| 2023-06-30 08:48:56 | ZONING AND PLANNING |
| | PROJECT: 512 CLEMATIS STREET | SITE PLAN AMENDMENT |
| | (MINOR LEVEL II) - FSPR 22-01A | Z23060002 |
| | DATE: JUNE 30, 2023 |
| | CONTACT: CLAUDIA IBAVEN, CITY URBAN DESIGNER, AT |
| | 561-822-1402 OR VIA [email protected]. |
| | IF YOU WOULD LIKE A WORD VERSION OF THE FLLOWNG |
| | COMMENTS, PLEASE REACH OUT TO ME, CLAUDIA IBAVEN, VIA |
| | EMAIL TO REQUEST THEM. I HAVE REVIEWED THE ABOVE |
| | REFERENCED PETITION AND PROVIDE THE FOLLOWING COMMENTS: |
| | |
| | GENERAL COMMENTS |
| | 1. PLEASE PROVIDE A REVISED SITE PLAN SHEET A-1 WITH |
| | UPDATED ZONING DATA. THE SUBMITTAL DID NOT INCLUDE THE |
| | SHEET. |
| | 2. PLEASE PROVIDE BUILDING FOOTPRINT PLANS/DIAGRAMS, |
| | SIMILAR TO FAR SHEET, TO DEMONSTRATE THAT AREAS |
| | INCLUDED IN CALCULATIONS MEET REQUIREMENTS SINCE SOME |
| | AREAS HAVE CHANGED. |
| | 3. NOTE, THE TOTAL SITE AREA DIFFERS BETWEEN THE |
| | PROJECT DATA SHEET AND PLANS. ON SHEET B-1 THE AREA IS |
| | 22,323SF AND ON THE PROJECT DATA SHEET IS 22,297SF, |
| | PLEASE CLARIFY WHICH IS THE ACCURATE LOT SIZE AND |
| | REVISE SHEETS ACCORDINGLY. |
| | 4. R-1 SHEET DOES NOT REFLECT UPDATES. NOTE, ALL |
| | RENDERINGS WILL NEED TO BE UPDATED AND REFLECT DESIGN |
| | AND LANDSCAPE PROPOSED. PLEASE REVISED ACCORDINGLY. |
| | 5. MINOR EDIT, ON SHEET B-1, PLEASE REVISE LABEL |
| | ???CONFERENCE ROOM??? THAT SHOWS ON A RESTROOM. REVIEW |
| | OTHER LABELS ON THE PLANS AND REVISE IF NECESSARY. |
| | |
| | ACTIVE USE AND TRANSPARENCY COMMENTS |
| | 6. ON SHEET B-1, PLEASE REVISE ACTIVE USE CALCULATIONS |
| | FOR CLEMATIS STREET GROUND AND 2ND FLOORS. THE PROPOSED |
| | NUMBERS DO NOT MATCH THE DIMENSIONS ON THE FLOOR PLANS. |
| | 7. ON SHEET B-1, ACTIVE USE DIMENSIONS INCLUDE SET OF |
| | STAIRS AND HALL, PLEASE EXCLUDE THESE AREAS AND REVISE |
| | CALCULATIONS FOR QUADRILLE PLAZA DRIVE ON GROUND FLOOR. |
| | ON THE SAME SHEET, 2ND FLOOR ACTIVE USE DIMENSIONS DO |
| | NOT MATCH CALCULATIONS. NOTE, GROUND FLOOR AND 2ND |
| | FLOOR ???BUILDING LENGTH??? SHOULD BE CONSISTENT, |
| | PLEASE CAREFULLY REVIEW AND REVISE ACCORDINGLY. |
| | 8. PLEASE REVISE CALCULATIONS FOR TRANSPARENCY. TO |
| | MEASURE TRANSPARENCY, SHOW THE STOREFRONT FACADE AREA |
| | AND THE AREA OCCUPIED BY WINDOWS AND DOOR GLAZING TO |
| | DEMONSTRATE THAT THE PROJECT MEETS THE 50% TRANSPARENCY |
| | REQUIREMENT. SHEETS B-1 AND B-2 SHOW CALCULATIONS ON |
