| Date |
Text |
| 2020-05-28 16:05:42 | CASE NO. PB1248HH - 1ST RESUB COMMENTS |
| | MORSELIFE HOSPICE AND PACE EXPANSION |
| | 4888 NORTH HAVERHILL |
| | |
| | - CONTACT ERIC SCHNEIDER @ (561) 822-1446 |
| | |
| | - PLEASE PROVIDE RESPONSES TO REVIEW COMMENTS IN |
| | WRITTEN FORMAT. |
| | |
| | - WHEN RESUBMITTING, PLEASE PROVIDE A MINIMUM OF THREE |
| | (3) PAPER COPIES AND AN ELECTRONIC COPY IN .PNG FORMAT |
| | OF ALL PLANS. PLEASE NOTE THAT CHANGES ON THE |
| | RESUBMITTED PLANS OR THE SUBMITTAL OF INFORMATION/PLANS |
| | TO ADDRESS THE COMMENTS MAY RESULT IN ADDITIONAL |
| | COMMENTS. |
| | |
| | - THE PPRC COMMENTS SHALL BE SUFFICIENTLY ADDRESSED AND |
| | SUBMITTED TO THE PLANNING DIVISION BY 5 PM ON FRIDAY, |
| | JUNE 5, 2020, TO BE ELIGIBLE TO BE SCHEDULED FOR THE |
| | JULY 21, 2020 PLANNING BOARD MEETING. |
| | |
| | - PLEASE NOTE THAT IF THE PLANNING DIVISION HAS NOT |
| | RECEIVED A RESPONSE TO THE PPRC COMMENTS WITHIN 60 DAYS |
| | FROM THE DATE OF THESE COMMENTS (BY JULY 28, 2020), THE |
| | CASE SHALL BE CONSIDERED WITHDRAWN. ANY FURTHER ACTION |
| | SHALL REQUIRE A NEW DEVELOPMENT APPLICATION. |
| | |
| | - PLEASE NOTE THAT YOU WILL BE PERMITTED ONE (1) |
| | ADDITIONAL 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 ($600). |
| | |
| | - PUBLIC HEARING NOTIFICATION SIGNAGE SHALL BE POSTED |
| | IN ACCORDANCE WITH THE REQUIREMENTS OF SECTION |
| | 94-39(I)(5) OF THE ZONING AND LAND DEVELOPMENT |
| | REGULATIONS. |
| | |
| | 1) UPDATED COMMENT: THE MASTER SITE DATA TABLE NEEDS TO |
| | HAVE THE 10 NEW HOSPICE UNITS ON ITS OWN LINE (NOT |
| | COMBINED WITH THE TRADITION PHASE II UNITS). --- THIS |
| | WAS NOT CORRECTLY UPDATED. STAFF IS SENDING A SEPARATE |
| | DIAGRAM TO SHOW HOW THE TABLE SHOULD LOOK TO REFLECT |
| | THE 10 UNITS THAT ARE APPROVED ON THE HOSPICE PARCEL. |
| | |
| | 2) THERE ARE DISCREPANCIES BETWEEN THE TPS APPROVAL |
| | LETTER DATED OCTOBER 28, 2019, THE MASTER SITE DATA |
| | TABLE AD PREVIOUS CSPD APPROVALS. THESE DESCREPANCIES |
| | NEED TO BE CORRECTED/CLARIFIED. |
| | |
| | A. THE PREVIOUS TPS APPROVALS ARE LISTED BELOW. |
| | |
| | 10/14/98 ORIGINAL CITY MORSE (TRADITIONS) - ACLF 454 |
| | DWELLING UNITS |
| | 10/15/01 ADD ANNEXED 280 BED MORSE GERIATRIC (VESTED |
| | FROM PBC) |
| | 7/23/12 ADULT DAYCARE MAJOR - ACLF 454 BEDS AND 300 |
| | ELDERLY CARE (ADDED 270 ELDERLY CARE). DOES NOT INCLUDE |
| | MENTION OF THE 280 MORSE GERIATRIC BEDS. THE 454 |
| | DWELLING UNITS BECOME 454 BEDS IN THIS TPS LETTER. |
| | 1/7/13 HOME HEALTH CARE MAJOR - ACLF 454 BEDS AND 300 |
| | ELDERLY CARE AND HOME CARE (15 STAFF). DOES NOT INCLUDE |
| | MENTION OF THE 280 MORSE GERIATRIC BEDS. |
| | 10/28/19 HOSPICE MAJOR (CURRENT) - 182 DWELLING UNITS |
| | (MATCHES MP), ACLF 548 BEDS (MATCHES MP), ADD 10 ACLF |
| | BEDS (HOSPICE), 24,360 SF MEDICAL OFFICE. THE 280 MORSE |
| | GERIATRIC BEDS ARE SHOWN FOR THE FIRST TIME AND THE 454 |
