Plan Review Notes
Plan Review Notes For Project Z19070006
Project Number Z19070006
Review Stop B
Sequence Number 1
Notes
Date Text
2019-08-14 11:52:38THE PLAN REVIEW COMMENTS ENTERED UNDER THIS BUILDING
 REVIEW ARE PLANNING AND ZONING COMMENTS ENTERED UNDER
 THE WRONG REVIEW DISCIPLINE. BUILDING REVIEW COMMENTS
 WILL BE ENTERED UNDER BUILDING REVIEW (REVISION) NO. 2
  
  
2019-08-14 10:21:081. REQUIRED BUILDING SETBACKS SHALL BE DESIGNED TO
 INCLUDE FEATURES SUCH AS, BUT NOT LIMITED TO,
 SIDEWALKS, STREET TREES, TREE GRATES, LANDSCAPE BUFFERS
 AND LIGHTING AS APPROVED BY THE CITY TO SUPPORT THE
 PARTICULAR DISTRICT CHARACTER. THIS DEVELOPMENT WILL
 REQUIRE ROW IMPROVEMENTS TO ALL ROW INCLUDING OLIVE
 STREET. THE APPLICANT SHALL WORK WITH THE PLANNING
 DEPARTMENT ON THE DESIGN OF THE STREETSCAPE TO INCLUDE
 PLANTER BEDS, REPLACE PAVERS AS NEEDED TO MATCH THE
 EXISTING, AND FIX THE SIDEWALK AS NECESSARY. THE
 EXISTING CURB CUT ALONG OLIVE STREET SHALL BE REMOVED.
 2. AS THE PARKING CALCULATIONS ARE INCORRECT (SEE LATER
 COMMENTS), STAFF RECOMMENDS THE REORIENTATION OF THE
 PARKING GARAGE TO REMOVE THE COVERED PORTION OF THE
 BUILDING ENTRY AT OLIVE STREET AND TRINITY PLACE. THE
 AREA CANNOT BE COUNTED TOWARDS OPEN SPACE IF IT IS
 FULLY COVERED. ADDITIONALLY, THIS WOULD ALLOW FOR THE
 RELOCATION OF THE LARGE OAK TREE ON SITE INTO THIS
 CORNER SPACE. THE COVERED SPACE DIMINISHES THE
 APPEARANCE OF THE SIDEWALK BEING FOR PUBLIC USE.
 3. EXISTING STREET LIGHT POLES SHALL BE REPLACED WITH
 THE CITY APPROVED LIGHT POLE, PER CITY ENGINEERING
 REQUIREMENTS.
 4. PLEASE PROVIDE PHOTOMETRICS FOR THE SITE AND ROW
 MEETING REQUIREMENT OF SECTION 94-113(B). PLEASE
 INCLUDE LIGHT POLE DETAILS FOR BOTH INTERNAL AND ROW
 LIGHT POLES.
 5. SIDEWALK MUST BE AT GRADE INCLUDING ACROSS PARKING
 INGRESS/EGRESS AREAS. IT APPEARS THERE ARE ISSUES AT
 THE GARAGE ENTRANCES THAT REQUIRE CURBING AND STAIRS.
 THIS WILL NEED TO BE ADJUSTED TO KEEP THE GRADE LEVEL.
 6. THE SIDEWALK DOES NOT APPEAR TO MEET THE REQUIRED
 EIGHT FEET PATH ADJACENT TO THE PARALLEL PARKING SPOTS
 ALONG OLIVE AVENUE WITH THE PROPOSED LANDSCAPE BEDS.
 PLEASE ADJUST AS NECESSARY.
 7. PLEASE USE PLANTER BEDS FOR STREET TREES RATHER THAN
 USING TREE GRATES. TREE GRATES ARE ONLY NECESSARY IF
 THE MINIMUM EIGHT FOOT PATHWAY CLEARANCE CANNOT BE MET
 AND THE GRATES ARE NECESSARY TO WIDEN THE WALKING PATH.
 A BREAK IN THE PLANTER BEDS CAN BE USED TO MAINTAIN
 PAVER DESIGN. SEE LANDSCAPE COMMENTS FOR SPECIFIC
 LANDSCAPE REQUIREMENTS.
 8. THERE ARE STAIRS PROPOSED WITHIN THE REQUIRED
 SETBACK ALONG TRINITY PLACE AND TANGLEWOOD COURT.
 STAIRS CANNOT BE LOCATED WITHIN THE REQUIRED SETBACK.
