HomeMy WebLinkAboutPA2023-0040_20230427_responses
Date: 4/27/2023 Project No.: 22052.01
To: Rick Puffer, Intracorp Project Name: 1401 Quail Street
From: Jon Krueger, Robert Hidey Architects Cc.: Nick Streeter, Adams Streeter - Civil Engineers
Vincent Do, Urban Arena - Landscape
Regarding: Responses to Department Reviews
Dept # Comment/Response See Sheet
Building 1 Provide required number of EV parking - California Green
Building Standard 2022 Chapter 4
EV parking spaces shown on Basement and First Floor Plans.
Requirements listed on First Floor Plan.
Sheet A-4
Sheet A-5
2 Provide separate accessible EV parking and accessible parking.
Separate EV accessible and accessible parking is shown. Sheet A-4
Sheet A-5
3 Comply with chapter 11A for accessibility requirement
Project will comply. -
4 Leasing/Sales Office & Public/Employee Parking shall comply with
Chapter 11B of CBC 2022
Project will comply. -
5 Exit separation distance at the gated parking area shall comply with
Chapter 1007.1.1 & 1007.1.2 of CBC 2022
Project will comply. -
6 Gates/Doors cannot swing outside the property line.
Gates/Doors revised to swing within property. Sheet A-4
7 Provide curb ramp for the sidewalk inside parking per Chapter 11B of
CBC 2022
Curb ramps will be provided per Chapter 11B. -
8 Provide detectable warning, detectable warning is not permitted within
door maneuvering clearances. Chapter 11B of CBC 2022
Detectable warnings to comply with Chapter 11B. -
9 Exterior wall protection and opening shall comply with Table
705.5 & Table 705.8 of CBC 2022.
Exterior wall protection and opening shall comply. -
10 OC Health approval is required for public pools. Clarify with
OC health if restroom facility is required.
Restroom is shown at the pool for convenience of users. It is not
required by code. Per OC Health regulations and per CBC 3116B.1
exception 2, restrooms are not required if the farthest living quarters are
less than 300 feet travel distance from pool.
Sheet A-6
11 Basement and sleeping room shall comply with Emergency
escape and rescue per Chapter 1031 of CBC 2022.
Project will comply. -
12 Elevator shall comply with Chapter 30 of CBC 2022
Project will comply. -
13 Limit occupant load at Lobby area to 49 occupant.
Project will comply. -
14 Provide gate barrier to prevent exiting below exit discharge
on stair enclosure. Gate shall have landings.
Shown on plan. Sheet A-4
15 Provide accessible means of egress per chapter 1009 of
CBC 2022
Dept # Comment/Response See Sheet
Project will comply. -
16 Comply with DRC building comments.
Project will comply. -
Fire
1 Conditions:
2 903.2.8 An automatic sprinkler system installed in accordance with
Section 903.3 shall be provided throughout all buildings with a Group R
fire area.
Project will comply. -
3 907.2.9 Fire alarm systems and smoke alarms shall be installed in
Group R-2 and R-2.1 occupancies as required in Sections 907.2.9.1
through 907.2.10.2.1.1. Group R-2.2 shall be equipped throughout with
an automatic fire alarm system and shall have a manual fire alarm pull
station at the 24-hour staff watch office.
Project will comply. -
4 907.5.2.3.3 In Group R-2 occupancies required by Section 907 to have
a fire alarm system, each story that contains dwelling units and sleeping
units shall be provided with the future capability to support visible alarm
notification appliances in accordance with NFPA 72. Such capability
shall accommodate wired or wireless equipment.
Project will comply. -
5 905.3.1 In other than Group R-3 and R-3.1 occupancies, Class III
standpipe systems shall be installed throughout at each floor where any
of the following occur:
a. Buildings where the floor level of the highest story is located more
than 30 feet (9144 mm) above the lowest level of fire department
vehicle access.
b. Buildings that are four or more stories in height.
c. Buildings where the floor level of the lowest story is located more than
30 feet (9144 mm) below the highest level of fire department vehicle
access.
d. Buildings that are two or more stories below the highest level of fire
department vehicle access
Project will comply. -
6 Approved fire apparatus access roads shall be provided for every
facility, building or portion of a building hereafter constructed or moved
into or within the jurisdiction. The fire apparatus access road shall
comply with the requirements of this section and shall extend to within
150 feet (45 720 mm) of all portions of the facility and all portions of the
exterior walls of the first story of the building as measured by an
approved route around the exterior of the building or facility.
