| Requires | Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate means of fire apparatus access. Projects having up to 200 dwelling units may have a single fire apparatus access road provided all buildings, including nonresidential occupancies, are equipped throughout with an approved automatic sprinkler system.
Multiple- family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system.
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| Proposed Design | Building Design: The proposed HarborSky Lot 1 Apartments consists of a 4 story (Type IIIA) building containing 113 residential units above a podium level parking structure (Type IA) for use by the apartment building tenants.
• The entire building is equipped with an automatic fire sprinkler system. The automatic fire sprinkler system is a full standard 13, not 13R, providing additional protection (a significant upgrade).
• The design includes a fire alarm system equipped with emergency voice alarm communication (EVAC),
with additional selective smoke detection coverage in accordance with the Type 3 code guide.
• There are Fire Apparatus set-up locations established on both the west and east sides of the
building in dedicated easements for pedestrian and Fire Department access.
See Building Code Summary Plans for graphic depiction of the proposed building plans and exit diagrams.
Site Summary: The subject site is 1.02 acres or 43,799 square feet and is located north of marine drive and east of the 1-5 Freeway on N Anchor Way. The subject site has the Mixed Commercial/Residential (CM) base zone designation, the Design Review overlay and the Airport Height (h) overlay and is located in the Albina Community Plan District.
• A Building Code Appeal (#15864) was Granted for provision of alternative protection in lieu of Fire Apparatus Access as required by the Portland City Code Guide (OSSC/6/#4) [see attached].
• Pre-Fire Plan: According to the fire plan reviewer, Joe Thornton, the local fire station would most likely be aware of existing conditions, and would most likely perform a pre-fire site visit to develop a plan for responses to an event at this site, noting the location of potential apparatus access routes to the facility, fire hydrants, roof access, apparatus placement, etc. in an effort to be prepared.
Site Access:
Relevant Land Use History: LUR 96-00374 SU, DZ North Harbour Major Land Division.
This is part of a subdivision previously approved by the Portland City Council in 1997: A Type Ill major land division resulting in the creation of a public and private street and seven buildable lots; and a Type II design review for the master plan of development, including building height and maximum setback modifications, to be followed later by minor design reviews for individual buildings and their associated building sites. The subdivision approval included requirements for construction of new streets, street lighting & associated utility improvements, including the creation of N. Anchor Way & N Harbour Drive and public pedestrian easements between various lots.
According to the Land Use Approved in 1997, there are two current and one future access to the North Harbour development. The Primary Vehicular access is via N. Anchor Way from Marine at the south. The second access is from the west via Pier 99 Street from Marine Drive and connecting to N. Anchor Way using a short segment of private drive that is an extension of Pier 99 St. A future vehicular access to the development is proposed from the east via N Harbour Drive from the Bridgeton Neighborhood or N. Marine drive. There is also a 20' wide dedicated pedestrian access corridor connecting between N. Marine Drive and N. Anchor Way adjacent to the site
Attached is a copy of the approved North Harbour Master Plan depicting these points of access.
See Exhibits A 1-5 for graphic depiction of the proposed Fire Apparatus Access diagrams.
There is one existing and two potential (future) vehicular access roads available for Fire Department Access:
1t Access Road-1 is from the south via N. Anchor Way from Marine.
- Potential Access Road-2 is from the west via Pier 99 Street from Marine Drive, connecting to N. Anchor Way using a short segment of private drive that is an extension of Pier 99 Street.
- Future Access Road-3 is from the east via N. Harbour Drive connecting to Marine Drive to the east. Therefore, the requirement of OFC D106 is met.
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| Reason for alternative | Building Design:
The proposed HarborSky Lot 1 Apartment building includes numerous enhanced Fire and life Safety features:
• The entire building is equipped with an automatic NFPA 13 fire sprinkler system.
• A fire alarm system equipped with emergency voice alarm communication (EVAC), with additional selective smoke detection coverage.
• A Code Appeal alternative to Fire Apparatus access was granted.
• Pre-Fire Plan: the local fire station will most likely perform a pre-fire site visit to develop a plan for responses to an event at this site, noting the location of potential apparatus access routes to the facility, fire hydrants, roof access, apparatus placement, etc. in an effort to be prepared.
See Building Code Summary Plans for graphic depiction of the proposed building plans and exit diagrams.
Site Access:
The only deviation from the provisions for Fire Apparatus Access Road of OFC D106 is that a segment of the access road from the west (Pier 99 St.) is a private drive that does not meet City of Portland street standards.
See Exhibits V-1, V-2 & V-3 for a photographic drive through the proposed west Fire Apparatus Access.
The vehicular access road from the west is expected to be a secondary route that would only be
used in the event that the primary access from N. Marine Drive at the south was blocked.
The proposed development is in conformance with the applicable provisions of the approved Master Plan subdivision and the Land-use requirements established by the approved Design Review for this project. The proposed design also meets or exceeds the applicable Fire & Life Safety requirements of the Code.
See revised Exhibits A1 - AS for graphic depiction of the proposed Fire Apparatus Access Roads.
We believe that the proposed development plan meets the intent of the Fire & Life Safety Requirements for Fire Department Access and provides access in accordance with OFC D106.
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