Plan Review Notes
Plan Review Notes For Project Z19120007
Project Number Z19120007
Review Stop Z
Sequence Number 3
Notes
Date Text
2020-08-18 11:08:39CASE NO. PB1248HH - 2NDRESUB 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 COMMENTS SHALL BE SUFFICIENTLY ADDRESSED AND
 SUBMITTED TO THE PLANNING DIVISION BY 5 PM ON FRIDAY,
 AUGUST 21, 2020, TO BE ELIGIBLE TO BE SCHEDULED FOR THE
 SEPTEMBER 15, 2020 PLANNING BOARD MEETING.
  
 - IF THE ABOVE DEADLINE IS MISSED, THE COMMENTS SHALL
 BE SUFFICIENTLY ADDRESSED AND SUBMITTED TO THE PLANNING
 DIVISION BY 5 PM ON FRIDAY, SEPTEMBER 11, 2020, TO BE
 ELIGIBLE TO BE SCHEDULED FOR THE OCTOBER 20, 2020
 PLANNING BOARD MEETING.
  
 - 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) THERE ARE DISCREPANCIES BETWEEN THE TPS APPROVAL
 LETTER DATED OCTOBER 28, 2019, THE REVISED TRAFFIC
 STUDY, AND THE MASTER SITE DATA TABLE AND PREVIOUS CSPD
 APPROVALS. THESE DISCREPANCIES 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 TRAFFIC STUDY THAT WAS SUBMITTED WITH THIS
 APPLICATION SHOWS 29,413 SF OF NEW MEDICAL OFFICE USE.
 THE SITE PLAN SHOWS THE PACE AND HOSPICE OFFICE
 BUILDING HAVING A TOTAL OF 25,432 SF WITH 16,609 SF OF
 IT BEING OFFICE USE AND 8,823 SF BEING THE ADULT DAY
 CARE.
  
 I. IS ADULT DAY CARE BEING COUNTED AS MEDICAL OFFICE IN
 THE GENERATION RATES?
  
 II. IF IT IS, WHERE IS THE ADDITIONAL 3,981 SF OF
 MEDICAL OFFICE USE BEING PROVIDED?
  
 III. WHY DOES THE TRAFFIC STUDY NOT MAKE ANY MENTION OF
 THE PREVIOUSLY APPROVED 300 ELDERLY CARE (PACE) TRIPS?
  
 IV. WHAT HAPPENED TO THE 15 STAFF HOME HEALTH CARE
 TRIPS? IS MORSELIFE NO LONGER DOING THIS SERVICE?
  
 2) AN UPDATED TPS LETTER BASED ON A CORRECT TRAFFIC
 STUDY NEEDS TO BE PROVIDED TO THE CITY REFLECTING ALL
 THE USES ON SITE PRIOR TO THE APPLICATION BEING
 SCHEDULED FOR THE PLANNING BOARD. THE CURRENT TPS
 LETTER SHOWS LESS SQUARE FOOTAGE THAN IS PROPOSED FOR
 THE NEW PACE AND HOSPICE OFFICES BUILDING.
  
 3) PACE AND HOSPICE OFFICES BUILDING
  
 A. THE PACE AND HOSPICE OFFICES BUILDING CONTAINS EXAM
 ROOMS. WHO IS BEING EXAMINED? ARE THESE PACE CLIENTS,
 HOSPICE CLIENTS, MORSELIFE RESIDENTS OR CLIENTS FROM
 OUTSIDE OF THE CSPD? 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.
  
 B. WHO IS USING THE AREA SHOWING OFFICE CUBICLES ON THE
 FIRST AND SECOND FLOOR OF THE PACE AND HOSPICE OFFICES
 BUILDING?
  
 4) MASTER SITE DATA TABLE
  
 A. THE HOSPICE CARE BUILDING SQUARE FOOTAGE DOES NOT
 MATCH THE SQUARE FOOTAGE SHOWN FOR THE BUILDING ON THE
 PLAN. 11,800 SF VS. 10,363 SF. THE TOTAL BUILDING AREA
 LINE WILL NEED TO BE UPDATED.
  
 PARKING CALCULATIONS TABLE
  
 A. PACE (ADULT DAY CARE) - THE CURRENT PACE APPROVAL
 INCLUDES PARKING FOR 60 EMPLOYEES FOR THE SHIFT WITH
 THE MOST EMPLOYEES. IS THIS STILL AN ACCURATE EMPLOYEE
 COUNT?
  
 B. PACE AND HOSPICE OFFICE - THE CORRECT 60 SPACES (NOT
 98) NUMBER NEEDS TO BE IN THE TOTAL NO. REQ. COLUMN.
 THIS IS FOR 55 OFFICE SPACES AND 5 PACE VAN SPACES.
  
 C. PACE VAN PARKING - THE CURRENT PLANS INCLUDE 12 PACE
 VAN PARKING SPACES AT THE SOUTHEAST CORNER OF THE
 MORSELIFE CAMPUS. 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. ADDITIONALLY, ADD THE NUMBER
 12 TO THE SOUTHEAST PARKING NOTATION.
  
 D. THE TOTAL NO. REQ. COLUMN NEEDS TO INCLUDE THE 15
 HOMESAFE OFFICE SPACES.
  
 E. SEE SUPPLEMENTAL EMAIL FOR THE CORRECT PROVIDED
 NUMBERS BASED ON STAFF COUNT OF THE PARKING SPACES ON
 SITE. THERE ARE MORE SPACES PROVIDED THAN LISTED ON THE
 TABLE AND LESS SPACES REQUIRED.
  
 5) BASED ON THE 523 REQUIRED (NOT PROVIDED) PARKING
 SPACES, THE MORSELIFE CAMPUS IS ONLY REQUIRED TO HAVE
 27 BICYCLE PARKING SPACES. THE PLANS SHOW 50 BICYCLE
 PARKING SPACES. THE BICYCLE RACKS AT THE SOUTHEAST
 CORNER OF THE PACE AND HOSPICE OFFICE BUILDING ARE NOT
 REQUIRED (THOUGH PLANNING STAFF IS NOT OPPOSED TO
 EXCESS BICYCLE PARKING SPACES BEING PROVIDED). SEE
 COMMENT 6 FOR WHERE ADDITIONAL BICYCLE PARKING IS
 REQUIRED.
  
 6) 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.
  
 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 - 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.
  
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