Fire access roads are shown on the Fire Master Plan. Sheet F-1
7 Fire department access roads shall comply with Newport Beach Fire
Guidelines C.01 and C.02
Fire access roads are shown on the Fire Master Plan to comply with the
Guidelines. Sheet F-1
8 Any fire department access roads that exceed 150’ will require an
approved turn around for fire apparatus.
A turn around has been provided for the fire access road as shown on
the Fire Master Plan. Sheet F-1
9 Identify staging area for fire department apparatus and ambulance.
Clearly identify fire lanes on the fire master plan.
Fire lanes have been clearly identified on the Fire Master Plan. Sheet F-1
Dept # Comment/Response See Sheet
Fire
(cont.)
10 Addressing shall meet the requirements of Newport Beach Municipal
Code 9.04.170.
Project will comply. -
11 510.1 New buildings shall have approved radio coverage for emergency
responders within the building based on the existing coverage levels of
the public safety communication systems utilized by the jurisdiction,
measured at the exterior of the building. This section shall not require
improvement of the existing public safety communication systems. See
Newport Beach Fire Guideline D.05.
Project will comply. -
12 1203.2.3 power shall be provided for emergency responder radio
coverage systems as required in Section 510.4.2.3. The standby power
supply shall be capable of operating the emergency responder radio
coverage system for a duration of not less than 24 hours.
Project will comply. -
13 1009.8 A two-way communication system complying with Sections
1009.8.1 and 1009.8.2 shall be provided at the landing serving each
elevator or bank of elevators on each accessible floor that is one or
more stories above or below the level of exit discharge
Project will comply. -
14 1009.8.2 Directions for the use of the two-way communication system,
instructions for summoning assistance via the two-way communication
system and written identification of the location shall be posted adjacent
to the two-way communication system. Signage shall comply with
Chapter 11A, Section 1143A of the California Building Code
requirements for visual characters.
Project will comply. -
15 1009.10 Directional signage complying with Chapter 11B, Section 11B-
703.5, indicating the location of all other means of egress and which of
those are accessible means of egress shall be provided at the following:
a. At exits serving a required accessible space but not providing an
approved accessible means of egress.
b. At elevator landings.
c. Within areas of refuge
Project will comply. -
16 This building will require an emergency generator.
Project will comply. -
17 1203.2.2 Standby power shall be provided for elevators and platform
lifts as required in Sections 606.2, 1009.4.1, and 1009.5
Project will comply. -
18 1203.2.5 Emergency power shall be provided for exit signs as required
in Section 1013.6.3. The system shall be capable of powering the
required load for a duration of not less than 90 minutes
Project will comply. -
19 3003.1 In buildings and structures where standby power is required or
furnished to operate an elevator, the operation shall be in accordance
with Section 1203 of the California Fire Code and Sections 3003.1.1
through 3003.1.5 of this code.
Project will comply. -
20 Per Amendment to CFC Section 604.8, electrical outlets (120 volt,
duplex) are required to be connected to the emergency generator
circuitry system when a generator is required by Section 604.2 of the
Dept # Comment/Response See Sheet
Fire
(cont.)
CFC. Outlets are required in every fire control room and in other areas
as may be designated by the fire code official in the following locations:
a. Keys to locked points of ingress whether on the interior or exterior of
the building.
b. Keys to locked mechanical equipment rooms.
c. Keys to locked electrical rooms.
d. Keys to elevator controls.
e. Keys to other areas as directed by the fire code official. Amendment
to CFC Section 506.
Project will comply. -
21 Design elevator pit with access for maintenance for smoke detectors.
Elevator access panel shall match the required rating of the elevator
hoistway.
Project will comply. -
22 3003.1.1 Standby power shall be manually transferable to all elevators
in each bank.