 9. STAFF HAS CONCERN WITH THE PROPOSED RAMPS INTO THE
 BUILDING FROM THE PUBLIC ROW. THE RAMPS SEPARATE THE
 ACTIVE USE FROM THE PUBLIC SIDEWALK. THE GRADE
 DIFFERENCES SHOULD BE OBSERVED INSIDE THE BUILDING. THE
 RAMPS ARE NOT SHOWN ON THE RENDERINGS.
 10. PLEASE CONSIDER ADDITIONAL FOUNDATION LANDSCAPE
 ADJACENT TO THE BUILDING ALONG OLIVER STREET (SEE
 COMMENT 9 FOR REMOVAL OF RAMPS).
 11. IT APPEARS THAT DOORWAYS OPEN OUT DIRECTLY INTO
 STAIRWAYS. THESE DOORWAYS WOULD NEED TO BE RECESSED IF
 THE DOORS OPEN OUTWARDS. PLEASE ADJUST AS NECESSARY.
 12. PLEASE INCLUDE THE DIMENSIONS OF THE SIDEWALK ON
 THE LANDSCAPE PLANS.
 13. PLEASE PROVIDE DETAIL OF THE WALK UP GARDENS
 INCLUDING THE LOCATION OF STAIRS. PLEASE SEE SECTION
 94-109 FOR DEFINITION AND REQUIREMENTS OF WALK-UP
 GARDENS.
 14. PLEASE ADD LOT FRONTAGE DIMENSIONS TO THE SITE
 PLAN.
 15. PLEASE SHOW PROPOSED LOCATION OF BACKFLOW PREVENTER
 AND TRANSFORMER AND OTHER ABOVE GROUND UTILITIES.
 PLEASE NOTE, LOCATION OF THESE UTILITIES SHALL REQUIRE
 COORDINATION WITH ENGINEERING, PUBLIC UTILITIES, AND
 PLANNING AND ZONING TO ENSURE LOCATION THAT DOES NOT
 IMPEDE THE PUBLIC REALM AND THAT ALL UTILITIES ARE
 PROPERLY SCREENED.
 16. PLEASE FIX THE PROPERTY LINE AT THE SITE?S
 NORTHWEST CORNER.
 17. PLEASE REDUCE INGRESS/EGRESS POINTS TO 20 FEET
 MAXIMUM INTERNALLY AND A MAXIMUM OF 25 FEET AT THE CURB
 CUT. SEE TRAFFIC ENGINEERING COMMENTS FOR TRAFFIC
 CIRCULATION.
 18. PLEASE PROVIDE DIMENSIONS AND DETAILS OF EACH FLOOR
 PLAN INCLUDING SETBACKS.
 19. PLEASE PROVIDE OUTLINE OF UPPER FLOORS ON THE BASE
 SITE PLAN AND INDICATE SETBACKS.
 20. PLEASE PROVIDE A SEPARATE SHEET INDICATING THE
 LOCATION OF ACTIVE USE AND PERCENTAGE ALONG THE
 FACADES. STAFF CAN PROVIDE AN EXAMPLE.
 21. PLEASE PROVIDE A SEPARATE SHEET INDICATING THE
 LOCATION OF REQUIRED TRANSPARENCY PERCENTAGE ALONG THE
 FACADES. TRANSPARENCY IS DEFINED IN SECTION 94-109.
 STAFF CAN PROVIDE AN EXAMPLE.
 22. PLEASE PROVIDE A SEPARATE SHEET WITH A BREAKDOWN OF
 FAR CALCULATION PER FLOOR (SEE DEFINITION OF GROSS
 SQUARE FEET FOR FAR CALCULATION IN SECTION 94-109).
 STAFF CAN PROVIDE AN EXAMPLE.
 23. PLEASE PROVIDE A SEPARATE SHEET INDICATING THE
 REQUIRED PLANAR BREAKS FOR TABLE IV-4 ALONG THE
 FACADES. STAFF CAN PROVIDE AN EXAMPLE.
 24. PLEASE PROVIDE A SEPARATE SHEET INDICATING THE
 REQUIRED HORIZONTAL PROJECTIONS FOR TABLE IV-4 ALONG
 THE FACADES. STAFF CAN PROVIDE AN EXAMPLE.
