUPPLY. CBC 1008.2 (EXISTING) FIRE DEPARTMENT NOTES: 2. ANY ROOM HAVING AN OCCUPANT LOAD OF 50 OR MORE PERSONS WHERE FIXED SEATS ARE NOT INSTALLED, AND WHICH IS USED FOR DINING, DRINKING, OR SIMILAR PURPOSES HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE. POSTED SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OF THE OWNER'S AUTHORIZED AGENT. CFC 1004.3. 3. IN THE EVENT OF POWER SUPPLY FAILURE, IN BUILDINGS THAT REQUIRE TWO OR MORE MEANS OF EGRESS, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE ALL OF THE FOLLOWING AREAS: A.INTERIOR EXIT ACCESS STAIRWAYS AND RAMPS B.INTERIOR AND EXTERIOR EXIT STAIRWAYS AND RAMPS C.EXIT PASSAGEWAYS D.VESTIBULES AND AREAS ON THE LEVEL OF DISCHARGE IN ACCORDANCE WITH SECTION 1028.1 E.EXTERIOR LANDINGS AS REQUIRED BY SECTION 1010.1.6 FOR EXIT DOORWAYS THAT LEAD DIRECTLY TO THE EXIT DISCHARGE. CFC 1008.3.2 4. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR ON ON-SITE GENERATOR. CFC 1008.3.4 SCALE: NTSGENERAL NOTES 02 KNEE CLEARANCE THRESHOLD SCALE: NTS 06ACCESSIBILITY DETAILS A B 1.04 1.04 1.04 1.05 1.06 1.07 1.07 1.07 1.07 1.08 09.27.22 Sheet No.: Date: Job Number: Rev.Description Submittal Dates Owner Date robinson hill architecture, inc. C-23553 C-20731Michael David Robinson: John Steven Hill: Sheet Title Consultant Stamp 22RHA1077.C1 Project Type OC C U P A N T L O A D A S S E S S M E N T 12 1 + 1 2 5 M C F A D D E N P L A C E NE W P O R T B E A C H , C A 9 2 6 6 3 Th e S t a g B a r + K i t c h e n MCFADDEN PLACE, LLC 3334 EAST COAST HIGHWAY, #418 CORONA DEL MAR, CA 92625 ATTN: MARIO MAROVIC 949-675-2340 BUSINESS 949-813-5683 MOBILE NO R M A L O P E R A T I O N 1 Maria Hallimore From:Alex Arie Sent:Thursday, March 9, 2023 10:21 AM To:Maria Hallimore Subject:FW: Stag Bar - Occupant Load Increase Attachments:02-01-23 Stag Bar Increase_299 occ_TT_Markup_20230307.pdf Thank you. Please contact me with any questions or comments. Sincerely, Alex Arie Principal robinson hill architecture, inc. design. planning. graphics. 3195 B Airport Loop Drive Costa Mesa, California 92626 O. 714.825.8888 x 115 C. 949.283.7935 www.rhainc.net From: Thai, Tonee <tthai@newportbeachca.gov> Sent: Tuesday, March 7, 2023 4:22 PM To: Alex Arie <arie@rhainc.net> Subject: RE: Stag Bar ‐ Occupant Load Increase Hi Alex, I apologize for my delay in responding. Please see my attached red marked comments. Conceptually, the proposed increased occupant load is acceptable. There are misc. notes that needs to be address/clarify. One major issue may be the 2nd required exit for the outdoor patio (53 occupant load) leading into the restaurant. It has to be equipped with panic hardware that overrides any door lock so it may be an issue with property security. Can you go with just 49 occupants at the outdoor patio; that will solve many of the problems. Please check with Fire if the they have any comments with the proposed occupant load increase. Please check with Public Works to see if they will allow the existing gates/doors to swing out onto the public way with the proposed occupant load increase. Sorry if I am repeating myself as it has been awhile. Please see my red marks and let me know if you have any questions. Regards, 2 Tonee Thai, PE, CBO, CASp Deputy Community Development Director / Chief Building Official Community Development Department Office: 949-718-1867 100 Civic Center Drive Newport Beach, CA 92660 From: Alex Arie <arie@rhainc.net> Sent: February 28, 2023 8:44 AM To: Thai, Tonee <tthai@newportbeachca.gov> Subject: FW: Stag Bar ‐ Occupant Load Increase [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Thank you. Please contact me with any questions or comments. Sincerely, Alex Arie Principal robinson hill architecture, inc. design. planning. graphics. 