Project will comply. -
23 3003.1.3 Where two or more elevators are controlled by a common
operating system, all elevators shall automatically transfer to standby
power within 60 seconds after failure of normal power where the
standby power source is of sufficient capacity to operate all elevators at
the same time. Where the standby power source is not of sufficient
capacity to operate all elevators at the same time, all elevators shall
transfer to standby power in sequence, return to the designated landing
and disconnect from the standby power source. After all elevators have
been returned to the designated level, not less than one elevator shall
remain operable from the standby power source.
Project will comply. -
24 3003.2 Elevators shall be provided with Phase I emergency recall
operation and Phase II emergency in-car operation in accordance with
California Code of Regulations, Title 8, Division 1, Chapter 4,
Subchapter 6, Elevator Safety Orders
Project will comply. -
25 Elevator hoistways shall have a floor number not less than 4 inches
(102 mm) in height, placed on the walls and/or doors of the hoistway at
intervals such that a person in a stalled elevator, upon opening the car
door, can determine the floor position
Project will comply. -
26 3003.2.1.1 All automatic elevators shall have not less than one sign at
each landing printed on a contrasting background in letters not less than
1/2 inch (12.7 mm) high to read: IN CASE OF FIRE USE STAIRWAY
FOR EXIT. DO NOT USE ELEVATOR.
Project will comply. -
27 3003.2.1.2 Automatic passenger elevators shall have call and car
operation buttons within 60 inches (1524 mm) of the floor. Emergency
telephones shall also be within 60 inches (1524 mm) of the floor.
Project will comply. -
28 3003.3 All elevators shall be equipped to operate with a standardized
fire service elevator key in accordance with the California Fire Code.
Project will comply. -
29 Where elevators are provided in buildings four or more stories above, or
four or more stories below, grade plane, not fewer than one elevator
shall be provided for fire department emergency access to all floors.
The elevator car shall be of such a size and arrangement to
Dept # Comment/Response See Sheet
Fire
(cont.)
Fire
(cont.)
accommodate an ambulance stretcher 24 inches by 84 inches (610 mm
by 2134 mm) with not less than 5-inch (127 mm) radius corners, in the
horizontal, open position and shall be identified by the international
symbol for emergency medical services (star of life). The symbol shall
be not less than 3 inches (76mm) in height and shall be placed inside
on both sides of the hoist-way door frame.
Project will comply. -
30 3002.4.3a The elevator(s) designated the medical emergency elevator
shall be equipped with a key switch to recall the elevator nonstop to the
main floor. For the purpose of this section, elevators in compliance with
Section 3003.2 shall be acceptable.
Project will comply. -
31 3002.4.4a Medical emergency elevators shall be identified by the
international symbol (Star of Life) for emergency medical services
Project will comply. -
32 3002.4.5a The symbol shall not be less than 3 inches (76 mm) in size.
Project will comply. -
33 3002.4.6a A symbol shall be permanently attached to each side of the
hoistway door frame n the portion of the frame at right angles to the
hallway or landing area. Each symbol
shall be not less than 78 inches (1981 mm) and not more than 84
inches (2134 mm) above the floor level at the threshold.
Project will comply. -
34 Fire Master Plan shall be submitted as a separate “F-Permit” to the Fire
Prevention Division for approval. The plan shall include information on
the following (but not limited to) subjects: fire department vehicle access
to the project site, secondary emergency vehicle access, firefighter
access (hose pull) around structures, fire lane identification, location of
fire hydrants and other fire department appliances, and the location and
type of gates or barriers that restrict ingress/egress
Fire Master Plan has been prepared and submitted. Sheet F-1
35 All portions of the perimeter of all structures shall be located within 150’
of a fire lane as measured along an approved route.
Fire Master Plan shows that all portions of the building are withing 150’
of a fire lane. Sheet F-1
36 Exterior walkways will need to be designed to accommodate hand
carrying of firefighter ladders for use of “ground” laddering of buildings.
The largest ladder utilized will be 35-foot ladder with a storing length of
20.5 feet long.
Building construction is Type IIIA and will not required laddering. -
37 Exterior walkways will need to be wide enough to accommodate
gurneys.
