HomeMy WebLinkAboutXC2022-1942 - Accessibility Hardship Requestk-102z - ►l1-f2-
EW PO ��C RECEIVED BY
o muNITY
CITY OF NEWPORT BEACl� OMOPMEN
EVELOPMENT
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COMMUNITY DEVELOPMENT DEPARTMIRM173 0 2023
BUILDING DIVISION
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100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 926�a8Y OF rpoa� www.newportbeachca.gov 1 (949) 644-3200 NEWPORT BEACH
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DOCUMENTATION OF UNREASONABLE HARDSHIP — $364.00
❑ FINDING OF UNREASONABLE HARDSHIP FOR PROJECTS UNDER
$195,358* CBC 11B-202.4 — EXCEPTION: 8 (FILL OUT PAGES 1 & 2)
❑ FINDING OF UNREASONABLE HARDSHIP FOR PROJECTS OVER
$195,358* CBC 11B-202.4 — EXCEPTION: 8 (FILL OUT PAGES 1 & 2)
MUST BE ACCOMPANIED WITH RATIFICATION APPLICATION **
FINDING OF TECHNICAL INFEASIBILITY FOR PROJECTS PER
CBC 11B-202.3 - EXCEPTION: 2 (FILL OUT PAGES1, 2 & 3)
A. JOB ADDRESS: 1800 W. BALBOA BLVD. NEWPORT BEACH, CA 92663
SUITE NO.
B. PROPERTYOWNER: BayshoreRE, LLC
Address: 31752 S. Coast Hwy, Ste. 300 City Laguna Beach
State: CA Zip: 92651 Phone No. 801.296.5100
C. APPLICANT. Architects Orange, LLP dba AO
Position/Relationship: Architect / Tom Bergerson, Partner
Address: 144 N. Orange St. City Orange
State: CA Zip 92866 Phone No.: 714.639.9860
Email: Tom@aoarchitects.com
CASE NO.:
H 2O23- L3
PROJECT INFORMATION
P/C. #: PC2022-2277
Permit #:
Use: arc TC L-
Stories: 3
Verified by: ?
Receipt #:
DISTRIBUTION:
❑
Owner
Petitioner
P/C Eng
❑
Inspector
❑
Other
An unreasonable hardship exists where the cost of providing an accessible entrance, path of travel, sanitary
facilities, public phones, drinking fountains, etc. exceeds 20% of the cost of project without these features.
The actual work of the project must comply with current code and an additional amount equal to at least 20%
of the cost of the project must be spent to improve required accessibility features that are not in compliance
with current code.
In choosing which accessible elements to provide, priority should be given to those elements that will provide
the greatest access, in the following order: 1) An accessible primary entrance; 2) An accessible route to the
altered area; 3) At least one accessible restroom for each sex; 4) Accessible public telephones (when
provided); 5) Accessible drinking fountains (when provided); 6) When possible, additional accessible
elements such as additional parking, storage and alarms.
To request an unreasonable hardship, complete the attached worksheet, and prepare a site and floor
plan of the existing and proposed accessibility improvements. This information must be submitted to
the Building Division in duplicate, prior to processing a permit application. One copy of the approval or denial
will be returned to the applicant.
For projects exceeding the valuation threshold of $195,358, a hardship approval can only be obtained
through a ratification application and hardship application.
The $195,358 is based on $50,000 in 1981 dollars as of January 1, 2023.
Ratification form can be obtained at https//www.newportbeachca.govlratificationform
FormsNardshlp 01/26/2023
Address: 1800 Balboa Blvd. P/C #: PC2022-2277
1. Total Cost of Construction contemplated (not including disabled access worts) $ $4,200,000
Identify the accessibility features, which will NOT be brought into compliance if the request is granted.
Provide an estimate of the cost of compliance for each item.
❑ Path of travel to entrance (ramps, walks) ............................................
$
❑ Path of travel to altered area(s)...............................................................
$
❑ Sanitary facilities (restrooms).................................................................
$
a Parking vehicle route at entrance driveway serving accessible parking is
................
$ 6,000,000
❑ Drinking Ier than 98"
n ............. ......... ......... .........
$
❑ Accessible phone(s)...............................................................................
$
❑ Accessible signage.................................................................................
$
❑ Other.......................................................................................................
$
Total cost of providing compliance:.....
$
Identify the accessibility features and equivalent facilities, which will be provided or brought into
compliance as required by Code. Provide an estimate of the cost of each item.
a. 4 stop gurney sized elevator
$
400,000
b. Accessible restroom on 1 st floor
$
160,000
c. Widen stairs
$
300,000
d. Doors and door hardware
$
100,000
e. Widen corridors
$
240,000
f. Hearing impaired system
$
15,000
Total: $ 1,215,000
2. Technically infeasibility — if applicable complete Page 3 of this application
3. Fill out this section if the path of travel from the disabled parking spaces to the tenant space
is not accessible. List projects (tenant improvements, additions, remodels, etc.) performed within
previous three years where no disabled access improvement was performed in conjunction with the
project. State description, date, and cost.
