HomeMy WebLinkAboutBLDG PA2022-0296 PRR - 2
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P ROJECT R EVIEW R EQUES T
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T
Planning Division
Please Distribute to:
Building – Tonee T
Public Works – Dave K
Utilities – Mark V
Fire – James G
MOD – Elissa T
Grading – Sergio G
EMP – Oliver D
Real Property – Lauren W
Date: January 17, 2023
June 14, 2023
Please return PRR and Plans to Staff Planner
Liz Westmoreland, Senior Planner
949-644-3234, lwestmoreland@newportbeachca.gov
Applicant:
Picerne Group Contact: Satish Lion
slion@picernegroup.com
Project Name 1400 Bristol Residences
Address: 1400 Bristol Street
(PA2022-0296) General Plan Amendment, Planned Community Amendment, Site Development Review, DA
The proposed project would demolish an existing office building and construct a new 6-story apartment
building comprised of 229 230 residential units and 440 parking spaces within on-grade and two levels
of subterranean parking. See detailed description and plans in Energov. The project includes a new
bridge over Spruce Street that will connect to the 1300 Bristol residential apartments (once constructed).
REPORT REQUESTED BY: June 28, 2023
CITY COUNCIL HEARING DATE: TBD
Check all that apply:
❑ No comments on the project
as presented.
Notes:
1. All new construction shall comply with 2022 California Code
Edition.
2. A grading bond shall be required prior to grading permit
issuance.
3. A geotechnical report shall be submitted to the Building
division for review prior to grading permit issuance.
4. A Water Quality Management Plan (WQMP) shall be
submitted for review prior to grading permits issuance.
5. A drainage and hydrology study shall be submitted prior to
grading permit issuance.
6. If area of construction site is one or more acres, obtain a
general construction NPDES Storm water permit from the
State Water Resources Control Board. Tel. (909) 782-4130
7. For projects one acre or more, submit SWPPP Report
prepared by a Qualified SWPPP Developer (QSD)
(http://cfpub.epa.gov/npdes/stormwater/swppp.cfm).
8. Proposed project will require shoring.
❑ Application of Standard Code
requirements are not
expected to alter the project
design.
X Recommended conditions of
approval are attached.
❑ Application of Standard Code
requirements or the attached
conditions of approval will
substantially impact or alter
the design of the project.
❑ I contacted the applicant on
❑ To schedule an appt. for
Code review
❑ To discuss the following
(see notes)
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9. Covered multifamily dwellings may be subject to the
requirements of more than one jurisdiction or law, which
would require compliance with each law. Where federal,
state, or local laws differ, the more stringent requirements
apply. For additional information, see the Joint Statement of
the Department of Housing and Urban Development and the
Department of Justice issued April 30, 2013 (www.hud.gov).
10. Dwelling units constructed as senior citizen housing may also
be subject to the Unruh Civil Rights Act.
11. Newly constructed publicly funded multifamily dwellings are
subject to the provisions of Chapter 11B. (1101A.1) in
addition to Chapter 11A. Denote on the cover sheet
“Project does not receive any public funding” if not
applicable.
12. Fire walls terminate at the exterior walls shall comply with
CBC Section 706.5.1
13. Fire walls shall be designed and constructed to allow
collapse of the structure on either side without collapse of
the wall under fire conditions. CBC Section 706.2.
14. On the building analysis, clarify which special provisions
under Section 510 will be utilized. The building is Type III-
A R-2 over Type I-B podium. Justify the 5-story R-2 Type
III-A story can be measured above the podium.
15. Parking garage may required to be Type I-A construction in
accordance with CBC Section 510 special provision unless
justify otherwise.
16. Exterior bearing walls of Type-IIIA construction shall be 2-
hour Fire Retardant Treated Lumber in accordance with CBC
Section 602.4.1
17. Parking ramp slope shall not exceed 1:15 (6.67%) slope.
(Section 406.4.3.)
18. All dwelling units shall be adaptable.
19. Provide a full egress analysis plan.
20. Provide accessible routes throughout the entire site such as
parking lot area, pubic area, common area, and all pedestrian
circulations.
21. Clearly distinguish between the public and common area on
the plan. Any public areas within the building shall comply
with Title 24 Chapter 11B; and all ground-floor dwelling units
and common areas shall comply with Title 24 Chapter 11A.
22. All ground-floor units shall be adaptable and accessible.
23. Accessible parking spaces shall be provided for the public
use areas in accordance with Section 11B-208.2.
24. Accessible parking spaces shall be provided for unassigned
and visitor parking in accordance with Section 1109A.5.
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25. Building areas used to determine based on the type of
construction and occupancy classification shall be the area
include within surrounding exterior walls exclusive of vent
shafts and courts. See definition of “Area, Building” under
CBC.
26. Building exterior walls and openings which are abutting the
interior property line along Quail street shall be fire rated
protected in accordance with CBC Table 601, Table 705.5,
and Table 705.8.
27. Where the means of egress from stories above and below
converge at an intermediate level, the capacity of the means
of egress from the point of convergence shall be not less than
the largest minimum width or the sum of the required
capacities for the stairways serving the two adjacent stories,
whichever is larger (CBC 1005.7)
28. Provide elevator lobby and hoistway opening protection in
accordance with CBC Section 3006
29. Identify the pool equipment and list all the quantity of
hazardous materials stored onsite.
30. A full building code, accessibility, and structural review will be
performed at the time of plan review submittal.
31. The new bridge over Spruce Street shall comply with CBC
Section 3104 and all of its sub-sections under the Pedestrian
Walkways and Tunnels requirements.
32. The pedestrian bridge shall comply accessibility requirement.
Kenneth Huang
Senior Civil Engineer, Plan Check