 25. THE CALCULATION FOR REQUIRED PARKING FOR
 MICRO-UNITS, STANDARD UNITS, AND RETAIL/COMMERCIAL ARE
 INCORRECT. THE PERMITTED PARKING FOR MICROUNITS IS 102
 SPACES FOR UNITS AND 10 SPACES FOR GUESTS FOR A TOTAL
 OF 112 SPACES (ADJUST IN REQUIRED COLUMN). THE
 PERMITTED PARKING FOR STANDARD SPACES IS MIN. 14 AND
 MAX. 28 PLUS 1 SPACE FOR GUEST FOR A TOTAL OF 29
 SPACES. THE PERMITTED PARKING FOR RETAIL IS MIN. 12 AND
 MAX. 24 (ROUNDED DOWN). PLEASE AMEND ACCORDINGLY AND
 NOTE THAT ANY PARKING SPACES ABOVE MAXIMUM PARKING
 SHALL COUNT TOWARDS FAR. THE NUMBER OF SPACES ARE ONLY
 ROUNDED UP IF DECIMAL POINT IS EQUAL TO OR ABOVE 0.5.
 26. PLEASE INDICATE LOCATION FOR THE GUEST PARKING ON
 THE SITE PLANS.
 27. PLEASE INDICATE WHAT THE ?SC? LABEL MEANS IN THE
 PARKING GARAGE. IF COMPACT SPACES, PLEASE INCLUDE
 CALCULATION OF PERCENTAGE OF COMPACT SPACES IN DATA
 TABLE MEETING REQUIREMENT OF 94-485 (N)(1). 30% OF
 SPACES CAN BE COMPACT FOR PARKING REQUIREMENTS OVER 100
 SPACES.
 28. PLEASE INDICATE THE LOCATION OF THE BIKE SHARE
 STATION ON THE SITE PLAN. EFFORTS CAN BE COORDINATED
 WITH THE CITY?S CURRENT BIKE SHARE PROGRAM. THE TOTAL
 NUMBER OF DOCKS REQUIRED WILL BE DETERMINED BY THE
 PROXIMITY OF OTHER BIKE SHARING STATIONS ALREADY
 INSTALLED WITHIN 500 FEET FROM THE SUBJECT PROJECT.
 29. THE MAXIMUM SF OF MICRO UNITS IS 549 SF. PLEASE BE
 SURE TO PLAN FOR THE CONFIGURATION AND LAYOUT OF THE
 UNITS AS THIS WOULD IMPACT THE LOCATION OF WINDOWS AND
 OTHER FEATURES.
 30. PER SECTION 94-106(8A), THE REQUIRED BICYCLE
 PARKING FOR THE RESIDENTIAL MICRO-UNITS SHALL BE 0.5
 BICYCLE PARKING SPACES PER MICRO-UNIT, WHICH WOULD BE
 102 SPACES FOR THIS PROJECT. PLEASE REVISE ACCORDINGLY.
 THIS SHALL REQUIRE A COVERED AND ENCLOSED BICYCLE
 STORAGE AREA.
 31. THE CALCULATION FOR REQUIRED CAR SHARE IS
 INCORRECT. THE CALCULATION SHALL BE A RATIO OF ONE CAR
 SHARE SPACE PER EVERY 13 UNITS, REDUCED BY ONE CAR
 SHARE SPACE PER EVERY 13 ON-SITE MICRO-UNIT PARKING
 SPACES PROVIDED. THIS WOULD RESULT IN 8 CAR SHARE
 SPACES. PLEASE PROVIDE 2 SPACES ON SITE, AND HAVE THE
 REMAINING 6 TO BE SAVED FOR CAR SHARE FOR A FUTURE DATE
 BASED ON THE REQUIREMENTS OF 94-106(8A). PLEASE AMEND
 TO SHOW THE REQUIRED 2 SPACES PLUS 6 RESERVED SPACES
 (WHICH CAN BE USED FOR GUEST PARKING NOW) IN THE
 PROJECT DATA TABLE AND SHOW LOCATION OF CAR SHARE
 SPACES ON THE SITE PLANS. APPLICANT SHALL COORDINATE
 WITH CAR SHARE PROVIDER WITH THE ASSISTANCE OF THE
 CITY.
 32. STAFF HAS CONCERN WITH THE CRUNCH POINTS OF THE
 PARKING GARAGE RAMPS, WHERE THE TWO RAMPS MEET ON THE
 SECOND STORY. PLEASE EVALUATE AS THE DRIVE AISLE OF THE
 SPEED RAMPS APPEARS TO ALSO BE INCLUDED IN THE DRIVE
 AISLE FOR THE SECOND STORY RAMP.
 33. PER SECTION 94-111, THE EQUIVALENT OF ONE PARKING
 SPACE SHALL BE REQUIRED AT THE TERMINUS OF A DEAD-END
 AISLE, AND STRIPED AS A DEDICATED PULL-IN AREA FOR
 TURNING AROUND. PLEASE INCLUDE AS NECESSARY IN PARKING
 GARAGE.