| | BED COUNT IS REDISTRIBUTED TO SHOW THE ACTUAL |
| | CONDITIONS. THE 300 ELDERLY CARE (PACE) AND THE 15 |
| | STAFF HOME CARE USES NO LONGER ARE SHOWN. |
| | |
| | B. THE HOUSING BREAKDOWN TABLE WAS ORIGINALLY ALLOWED |
| | TO CONVERT UNITS TO BEDS AS PART OF A MINOR AMENDMENT |
| | SO THAT MORSELIFE WOULD NOT NEED TO FILE A MAJOR |
| | AMENDMENT WHEN TRADITION 1 STARTED TO CONVERT FROM |
| | INDEPENDENT LIVING TO ASSISTED LIVING. BASED ON THE |
| | CURRENT TPS APPROVAL, THE HOUSING BREAKDOWN TABLE NEEDS |
| | TO REFLECT THE SAME NUMBERS IN THE SAME FORMAT AS THE |
| | APPROVED TPS LETTER. STAFF WILL SEND A SEPARATE DIAGRAM |
| | TO SHOW THE TABLE. A DEVELOPMENT REGULATION WILL BE |
| | ADDED TO THE DEVELOPMENT ORDER THAT PERMITS THE MIX OF |
| | USES ON THE SITE TO BE MODIFIED THROUGH A MINOR |
| | AMENDMENT PROVIDED THAT 1) AN UPDATED TPS APPROVAL IS |
| | PROVIDED AND 2) THAT THE USE MIX CHANGE DOES NOT |
| | TRIGGER THE MAJOR AMENDMENT THRESHOLD LISTED IN THE |
| | ZONING AND LAND DEVELOPMENT REGULATIONS. THIS WILL |
| | ALLOW MORSELIFE MORE FLEXIBILITY IN PROVIDING FUTURE |
| | SERVICES. NOTE: A TRAFFIC STATEMENT WITH THE TOTAL |
| | NUMBER OF AVERAGE DAILY TRIPS FOR ALL THE USES WITHIN |
| | THE MORSELIFE CSPD NEED TO BE PROVIDED WITH THIS |
| | AMENDMENT AS WELL AS ANY FUTURE MINOR AMENDMENT. |
| | |
| | C. HOW IS THE MEDICAL OFFICE SQUARE FOOTAGE BEING |
| | COUNTED? ZONING STAFF IS UNABLE DETERMINE WHERE 24,360 |
| | SF OF MEDICAL OFFICE ARE LOCATED. BELOW ARE AREAS THAT |
| | MAY OR MAY NOT NEED TO BE COUNTED, DEPENDING ON THE |
| | USE. THE ANSWERS SHOULD BE DISCUSSED WITH PLANNING |
| | STAFF PRIOR TO THE RESUBMITTAL. |
| | |
| | I. THE HOSPICE CARE BUILDING SQUARE FOOTAGE DOES NOT |
| | COUNT TOWARD THE MEDICAL OFFICE ? IS 10 BEDS. |
| | |
| | II. BREAKDOWN IN THE PACE AND HOSPICE OFFICES BUILDING. |
| | |
| | - THE DAYROOM AND ASSOCIATED SQUARE FOOTAGE (RESTROOMS, |
| | AREAS USED BY PACE STAFF) ARE COUNTED AS ADULT DAY |
| | CARE. THESE AREAS DO NOT COUNT TOWARD THE MEDICAL |
| | OFFICE TOTAL. |
| | |
| | - THERE IS AN AREA THAT CONTAINS EXAM ROOMS. WHO IS |
| | BEING EXAMINED? ARE THESE PACE CLIENTS, HOSPICE |
| | CLIENTS, MORSELIFE RESIDENTS OR CLIENTS FROM OUTSIDE OF |
| | THE CSPD? WHILE IT SEEMS SAFE TO COUNT THIS AREA AS |
| | MEDICAL OFFICE (ALLOWS GREATER USE FLEXIBILITY), IT |
| | COULD BE AN ACCESSORY USE. IF IT IS GEARED TOWARD |
| | BRINGING IN OUTSIDE CLIENTS THAT ARE NOT ASSOCIATED |
| | WITH THE PACE, HOSPICE OR OTHER MORSELIFE RESIDENTS, |
| | THEN THIS IS A USE THAT IS NOT CURRENTLY PERMITTED |
| | WITHIN THE MORSELIFE CSPD AND THE USE WOULD NEED TO BE |
| | ADDED. PROVIDE THE SQUARE FOOTAGE FOR THIS SECTION OF |
| | THE BUILDING. |
| | |
| | - WHO IS USING THE AREA SHOWING OFFICE CUBICLES ON THE |
| | FIRST AND SECOND FLOOR? WHAT IS THE SQUARE FOOTAGE IN |
| | THESE AREAS. |
| | |