| | LENGTH INSTEAD OF AREA. |
| | 9. THE REQUIREMENT ACTIVE USE LINER DEPTH ON GROUND |
| | FLOOR IS 25 FEET, QUADRILLE PLAZA DRIVE DOES NOT HAVE |
| | 25 FEET. PLEASE REVISE. |
| | 10. HORIZONTAL PROJECTION CALCULATIONS ON QUADRILLE |
| | PLAZA DRIVE ARE EXCLUDING PROJECTION FROM AWNING |
| | LOCATED WHERE RETAIL IS PROPOSED ON THE SOUTHEAST |
| | CORNER OF THE BUILDING. SHEETS B-10 TO B-12 SHOW THE |
| | AWNING. PLEASE REVISE. |
| | |
| | ARCH PLANS COMMENTS |
| | 11. SHEET B-6 CALLS OUT SCREENING WALLS BUT THERE IS NO |
| | EQUIPMENT INSIDE THE AREA. THE THREE AREAS WHERE ROOF |
| | AC EQUIPMENT IS LOCATED THAT DO NOT SHOW ANY WALLS |
| | AROUND THEM TO SCREEN THEM COMPARED TO APPROVED PLANS. |
| | PLEASE PROVIDE EXPLANATION OR REVISE IF NECESSARY. |
| | 12. SHEET VIS-1 DOES NOT SHOW RETAIL AREA AND |
| | TRANSPARENCY ON THE SOUTHEAST CORNER OF THE SITE FACING |
| | QUADRILLE PLAZA DRIVE. PLEASE REVISE. |
| | 13. PLEASE NOTE ON SHEET B-9, RED OUTLINES OF PLANES DO |
| | NOT FOLLOW THE ELEVATION. IN ADDITION, THERE IS A |
| | VOLUME ON THE RIGHT SIDE OF THE ELEVATION THAT SEEMS TO |
| | BE A MISTAKE AS IT IS ENCROACHING ON THE 16 FEET |
| | MINIMUM SETBACK. SAME ISSUES ARE SHOWING ON SHEETS B-15 |
| | AND B-18. |
| | 14. ON SHEET B-10, DECORATIVE TILE ON FACADE IS NOT |
| | SHOWN ON MATERIAL AND COLOR LEGEND OR IN RENDERINGS OR |
| | OTHER ELEVATIONS, PLEASE PROVIDE DETAILS AND REVISE AND |
| | ENSURE ALL PLANS ARE CONSISTENT. |
| | 15. ON SHEET B-2, BALCONIES ON THE 2ND FLOOR FACING |
| | CLEMATIS STREET ARE PROJECTING 4 FEET, NOT MATCHING THE |
| | PROJECTION OF THE BALCONY SHOWN ON SHEET B-10, PLEASE |
| | REVISE AND MAKE SURE THE PROJECT MEETS HORIZONTAL |
| | PROJECTION STANDARDS PER SEC. 94-109. |
| | 16. PLEASE CLARIFY IF THE GREEN FABRIC MATERIAL SPECIFY |
| | ON SHEET B-14 WILL BE STRIPED AND IF SO, PLEASE REVISE |
| | ELEVATIONS TO SHOW WHERE IT WILL BE INSTALLED. |
| | 17. MINOR EDIT, ON SHEET B-16, LABELS ARE OVERLAPPING |
| | ON CONDITIONAL SETBACK DIMENSIONS, PLEASE REVISE. |
| | 18. ON SHEET B-21, WINDOW AND DOOR LABELS SEEM TO BE |
| | OUT OF PLACE, PLEASE REVISE. |
| | 19. ON SHEET B-24, WALLS ON 4TH AND 5TH LEVEL, ADJACENT |
| | TO GRID LINE 6.3 DO NOT ALIGN WITH LOWER LEVELS. |
| | 20. PLEASE ADD TO FLOOR PLANS, SECTION LINES AND |
| | REFERENCE TO SECTION PLANS (SHEETS B-24 AND B-25). |
| | 21. ON SHEET Z-1, ROOF FLOOR SHOWS AN INCORRECT RED |
| | DASHED LINE OF THE GBA EXCLUSION AREA, PLEASE REVISE. |