Exterior walkways to lobby are ADA compliant. -
38 Landscape cannot obstruct laddering to buildings. Trees must be
arranged to be absent from laddering areas of the building.
Building construction is Type IIIA and will not require laddering. -
39 The mechanical ventilation system for the parking garage required by
California Mechanical Code (CMC) 403.7, shall also include a manual
switch. This allows the ventilation system to be operated (on or off)
manually by emergency personnel.
Project will comply. -
40 507.1 An approved water supply capable of supplying the required fire
flow for fire protection shall be provided to premises. Fire-flow
Dept # Comment/Response See Sheet
requirements for buildings or portions of buildings and facilities shall be
determined by Appendix B of the 2022 California Fire Code
Fire-flow requirements are shown on the title sheet of the Fire Master
Plan. Sheet F-1
41 Fire hydrants shall be spaced along fire department access roads in
compliance with the 2022 California Fire Code Appendix C.
Hydrants are space in compliance with Appendix C, as shown on the
Fire Master Plan. Sheet F-1
42 Where a portion of the facility or building hereafter constructed or
moved into or within the jurisdiction is more than 400 feet from a hydrant
on a fire apparatus access road, as measured by an approved route
around the exterior of the facility or building, on-site fire hydrants and
mains shall be provided.
One (1) on-site fire hydrant has been provided as shown on the Fire
Master Plan. Sheet F-1
43 List all items on title sheet that will be a deferred submittal.
The deferred submittal items have been listed on the title sheet of the
Fire Master Plan. Sheet F-1
Public
Works
- See comments on plan set – sheets listed in bold below.
- Water and Sewer Demand Studies are currently being reviewed.
Comments to be provided when review is complete.
Acknowledged. -
- Proposed project is forecast to generate less than 300 daily trips and
therefore a TPO study is not required.
Acknowledged. -
- MOD shall review the proposed street trees within the Spruce
Avenue and Quail Street right of way. Please route to MOD.
Acknowledged. -
C-1 Technical Site Plan comments:
-
SHOW THE PARKED TRASH TRUCK AND MOVING TRUCK TO
ENSURE THAT THEY DO NOT IMPACT THE REQUIRED
DIMENSIONS OF THE FIRE LANE.
Shown on plan. Sheet C-1
- ENSURE CUL-DE-SAC DESIGN COMPLIES WITH CITY STANDARD
103.
City Standard 103 is for a public street. We are showing a private
driveway with a turn-around for fire and trash access. -
- DEAD-END DRIVE AISLE PROVIDE A DEDICATED TURN
AROUND SPACE AND 5' MIN DRIVE AISLE EXTENSION.
At all of these drives a 5’ aisle extension is provided.
At the Unassigned Guest parking a turn around is provided.
At Assigned parking, the dedicated turn space (requested) is not
needed, since these spaces are assigned and the driver would know
their own space assignment.
Sheet C-1
Sheet A-4
- ELIMINATE THE DOOR SWINGING INTO THE RIGHT OF
WAY.
This is a gate. It is now pushed back to be outside the right of way. Sheet C-1
Sheet A-4
ELIMINATE THE DOOR SWINGING INTO THE DRIVE AISLE.
It is now pushed back to be outside the drive aisle. Sheet C-1
Sheet A-4
Dept # Comment/Response See Sheet
Public
Works
(cont.)
-
ENSURE THE CORNER COMPLIES WITH THE CITY'S SIGHT
DISTANCE REQUIREMENT PERMIT CITY STANDARD 105. SHOW
THE LINE OF SIGHT. SCE
TRANSFORMER AND WALLS ARE LIKELY LOCATED WITHIN THE
LIMITED USE AREA AND SHALL BE
RELOCATED.
The corner line of sight does not encroach into the walls or SCE
Transformer. Sheet C-1
C-2 Conceptual Grading and Drainage Plan comments:
-
IDENTIFY THE APPLICABLE CITY DRIVEWAY STANDARD AND
FULLY DIMENSION THE PROPOSED DRIVEWAY INCLUDING
ACCESSIBLE PATH.
