HomeMy WebLinkAboutX2012-3166 - Alternative Material & MethodsCITY OF NE PORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT 841
BUILDING DIVISION Ra
3300 Newport Boulevard I P.O. Box 1768 1 Newport Beach, CA 92658 AR 7 6 ��,
www.newportbeachca.gov 1 (949) 644-3275
CASE NO.: � Cf;yOF�E�pORie3�Cp./
0 REQUEST FOR MODIFICATION TO PROVISIONS
FOR STAFF USE ONLY
OF TITLE 15 OF THE NEWPORT BEACH MUNICIPAL
Plan Check # ZZiZG ^'Z/, IZ # of Stories TLtJD
CODE
(See Reverse for Basis for Approval) (Fee $257)
Occupancy Classification IVY
❑ REQUEST FOR ALTERNATE MATERIAL
Use of Building fEF LL— # of Units —
OR METHOD OF CONSTRUCTION
Project Status
(See Reverse for Basis for Approval) (Fee $257)
Construction Type
❑ REQUEST FOR EXEMPTION FROM DISABLED
Verified by
ACCESS DUE TO PHYSICAL OR LEGAL
of Items
Fee due 'Z �j7
CONSTRAINT (Fee $6,494)
(Ratification by the Board of Appeals will be required.)
DISTRIBUTION:
Owner
❑ Plan Check
For above requests, complete Sections 1, 2 & 3
_19�. Petitioner 191rispector
below by printing in ink or typing.
❑ Fire ❑ Other
1
JOB ADDRESS:
PETITIONER ADDRESS:
SITE ADDRESS.. 611 Newport Center Drive
Petitioner Michael Robinson
Owner The Irvine Company
(Petitioner to be architect or engfneer)
Address 110 Innovation
Address 3195-B Airport Loop Drive
Irvine, CA Zip 92660
Costa Mesa, CA Zip 92626
Daytime Phone ( 949 ) 428-9643
Daytime Phone (714) 825-8888
2 1
REQUEST: Submit plans if necessary to illustrate request. Additional sheets or data may be attached.
Per sections 1027.1 and 1027.6, the proposed Neiman Marcus Exit Discharge System providdireaccess es ct to grade
and to a public way. The last component of the proposed Exit Discharge System is a Partially Enclosed Exterior Stair.
The Mod. Request is to approve the Exit System described above with exiting through the Partially Enclosed Exterior
Stair provided that the Stairway is sufficiently open to minimize accumu a Ion ot toxic gases(Sect.
3
USTIFICATION/FINDINGS OF EQUIVALENCY:
CODE SECTIONS:
CBC 1027.1 & 1027.4
Equivalent measures have been implemented in the stair design that ensure the safety and health of the building users.
These measures include a partially open to the sky stair, providing an opening to the sky in the short portion of the stair
covered by the building roof, providing an opening directly above the exit doors, 4hr rated separations to all adjacent uses,
fsprinKlersj lighting an slgna or add. into see attached.
Peti- ne's Position Principal
4&Q
Signature CA Professional Lic. # C-20731 Date 03.25.2013
FOR STAFF USE ONLY
DEPARTMENT ACTION: In accordance with: ❑ CBC Appendix 104.11 CBC Appendix 104.10
(Alternate materials & methods) (CBC Modification)
❑ Concurrence from the Fire Marshal is required. ❑ Approved ❑ Disapproved ❑ Written Comments Attached
By: Date
RequesPfBB€',tj-(DOES NOT) lessen any fire protection requirements.
Request'(D0`ES'(P OES NOT) lessen the structural integrity
The Request is Granted ❑ Denied (See reverse for
❑ Granted (Ratification required) appeal information)
Conditions of Approval:
Signatu o r PositioreR1fF�+Q_(A,rL 0rn� Date L }' ?b %�
Print Name ®lily�G �� Z-
APPLAL OF UIVISION ACTION TO THE BUILDING BOARD OF APPEALS (See Reverse)
(Signature, statement of owner or applicant, statement of reasons for appeal and filing fees are required.)
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Shall No:
AS 1
Modification for Alternate Design of Exit Discharge System (CBC Section 1027.1)
03.25.13
As part of this scope of work, a new Commons Court Infill building is proposed adjacent
to the existing Neiman Marcus building. As a result of the proposed new construction,
modifications need to be made to the exiting Neiman Marcus Exit Discharge System.
The new Commons Court Infill building is of Type I, A, fully sprinklered, non combustible
construction with 2 hour fire separated floors/roof.
The Proposed Modified Neiman Marcus Exit Discharge System is comprised of the
following components;
The Exit Enclosure - The existing 2 hour fire separated Neiman Marcus Exit Enclosure
exits to an Exterior Exit Balcony on top of the 2 hr. fire separated roof of the new
Commons Court Infill building.
The Exterior Exit Balcony — The proposed Exterior Exit Balcony is fully open to the
exterior to one side and fully open above and to the sky. It is 2 hour fire separated to a
height of 10 feet from the adjacent retail use, meeting the requirements set forth by
Section 1019.1. The proposed Exterior Exit Balcony leads to a Partially Enclosed
Exterior Stair.
The Partially Enclosed Exterior Stair — The proposed Partially Enclosed Exterior Stair
is not compliant with Section 1027.1 but it is designed with equivalent measures. In
order to ensure the safety and health of the building users the proposed stair is fully
sprinklered and 2 hour fire separated from all adjacent uses to the side and below. In
order to "minimize the accumulation of smoke and toxic gases" (Sect. 1027.4), the
proposed stair is fully open to the sky for a majority of its run, while the short portion of
the run that is covered by the building roof is provided with a 3'x3' direct opening to the
sky. An additional 4' x 6' louvered opening is provided at the ground level landing
above the double exit doors. The proposed stair provides direct access to the public
way.
The proposed Exit Discharge System and Partially Enclosed Exterior Stair maintain
the code required fire separation, sprinkler, width, landing, door, door hardware, hand
and guardrail, riser and tread, signage, and lighting. The system leads to the Public
Way outside the building in an effective, safe matter for the building users.
The alternate Exit Discharge System proposed is reflected on the Commons Court
Infill Construction Documents, Plan Check No. 2325-2012. It is noted on the overall
egress plans on sheet A0.3 and detailed on subsequent sheets A1.2 and A1.3 as well
as the respective sections and details.