| | 22. ON SHEET Z-1, TABLES OF THE GROSS BUILDING AREA, |
| | GBA EXCLUSIONS, GBA BY LEVEL, AND GBA EXCLUSION BY |
| | LEVEL DO NOT MATCH DATA ON TABLES UNDERNEATH TITLED |
| | ???SITE PLAN???. PLEASE REVISE. NOTE, THE TABLES |
| | DESCRIBING UNIT MIX ARE BLURRY PLEASE IMPROVE |
| | LEGIBILITY. |
| | 23. SHEET BM-1 NEEDS TO BE UPDATED, RENDER IS NOT |
| | UPDATED, AND SOME WINDOWS AND DOORS HAVE CHANGED FROM |
| | ORIGINALLY APPROVED PLANS. |
| | 24. SHEETS L1GD, L1GN, AND L1GE SHOW THE SAME |
| | INFORMATION. THESE PLANS ALSO SHOW A FLOOR PLAN THAT |
| | DOES NOT HAVE THE RETAIL AREA ON THE SOUTHEAST CORNER, |
| | PLEASE REVISE. |
| | 25. ON SHEET L1, NUMBERS AND LABELS ARE OVERLAPPING ON |
| | DRAWINGS, PLEASE REVISE. AND IT LOOKS LIKE THE SAME |
| | INFORMATION IS SHOWN ON SHEET L1E. |
| | |
| | LANDSCAPE AND OPEN SPACE COMMENTS |
| | 26. SHEET L2 SHEET SHOWING THE GROUND FLOOR AND |
| | STREETSCAPE NEEDS TO MEET REQUIREMENTS PER SEC. 94-113. |
| | A MINIMUM OF 8 FEET OF CLEAR SIDEWALK, PLEASE ADD |
| | DIMENSION TO SHOW THAT THE PROJECT MEETS THE |
| | REQUIREMENT. SHADE TREES ADJACENT TO THE STREET SHALL |
| | BE AT A MAX. OF 30 FEET FROM EACH OTHER, PLEASE ADD |
| | DIMENSIONS BETWEEN STREET TREES TO ENSURE YOU MEET THE |
| | REQUIREMENT. A MINIMUM OF 4 FEET BASE PLANTING NEEDS TO |
| | BE PROVIDED ADJACENT TO THE STREET, PLEASE ADD |
| | DIMENSION. |
| | 27. ON SHEET L2, REMOVE OR REDESIGN ANY PROPOSED |
| | LANDSCAPE IN FRONT OF THE RETAIL SPACE FACING QUADRILLE |
| | PLAZA DRIVE ON THE SOUTHEAST CORNER OF THE SITE. |
| | 28. ON SHEET L2, THE PROJECT DOES NOT HAVE OPEN SPACE |
| | AREAS THAT MEET THE REQUIREMENTS PER DEFINITION OF A |
| | ???PASSAGEWAY??? PLEASE REMOVE TABLE AND ANY RELATED |
| | ???PASSAGEWAY??? INFO. |
| | 29. PLEASE ADD STREETLIGHTS, PARKING METERS, AND BIKE |
| | RACKS TO ALL LANDSCAPE AND CIVIL PLANS, AS WELL AS ARCH |
| | GROUND FLOOR PLANS. |
| | 30. IN REGARD TO BICYCLE PARKING, AT A MINIMUM OF 1 PER |
| | 100 FEET OF STREET FRONTAGE NEEDS TO BE PROVIDED. 2 |
| | BICYCLE PARKING SPACES WILL NEED TO BE PROVIDED ALONG |
| | CLEMATIS ST AND 2 ALONG QUADRILLE PLAZA DRIVE. PLEASE |
| | CONTACT CLAUDIA IBAVEN FOR THE CITY???S BIKE PARKING |
| | GUIDELINES. A DETAIL OF BICYCLE RACK AND LAYOUT WITH |
| | DIMENSIONS WILL NEED TO BE PROVIDED. |
| | 31. ALL LANDSCAPED AREAS AND PLANT MATERIALS WITHIN OR |
| | ADJACENT TO VEHICULAR USE AREAS SHALL BE PROTECTED FROM |