Added to Plan. Sheet C-1
-
SHOW ALL EXISTING AND PROPOSED UTILITY CONNECTIONS.
IDENTIFY WHAT IS PLANNED FOR EACH. PLEASE BE ADVISED
THAT SPRUCE AVENUE AND QUAIL STREET ARE ON THE CITY'S
PAVEMENT MAINTENANCE FORECAST FOR FY25/26.
MORATORIUM STREET REPAIR WILL BE REQUIRED IF THE
PROJECT IS COMPLETED AFTER THE CITY'S STREET
RECONSTRUCTION IS COMPLETED.
Noted. Utility Composite Sheet added to plan set for clarity. Sheet C-3
-
PLEASE CLARIFY WHAT IS PROPOSED HERE. NO
DIRECT CONNECTIONS TO THE CITY STORM DRAIN
WILL BE PERMITTED.
Connection to catch basin eliminated. Site now drains to gutter line via
parkway culverts Sheet C-3
- ELIMINATE THE DOOR SWINGING INTO THE RIGHT OF
WAY
This is a gate. It is now pushed back to be outside the right of way. Sheet C-1
Sheet A-4
-
ENSURE THE CORNER COMPLIES WITH THE CITY'S SIGHT
DISTANCE REQUIREMENT PERMIT CITY STANDARD 105. SHOW
THE LINE OF SIGHT. SCE TRANSFORMER AND WALLS ARE
LIKELY LOCATED WITHIN THE LIMITED USE AREA AND SHALL BE
RELOCATED.
The corner line of sight does not encroach into the walls or SCE
Transformer. Sheet C-1
F-1 Fire Master Plan comments:
-
SHOW THE LOCATION OF THE PARKED TRASH TRUCK AND
MOVING TRUCKS TO ENSURE THAT THEY DO NOT IMPACT THE
REQUIRED DIMENSIONS OF THE FIRE LANE.
Added to Plan Sheet F-1
- LEGEND: VERIFY WITH FIRE, TURNING RADIUS HAD ALWAYS
BEEN 20' INSIDE AND 40' OUTSIDE WITH NO OTHER VARIATIONS.
Revised to 20’ inside and 40’ outside. Sheet F-1
TTM-1 Tentative Tract Map comments:
- ADD A AND B EASEMENTS LABEL AROUND CUL-DE-SAC.
Easements added. Sheet TTM-1
A-2 Existing Site Plan comments:
-
PROJECT DESCRIPTION AND PLANS SHOW DIFFERENT SQUARE
FOOTAGES FOR THE EXISTING OFFICE BUILDING. THE
DESCRIPTION SHOWS 22,956 SQ FT AND THE PLANS SHOWS
22,536 SQ FT. PLEASE CLARIFY AND BE CONSISTENT.
Dept # Comment/Response See Sheet
Public
Works
(cont.)
The description has been updated to state 22,956 sf. -
A-4 First Floor Plan comments:
-
DEAD END DRIVE AISLE REQUIRES A DEDICATED TURN AROUND
SPACE AND 5' MINIMUM DRIVE ASILE
EXTENSION.
At all of these drives a 5’ aisle extension is provided.
At the Unassigned Guest parking a turn around is provided.
At Assigned parking, the dedicated turn space (requested) is not
needed, since these spaces are assigned and the driver would know
their own space assignment.
Sheet A-4
-
PROVIDE A NARRATIVE REGARDING THE GATE OPERATION.
ENSURE THAT THE GATE SWING DOES NOT IMPACT THE
REQUIRE DRIVE AISLE DIMENSIONS. MAY NEED TO BE INSET
SLIGHTLY.
Bifold automatic gates will swing into the open position, and be clear of
the 26’ drive aisle when open. Sheet A-4
- ELIMINATE THE DOOR SWINGING INTO THE RIGHT OF
WAY
It is now pushed back to be outside the drive aisle. Sheet A-4
-
FULLY DIMENSION THE PARKING LAYOUT INCLUDING STALL
WIDTHS, DEPTHS AND DRIVE AISLES. PROVIDE A NARRATIVE ON
THE USE OF THE RESIDENT PARKING. FULLY DIMENSION RAMP
TRANSITIONS.