3195 B Airport Loop Drive Costa Mesa, California 92626 O. 714.825.8888 x 115 C. 949.283.7935 www.rhainc.net From: Alex Arie Sent: Monday, February 6, 2023 10:09 AM To: Thai, Tonee <tthai@newportbeachca.gov> Cc: Gregg Ramirez <GBRPlanning@outlook.com>; 'Michael Torres' <michael@newportpacificlaw.com>; Mario (mario@loungegroup.com) <mario@loungegroup.com>; Maria Hallimore <hallimore@rhainc.net> Subject: RE: Stag Bar ‐ Occupant Load Increase Good morning, Tonne, Please find attached for your review the updated occupant load plan reflecting a few minor modifications (second attachment). 1. We started with the 2019 approved plan, please see attached 2019 pdf, Customer Occ Load 260. 2. We implemented the 1/15 factor to all aisle areas which had no occupant load before. This is consistent with what was discussed in our meeting. 3. We increased the patio occupant load from 49 to 53. In our interpretation of the code, it is acceptable for an exit to exit back into the building. It is done all the time. Based on the modifications listed above, the new Customer Occ Load is 299. 3 Please let us know if you have any questions. If not, we will submit our plan check corrections response set. Thank you. Alex Arie Principal robinson hill architecture, inc. design. planning. graphics. 3195 B Airport Loop Drive Costa Mesa, California 92626 O. 714.825.8888 x 115 C. 949.283.7935 www.rhainc.net From: Thai, Tonee <tthai@newportbeachca.gov> Sent: Wednesday, January 25, 2023 7:52 PM To: Alex Arie <arie@rhainc.net> Cc: Gregg Ramirez <GBRPlanning@outlook.com>; 'Michael Torres' <michael@newportpacificlaw.com>; Mario (mario@loungegroup.com) <mario@loungegroup.com>; Maria Hallimore <hallimore@rhainc.net> Subject: RE: Stag Bar ‐ Occupant Load Increase Hi Alex, My apologies the late response. Yes, what you shown below is acceptable. Please include this email in your response to Building’s PRR comments for future reference. Regards, Tonee Thai, PE, CBO, CASp Deputy Community Development Director / Chief Building Official Community Development Department Office: 949-718-1867 100 Civic Center Drive Newport Beach, CA 92660 From: Alex Arie <arie@rhainc.net> Sent: January 18, 2023 12:12 PM To: Thai, Tonee <tthai@newportbeachca.gov> Cc: Gregg Ramirez <GBRPlanning@outlook.com>; 'Michael Torres' <michael@newportpacificlaw.com>; Mario (mario@loungegroup.com) <mario@loungegroup.com>; Maria Hallimore <hallimore@rhainc.net> Subject: Stag Bar ‐ Occupant Load Increase [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Tonee, 4 Thank you again for meeting with us. The exhibit below reflects the solution discussed in our meeting. Please let me know if I’ve misinterpreted something. If not, we will modify the entitlement submittal to reflect this change. Thank you. Please contact me with any questions or comments. Sincerely, Alex Arie Principal robinson hill architecture, inc. design. planning. graphics. 3195 B Airport Loop Drive Costa Mesa, California 92626 O. 714.825.8888 x 115 C. 949.283.7935 www.rhainc.net