| | VEHICULAR ENCROACHMENT BY WHEEL STOPS, CURBS, OR OTHER |
| | SIMILAR DEVICES, PLEASE REVISE APPROPRIATE PLANS. |
| | 32. LANDSCAPING SHALL BE INSTALLED IN ACCORDANCE WITH |
| | THE CLEAR VISION REQUIREMENTS OF SUBSECTION 94-305(E). |
| | PLEASE ADD VISIBILITY TRIANGLES TO SITE PLAN AND |
| | LANDSCAPE PLANS. |
| | 33. PLEASE REMOVE GROUND FLOOR LANDSCAPE AREAS FROM |
| | SHEET L2.4 AS THESE ARE NOT CONSIDERED OPEN SPACE OR |
| | PASSAGEWAY. |
| | 34. PER REQUIREMENT, 20% OF THE SITE (4,464.60 SF) IS |
| | REQUIRED AS PRIVATE OPEN SPACE (TERRACE TYPE). PLEASE |
| | ADD A TABLE TOTALING THE 2ND AND 3RD FLOOR AREAS OF |
| | TERRACES TO SHOW IT MEETS THE REQUIREMENT OF OPEN SPACE |
| | AND THE 20% VEGETATED AREA OF THIS OPEN SPACE. |
| | 35. PLEASE MAKE SURE RENDERINGS ARE REVISED AND SHOW |
| | LANDSCAPING AS PROPOSED. |
| | |
| | MICROUNITS COMMENTS |
| | 36. PER SEC. 94-106, 30 BICYCLE PARKING FOR RESIDENTS |
| | NEEDS TO BE PROVIDED IN THE BIKE STORAGE. PLEASE |
| | CONTACT CLAUDIA IBAVEN TO PROVIDE WITH THE CITY???S |
| | BIKE GUIDELINES. A DETAIL OF TYPE OF EQUIPMENT AND |
| | LAYOUT WITH DIMENSIONS WILL NEED TO BE PROVIDED OF THE |
| | BIKE STORAGE ROOM. |
| | 37. THE PROJECT NEEDS TO PROVIDE 2 ON-SITE CAR-SHARE |
| | STATIONS PER SEC. 94-106 (8.A). PLEASE LABEL PARKING |
| | SPACES TO SHOW HOW THE PROJECT MEETS THE REQUIREMENT. |
| | 38. A PROJECT WITH MICRO-UNITS SHALL PROVIDE ONE BIKE |
| | SHARING STATION ON-SITE. PLEASE ADD TO PLANS WHERE THIS |
| | WILL BE LOCATED. |
| | |
| | OTHER COMMENTS |
| | 1. THE PROJECT SHALL COMPLY WITH ALL THE CONDITIONS |
| | CONTAINED IN THE DAC FINAL ORDER AND SITE PLAN APPROVAL |
| | LETTER FOR FSPR 22-01 (Z22020019). |
| | 2. WHEN RESUBMITTING, WRITTEN RESPONSES TO COMMENTS |
| | NEED TO BE PROVIDED AS WELL AS A MINIMUM OF TWO (2) |
| | PAPER COPIES AND AN ELECTRONIC COPY IN .PNG/.PDF FORMAT |
| | OF ALL PLANS AND ALL DOCUMENTATION REQUIRED IN THE |
| | APPLICATION. PLEASE NOTE THAT CHANGES ON THE |
| | RESUBMITTED PLANS OR THE SUBMITTAL OF INFORMATION/PLANS |
| | TO ADDRESS THE COMMENTS MAY RESULT IN ADDITIONAL |
| | COMMENTS. |
| | 3. LASTLY, YOU ARE PERMITTED ONE (1) RESUBMITTAL AT NO |
| | ADDITIONAL COST. IF PREVIOUSLY ISSUED COMMENTS CONTINUE |
| | TO NOT BE SUFFICIENTLY ADDRESSED, THE APPLICANT WILL BE |
| | ASSESSED A RESUBMITTAL FEE. SUCH FEE WILL BE 20% OF THE |
| | ORIGINAL APPLICATION FEE. |
| | |
| | |