Sheet A-4
Dimension are shown at typical spaces, drive aisle and ramp transitions.
Resident parking is within the gated area. Guests may park at the
surface parking area, or in the garage guest parking zone.
Sheet A-4
Sheet A-5
A-5 Basement Floor Plan comments:
-
DEAD END DRIVE AISLE REQUIRES A DEDICATED
TURN AROUND SPACE AND 5' MINIMUM DRIVE ASILE
EXTENSION.
At all of these drives a 5’ aisle extension is provided.
This level is assigned parking. At Assigned parking, the dedicated turn
space (requested) is not needed, since these spaces are assigned and
the driver would know their own space assignment.
Sheet A-5
L-1 Landscape Plan-Ground Level comments:
- (TYPICAL) STREET TREES SPECIES AND LOCATIONS SHALL BE
REVIEWED AND APPROVED BY MUNICIPAL OPERATIONS.
Noted -
Utilities
- The civil plans do not show water, sewer, storm drains or streetlight
improvement. We need detailed plans for the underground utilities.
Noted. Utility Composite Sheet added to plan set for clarity. Sheet C-3
-
The water study thorough, but unfortunately they did not designate
Parcel #10 as “Very High Residential” Land Use as we know a new
development is going in there as well. I think it is important that this is
considered because the strain on the water system will increase as
these parcels change to VHR and get built up.
Report updated. Water Report
-
The fire study includes a new hydrant on property (H-1) that looks to be
off an extension of our water line. The fire service is also off that line
towards the building. We need detailed utility plans in order to approve.
Yes, a new hydrant is proposed. Utility Composite Sheet added to plan
set for clarity. Sheet C-3
Dept # Comment/Response See Sheet
Utilities
(cont.)
-
There are several properties in the area under construction or in review
for construction. These properties (outlined in red on the attached
PDF’s) have all submitted water and wastewater flow studies. All of the
new anticipated flows for these properties (water and wastewater) need
to be included in the studies for 1401 Quail. All of the properties show
on the PDF’s flow into the same wastewater system and use the same
water system.
Report updated. Sewer Report
- The consultant needs to speak with the Orange County Sanitation
District to confirm their pump station can handle the increase in flow.
Acknowledged.
PDFs with red-marks by Utilities - missing – unable to respond at
this time.
Planning Application comments:
- Commented [LD1]: Per latest plans on file, 22,536 square feet. The
plans show one building and one garage. Please revise.
There are two office buildings on the property. The second one is
significantly smaller than the primary office building. The SF has been
confirmed.
Existing Site Plan
- Commented [LD2]: Discuss PC amendment since it is part of the
application
The project narrative explains the Newport Place Planned Community
amendment that would allow for the residential overlay at 1401 Quail. Project Narrative
- Commented [LD3]: Include a line item about existing
floor area
The existing building floor area has been confirmed through the original
building permit paperwork. Project Narrative
- Commented [LD4]: Are there two buildings?
Currently two buildings exist on the property. Existing Site Plan
- Commented [LD5]: See comment above about existing
floor area
The existing building floor area has been confirmed through the original
building permit paperwork. Project Narrative
- Commented [LD6]: Affordable Housing Implementation
Plan (AHIP) says 154? Revise one for consistency
Please note that there are 154 stalls in the parking structure and 5 guest
stalls onsite for a total of 159 stalls overall. First Floor Sheet
-
Commented [LD7]: Please add a brief section describing landscape
plans. See the Residential Overlay section for Special Landscaped
Street standards where tree size is to be no less than 24-inch box.
Landscape and hardscape design reflect the architectural style...modern
and stylist. Upright, vertical foundation trees such as Italian Cypress and
Pine to brace the building verticality. The accent Olive trees and Palms
provide focal element at entry while the street tree (to be reviewed and
approved by public work) blend with the existing. All trees are to be 24”
min. Understory shrub planting consists of a California, Fresh,
Contemporary and Waterwise palette. Hardscape offers clean line
design with emphasis on creating a comfortable pedestrian experience.
-
Commented [LD1]: Please clarify that the site is currently not under the
Residential Overlay, but the application includes an amendment to the
PC text to include it.