| | - WHAT IS THE FUTURE USE OF THE EXISTING 4,400 SF |
| | BUILDING? IS IT ANCILLARY OFFICE FOR ANY OF THE |
| | MORSELIFE RESIDENCE BUILDINGS, OFFICE FOR THE PACE |
| | PROGRAM OR ADDITIONAL MEDICAL OFFICE? |
| | |
| | D. AN UPDATED TPS LETTER BASED ON A CORRECT TRAFFIC |
| | STUDY NEEDS TO BE PROVIDED TO THE CITY REFLECTING ALL |
| | THE USES ON SITE. |
| | |
| | 3) UPDATED COMMENT: STAFF NEEDS CLARIFICATION ON HOW |
| | THE PARKING FOR THE HOSPICE OFFICE LINE ITEM WAS |
| | DETERMINED. IT DOES NOT ALIGN WITH STAFF'S |
| | CALCULATIONS. THIS MERITS A SEPARATE DISCUSSION AND |
| | POSSIBLY BREAKDOWN TABLE BASED ON HOW THE USES WORK. |
| | ONCE THE CORRECT PARKING NUMBERS HAVE BEEN DETERMINED, |
| | STAFF WILL VERIFY THAT THE CORRECT NUMBER OF ADA AND |
| | BICYCLE SPACES HAVE BEEN PROVIDED (NOTE: BASED ON THE |
| | NUMBERS PROVIDED ON THE PARKING TABLE, THERE ARE |
| | SUFFICIENT ADA SPACES, BUT THERE ARE NOT ENOUGH BICYCLE |
| | PARKING SPACES). ADDITIONALLY, THE EXISTING 4,400 SF |
| | BUILDING IS NOT INCLUDED ON THE TABLE. |
| | |
| | A. HOSPICE BUILDING - THE OFFICE IS 83 SF. PROVIDE THE |
| | SQUARE FOOTAGE OF THE AREA LABELED AS DICTATION AS THIS |
| | IS ALSO AN OFFICE USE. IF THIS COMBINED AREA IS LESS |
| | THAN 150 SF, THEN NO OFFICE PARKING IS REQUIRED FOR THE |
| | HOSPICE BUILDING AND MORE THAN 150 REQUIRES ONE PARKING |
| | SPACE (1 PER 300 SF). THE 10 BEDS REQUIRE TWO PARKING |
| | SPACES (CORRECTLY SHOWN ON THE PARKING TABLE). THE 10 |
| | BEDS REQUIRE ONE GUEST PARKING SPACE (NOT SHOWN ON THE |
| | TABLE). DEPENDING ON THE AMOUNT OF OFFICE SQUARE |
| | FOOTAGE, THE HOSPICE BUILDING MAY REQUIRE THREE OR FOUR |
| | PARKING SPACES. |
| | |
| | B. EXISTING 4,400 SF BUILDING. IF THIS IS FUTURE |
| | ANCILLARY OFFICE FOR ANY OF THE MORSELIFE RESIDENCE |
| | BUILDINGS IT REQUIRES 15 PARKING SPACES (1 PER 300 SF). |
| | AS OFFICE FOR THE PACE PROGRAM IT REQUIRES ZERO PARKING |
| | SPACES. AS MEDICAL OFFICE IT REQUIRES 22 PARKING SPACES |
| | (1 PER 200 SF). THIS BUILDING IS NOT ACCOUNTED FOR ON |
| | THE PARKING TABLE. |
| | |
| | C. PACE AND HOSPICE OFFICES BUILDING |
| | |
| | PACE (ADULT DAY CARE) - THE CURRENT PACE APPROVAL |
| | INCLUDES PARKING FOR 60 EMPLOYEES FOR THE SHIFT WITH |
| | THE MOST EMPLOYEES. IS THIS STILL ACCURATE? |
| | |
| | OFFICES (BASED ON 24,360 SF) - THE PARKING DEPENDS ON |
| | THE USE OF THE OFFICES. IF THIS IS FUTURE ANCILLARY |
| | OFFICE FOR ANY OF THE MORSELIFE RESIDENCE BUILDINGS IT |
| | REQUIRES 81 PARKING SPACES (1 PER 300 SF). AS OFFICE |
| | FOR THE PACE PROGRAM IT REQUIRES ZERO PARKING SPACES |
| | (HOWEVER, THE EMPLOYEES WORKING AT ALL THE WORK |
| | STATIONS NEED TO BE COUNTED). AS MEDICAL OFFICE IT |
| | REQUIRES 122 PARKING SPACES (1 PER 200 SF). THE 98 |
| | PARKING SPACES ON THE PARKING TABLE ARE NOT CORRECT FOR |
| | THIS BUILDING AS IT CONTAINS THE PACE ADULT DAYCARE USE |
| | WHICH IS NOT BASED ON SQUARE FOOTAGE. IF THIS BUILDING |