N/A
The applicant understands that although the City may approve this request of unreasonable hardship
and the proposed equivalent access, the City reserves the right to require additional access
compliance upon receiving a complaint of inadequate access at this location.
4. Tom
Authorized Representative)
a
FOR CITY USE ONLY
*Approved ❑ Denied B .
(Chief w
7/13/2023
7/13/2023
07- t3- �23
(Date)
Fortes\Hardship 01/26/2023
2
Addres:r: , 1800 Balboa Blvd.
P/C #: PC2022-2277
TECHNICALLY INFEASIBLE. An alteration of a building or a facility that has little likelihood of being
accomplished because the existing structural conditions require the removal or alteration of a load -bearing
member that is an essential part of the structural frame, or because other existing physical or site
constraints prohibit modification or addition of elements, spaces or features which are in full and strict
compliance with the minimum requirements for new construction and which are necessary to provide
accessibility.
Describe why the nature of accessibility is technically infeasible:
There is not enough clearance height for an ADA Van to pass through the existing T_4" high
covered driveway (refer to sheet 3/A3.01).The existing 2nd floor over entrance driveway is 9'-2"
above-the-Tst-ffoor. The existing 2nd floor packagers about 13 3/8"thick, including existing 1"
concrete topping, 1/4" acoustic mat, 3/4" structural sheathing, 2x10 joist, 2 layers of-1/2" gypsum
board and 7/8" stucco bottom finish. The bottom of existing 2nd floor framing for the entire 2nd
floor is below the required clearance height (8'-2"), the entire building would have to be demolished
and then -reconstructed: -Tthere-is-atso_a steel tream-that-support the 2nd-floor-framing-and-the--
bottom_-of-steeLbeam is a " ove_Lsdlnnrgrade. Even considering to change-to-ashat[Gwer
beam, it will be a W16 steel beam as a minimum due to the span (about 22 ft). So there is no way
to reach 8' 2" clearance at the entrance riveway withouttearing down the whole structure an—c
re -frame the 2nd floor. - - - ---
Describe how equivalent facilitation will be provided:
Forms\Hardship 01/26/2023 3
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July 10, 2023
City of Newport Beach
Building Division
100 Civic Center Drive
P.O. Box 1768
Newport Beach, CA 92658
Attn: Building Official
RE: Bay shores Peninsula Hotel Renovation —1800 W. Balboa Blvd. — Newport Beach, CA
To whom it may concern:
This letter is to address the potential structural ramifications to the existing floor framing that is required to be
modified in order to achieve a 8'-2" minimum driveway height requirement. Below is a partial view of the second
floor framing plan above the driveway portion of the building.
As noted in the plan above, there are existing steel beams which are 18" deep and the bottom of the beam
elevation of the lowermost beam is at approximately 6'-8" from the finish floor. Please refer to photos of this
beam at the end of this report.
m:r:p planning co. 130 Suite C Nliiiil, ca e) sivaram@mrpplanningco.com
The elevation of the second floor is 9'-2" above the finish floor. To obtain the desired clearance of 8'-2", the
total thickness of the floor assembly at this area needs to be approximately 12". The existing floor joists in this
area are currently 2x10 joists which will make the overall assembly greater than 12" (refer to floor assembly
detail at the end of this report) when all finishes are considered. Therefore, the entire floor framing over the
driveway portion will need to be removed and replaced with shallower LVL joists. The bigger issue is replacing
the 19" deep wide flange beams in this area, as noted in the partial plan above in the previous page. The
replacement beam would need to be no greater than 10" deep when all finishes are considered and will have
to be designed to accept the loads from the 2nd, 3rd floors and roof deck. Upon evaluating the required minimum
depth of a replacement beam, a 10" beam will not be adequate. A steel beam a minimum of 16" deep (refer to
floor assembly detail at the end of this report) would be required providing a best -case scenario bottom of beam
at approximately 7'-4 1/4" above finish floor, far below the required 8'-2" minimum clearance. Therefore, we
feel it is not feasible to achieve the required minimum 8'-2" clear height.
We considered other conceptual designs to achieve the desired thin floor profile but feel it would not be
achievable without demolishing and rebuilding a significant portion of the south side of the building.
If you have any questions, please feel free to contact our office.
SINCERELY,
9z
SIVARAM NAGARAIAN, S.E.
m:r:p planning co. 130 Suite C = ca e) sivaram@mrpplanningco.com
m:r:p planning co. 130 r-�yyyyyyy� '�" •,I Suite C = ca e) sivaram@mrpplanningco.com
structural engineering
130 centennial way #C
tustin, ca
(p) 714 - 923 - 8946
SHEET SK1�A
JOB 22-045
RFI # N/A