Dept # Comment/Response See Sheet
As explained in the Project Narrative our application requests that the
Overlay Map be amended to include the 1401 Quail Site. Project Narrative
- Commented [LD2]: Project Description lists 159 spaces total. Revise for
consistency.
Please note that there are 154 stalls in the parking structure and 5 guest
stalls onsite for a total of 159 stalls overall. First Floor Sheet
- Commented [LD3]: Need to identify and discuss
development standard waivers as well.
A-2 Existing Site Plan comments:
- Building area – should be consistent
Building area has been corrected in the description. -
A-3 Proposed Site Plan comments:
- Dimension all setbacks. If encroaching into required setbacks, please
include as development standard waiver in AHIP/project description.
A-10 Southeast Elevation comments:
- What is this element? Please add dimension of height to this.
A dimension has been added. Sheet A-10
- Height is above maximum limit. Please explain this as a waiver of
development standards in the AHIP/project description.
Municipal
Operations
Division
C-1 Technical Site Plan comments:
- Item 1: Refuse enclosure (trash termination rooms) and staging area
labeling missing.
Labels added to Plan. Sheet C-1
- Item 2: Refuse enclosure dimensions missing
The refuse enclosure is inside the building per Arch. Plan. Sheet A-4
C-2 Conceptual Grading and Drainage Plan comments:
- Item 1: Refuse enclosure dimensions missing
The refuse enclosure is inside the building per Arch. Plan. Sheet A-4
- Item 2: No drainage indicated in refuse enclosures
Refuse enclosures is within the building. Drainage will occur on future
plumbing plans. -
A-3 Proposed Site Plan comments:
-
Item 1: Trash chutes – refuse source separation not indicated. Will there
be three refuse chutes (MSW, recycling, organics) per indicated location
or will trash chutes be removed/sealed
There will be two chutes (waste and recycling) depositing into three bins
(waste, recycling and compost). At the recycling chute a bi-sorter will
separate the recycling and compost that is deposited in that chute.
-
A-4 First Floor Plan comments:
-
Item 1: Refuse enclosures:
1a) No dimensions indicated. NBMC 20.30.120.C requires 192sqft for
trash, 192sft for recycling, totaling 384sqft per.
With SB 1383 implementation, 192sqft will be required for organics
collection containers in same location as trash and recycling enclosures.
Revised total: 576sqft.
1b) Access points not consistent throughout plans
Dept # Comment/Response See Sheet
1c) Ventilation not represented in refuse enclosures – only on A-9 Roof.
Please confirm.
1a) Dimensions provided.
1b) Access points will be coordinated.
1c) Ventilation will be provided.
Sheet A-4
-
Item 2: Trash staging area:
2a) No dimensions indicated. Is this enclosed?
2b) Distance from refuse enclosures implies drivers would be required
to manually push full bins to staging area
2a) Dimensions provided.Staging has enclosure wall surrounding it.
2b) Trash service will pullout bins from staging area to truck area on
trash collection days.
Sheet A-4
A-9 Roof Plan comments:
- Item 1: Are there two trash chutes on the roof?
The chute vents are on the roof. Sheet A-9
A-14 Sections comments:
-
Item 1: Parking Level 1 –
1a) Access height. 11’ indicated. Trash trucks, if requiring access to
interior, would need at least 12’. Preferably 14’ clearance.
Trash truck will not need to access garage. For movement of bins within
garage, staff will tow bins to staging area by hand or with electric bin
moving equipment.
Sheet A-14
- NBMC 20.30.120 Solid Waste and Recyclable Materials Storage -
Applicable Sections: A, B1, C, E, F
Noted. -
L-1 Landscape Plan comments:
- Item 1: Enhanced pavers in drive. Can these pavers support the weight
of a fully loaded trash truck
Enhanced Pavers can be specified to support the weight of trash truck
as well as fire truck
Geotech
-
Project to comply with minimum standard code requirements not expect
to alter the design project. For Basement Geotechnical Engineer to
analyze Liquefaction Potential if ground water is within 30 feet from the
bottom of basement finish floor elevation