 34. PLEASE COORDINATE TRASH PICKUP AND REMOVAL WITH
 PUBLIC WORKS DEPARTMENT. HOW WOULD PICKUP WORK FOR THE
 PROPOSED LOCATION OF THE ENCLOSURE? PLEASE COORDINATE
 WITH MATT HEJAZI. 561-822-2045 [email protected]
 35. IS THERE ACCESS TO THE RETAIL FROM THE PARKING
 GARAGE? HOW WILL ACCESS WORK? PLEASE LABEL PARKING
 SPACES FOR RETAIL ON THE SITE PLAN.
 36. PUBLIC BICYCLE PARKING SHALL BE PROVIDED AT ONE
 SPACE PER 100 FEET OF STREET FRONTAGE. THIS WOULD BE
 THE TOTAL OF ALL THREE STREET FRONTAGES FOR A TOTAL OF
 6 BICYCLE SPACES (SECTION 93-113)
 37. THE REQUIRED WIDTH OF PARKING SPACES IS 8?6? FOR 0
 DEGREE ANGLE PARKING. PLEASE ADJUST ACCORDINGLY.
 38. ALL SIGNS ARE REVIEWED AT TIME OF BUILDING SIGN
 PERMIT. PLEASE MAKE NOTE ON ELEVATIONS THAT SIGNS SHALL
 REQUIRE SEPARATE PERMIT AND FOLLOW THE REGULATIONS OF
 SECTION 94-110
 39. PLEASE PROVIDE SPECIFIC ARCHITECTURAL DETAIL
 INCLUDING ALL MATERIALS AND INCLUDE REFERENCE IMAGES.
 STAFF HAS CONCERN OVER THE MATERIAL FOR THE GARAGE
 SCREENING AND NEEDS TO SEE MORE DETAIL OF THE SPACING
 OF THE FEATURES, PROPOSED MATERIAL, ETC.
 40. PLEASE CONSIDER ARCHITECTURAL FEATURES OTHER THAN
 GARAGE SCREENING ON THE PARKING GARAGE FA?ADE TO BETTER
 BLEND THE OBVIOUS FACADE OF PARKING GARAGE SCREENING AS
 SEEN FROM THE PUBLIC VIEW, ESPECIALLY FROM OLIVE AVENUE
 AND TRINITY PLACE, WHILE KEEPING THE MASSING DIFFERENT
 INTACT.
 41. PLEASE PROVIDE BUILDING SECTIONS.
 42. THE PARKING GARAGE RAMPS SHALL BE COVERED WITH
 ARCHITECTURAL TREATMENT. BLANK WALLS ARE NOT PERMITTED
 PER SECTION 94-109. NON-ACTIVE USES SHALL BE TREATED
 WITH ARCHITECTURAL TREATMENT PER TABLE IV-4.
 43. PLEASE PROVIDE A LANDSCAPE BUFFER ALONG THE SIDE
 INTERIOR SETBACK AND THE SETBACK BEHIND THE SURFACE
 PARKING LOT ON TRINITY PLACE TO SCREEN BLANK FACADES.
 THIS DOES NOT COUNT TOWARDS ARCHITECTURAL TREATMENT OF
 NON-ACTIVE USES.
 44. PLEASE EXTEND ARCHITECTURAL TREATMENT ALONG THE
 FA?ADE AREA ADJACENT TO THE PARKING GARAGE ALONG OLIVE
 STREET TO ALLEVIATE THE BLANK WALL.
 45. PLEASE NOTE, PER RESOLUTION 211-17, PROJECTS WITH
 RESIDENTIAL MICRO-UNITS SHALL CONTRIBUTE A TROLLEY FEE
 AT $10 PER MICRO-UNIT PER MONTH.
 46. HAS THE INCLUSION OF AFFORDABLE HOUSING UNITS BEEN
 CONSIDERED FOR THE BUILDING?
 47. PLEASE ELABORATE ON THE PROVIDED AMENITY SPACE.
 STAFF SUGGESTS THE CONSIDERATION OF ADDITIONAL
 AMENITIES FOR THE BUILDING AS THE LIVING AREAS ARE
 SMALLER THAN STANDARD UNITS.
  
 FOLLOW UP MEETING RECOMMENDED TO DISCUSS SITE DESIGN.
 PLEASE COORDINATE WITH PLANNER
  
  
 LIZ LEVESQUE, URBAN DESIGN PLANNER
 [email protected]
 561 822 1426
  
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