| | HAS A COMBINATION OF USES, THEN THE PARKING REQUIREMENT |
| | WILL NEED TO BE CALCULATED BASED ON THE ACTUAL USES. |
| | |
| | D. STAFF HAS CALCULATED THAT WORST CASE, 148 PARKING |
| | SPACES ARE REQUIRED. WHILE, THE REQUIREMENT IS MET WITH |
| | THE 173 PROVIDED PARKING SPACES. AN ACCURATE PARKING |
| | ACCOUNTING IS REQUIRED. THIS WILL ALSO DETERMINE THE |
| | NUMBER OF REQUIRED BICYCLE PARKING SPACES (1 PER 20 |
| | REQUIRED PARKING SPACES). |
| | |
| | E. PACE VAN PARKING - THE CURRENT PLANS INCLUDE 12 PACE |
| | VAN PARKING SPACES AT THE SOUTHEAST CORNER OF THE |
| | MORSELIFE SITE (NOTE: SOMEWHERE ALONG THE LINE IT WAS |
| | INCORRECTLY LISTED AS 13 SPACES UNDER THE "ACCESSIBLE |
| | SPACES" PORTION OF THE PARKING TABLE). THE PROPOSED |
| | PLANS SHOW FIVE PACE VAN PARKING SPACES ADJACENT TO THE |
| | NEW BUILDINGS. DOES THIS MEAN THAT THERE WILL NOW BE 17 |
| | PACE VAN PARKING SPACES WITHIN THE ENTIRE CSPD? IF SO |
| | THE PARKING TABLE NEEDS TO BE UPDATED ACCORDINGLY. IF |
| | NOT, THEN THE SOUTHEAST CORNER NOTATION NEEDS TO BE |
| | UPDATED (AND THE TABLE NEEDS TO SHOW 12 SPACES IN ALL |
| | LOCATIONS). |
| | |
| | 4) THE FINAL LANDSCAPE PLAN FOR THE YET NOT APPROVED |
| | GENERATOR AND DRIVEWAY CONNECTION MINOR AMENDMENT NEEDS |
| | TO BE SHOWN AS THE BASE LANDSCAPE PLAN FOR THIS |
| | AMENDMENT. ANY MITIGATION/RELOCATION APPROVED AS THAT |
| | AMENDMENT NEEDS TO BE SHOWN AS THE BASE LANDSCAPE PLAN |
| | FOR THE MITIGATION PLAN AND LANDSCAPE PLAN FOR THIS |
| | MAJOR AMENDMENT. |
| | |
| | 5) REPEAT COMMENT: BICYCLE PARKING IS REQUIRED FOR THE |
| | EXISTING 4,400 SF BUILDING. PROVIDE ONE BICYCLE RACK |
| | (TWO SPACES) ADJACENT TO THE PRIMARY ENTRANCE. THE |
| | BICYCLE PAD AND RACK NEED TO BE SHOWN, WITH DIMENSIONS, |
| | ON THE PLANS AND INSTALLED AS PART OF THE PHASE I |
| | CONSTRUCTION. |
| | |
| | 6) SHOW BICYCLE PAD DIMENSIONS ON THE SITE PLAN. |
| | |
| | WAIVER - REQUIRED FOR NEW SIX FOOT TALL WALL WITHIN 25 |
| | FEET OF HAVERHILL ROAD. THIS WILL BE EXPANDED FOR THE |
| | ENTIRE CAMPUS TO RECOGNIZE THE EXISTING CONDITION. |
| | |
| | WAIVER - LANDSCAPE BUFFERS BETWEEN INTERNAL PARCEL |
| | LINES. |
| | |
| | WAIVER - SETBACKS TO INTERNAL PROPERTY LINES. |
| | |
| | DEVELOPMENT REGULATION UPDATE - SPECIFY THAT THE FAR, |
| | PARKING, LANDSCAPE AND OTHER DEVELOPMENT REQUIREMENTS |
| | ARE BASED ON THE ENTIRE CSPD AND NOT INDIVIDUAL |
| | PARCELS. |
| | |
| | DEVELOPMENT REGULATION - IN ORDER TO OFFSET THE WAIVER |
| | REQUESTS, YOU MUST PROVIDE A BUS SHELTER, AT |
| | MORSELIFE'S EXPENSE, AT THE BUS STOP AT HAVERHILL AND |
| | LORING DRIVE, ADJACENT TO THE MORSELIFE CSPD. THE BUS |
| | SHELTER DESIGN SHALL BE COORDINATED WITH PALM TRAN. |
| | |
| | DEVELOPMENT REGULATION - USE MIX CHANGE AS MINOR |
| | AMENDMENT. |
| | |
| | |
| | |
| | |
| |
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