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| 2021-02-10 10:52:17 | GENERAL COMMENTS: |
| | |
| | 1.) IT IS ADVISED THAT THE APPLICANT CONTACT THE |
| | SURROUNDING NEIGHBORHOOD GROUPS FOR PUBLIC OUTREACH ON |
| | THE PROJECT. |
| | |
| | 2.) PURSUANT TO SECTION 94-207 OF THE ZONING AND LAND |
| | DEVELOPMENT REGULATIONS (ZLDRS) THE INTENT OF A PLANNED |
| | DEVELOPMENT IS TO ENCOURAGE THROUGH INCENTIVES, THE USE |
| | OF INNOVATIVE LAND PLANNING AND DEVELOPMENT TECHNIQUES |
| | TO CREATE MORE DESIRABLE AND ATTRACTIVE DEVELOPMENT IN |
| | THE CITY. THE JUSTIFICATION STATEMENT DOES NOT EXPLAIN |
| | HOW THIS IS BEING ACHIEVED IN THE SITE DESIGN FOR THE |
| | PROPOSED DEVELOPMENT PROJECT (I.E. SEMI-PRIVATE PARK |
| | SPACE, ETC.). |
| | |
| | 3.) AS REQUIRED BY THE ZLDRS FOR A PLANNED DEVELOPMENT, |
| | PROVIDE ADDITIONAL INFORMATION IN THE JUSTIFICATION |
| | STATEMENT ON COMPLIANCE WITH THE FOLLOWING SECTIONS OF |
| | THE ZLDRS: S.94-35(C) (SITE DESIGN QUALITATIVE |
| | DEVELOPMENT STANDARDS), S.94-33 (COMPREHENSIVE PLAN |
| | CONSISTENCY), ARTICLE XII (NATURAL RESOURCE |
| | PROTECTION), AND ARTICLE XVII (FLOOD PREVENTION AND |
| | CONTROL). [ZLDR S.94-207(B)(1)] |
| | |
| | 4.) THE MINIMUM LAND AREA FOR AN RPD IS 10 ACRES. A |
| | WAIVER IS BEING REQUESTED TO THE MINIMUM LAND AREA; |
| | HOWEVER, THE APPLICANT HAS NOT PROVIDED AN EXPLANATION |
| | HOW THE CRITERIA IN ZLDR S.94-207(C)(2) HAS BEEN |
| | SATISFIED TO SUPPORT THE WAIVER FOR THE REDUCED LAND |
| | AREA. |
| | |
| | 5.) PLEASE ADDRESS THE FOLLOWING IN THE JUSTIFICATION |
| | STATEMENT: A) PLEASE CLARIFY/DEFINE "ATTACHED |
| | SINGLE-FAMILY RESIDENTIAL UNITS." BASED ON STAFF'S |
| | REVIEW OF THE PLANS, THE PRODUCT LOOKS TO BE A |
| | TOWNHOUSE DEVELOPMENT. B) MINOR SUBDIVISION REQUEST IS |
| | INCONSISTENT WITH THE DESIGN OF THE RESIDENTIAL |
| | PROJECT. C) ALL WAIVER REQUESTS MUST BE SUPPORTED BY |
| | EXPLAINING THE BENEFITS OF THE WAIVER TO THE |
| | PROJECT/COMMUNITY, HARDSHIP OF MEETING THE ZLDRS, |
| | MITIGATION MEASURES (IF APPLICABLE), ETC. THE |
| | JUSTIFICATION PROVIDED FOR THE WAIVERS IS INSUFFICIENT. |
| | D) IN ADDITION TO THE WAIVER REQUESTS, THE APPLICANT |
| | SHOULD ESTABLISH SPECIFIC DEVELOPMENT REGULATIONS (I.E. |
| | MINIMUM LOT SIZE STANDARDS, BUILDING SETBACKS, ETC.) |
| | SPECIFICALLY FOR THE PROPOSED PRODUCT IN THE RPD |
| | PROJECT. |
| | |
| | 6.) ALL LAND INCLUDED FOR PURPOSE OF DEVELOPMENT WITHIN |
| | A PLANNED DEVELOPMENT DISTRICT SHALL BE OWNED OR UNDER |
| | THE CONTROL OF THE PETITIONER FOR SUCH ZONING |
| | DESIGNATION, WHETHER THAT PETITIONER BE AN INDIVIDUAL, |
| | PARTNERSHIP OR A CORPORATION, OR A GROUP OF |
| | INDIVIDUALS, PARTNERSHIPS OR CORPORATIONS. THE |
| | APPLICANT SHALL PRESENT FIRM EVIDENCE OF THE UNIFIED |
| | CONTROL OF THE ENTIRE AREA. [ZLDR S.94-207(B)(8)] |
| | |
| | 7.) ALL UTILITIES, INCLUDING TELEPHONE, CABLE |
| | TELEVISION, AND ELECTRICAL SERVICE SYSTEMS, SHALL BE |
| | INSTALLED UNDERGROUND. [ZLDR S.94-207(B)(5)] |
| | |
| | 8.) PROVIDE WRITTEN CONFIRMATION THAT THE PUBLIC |
| | UTILITIES DEPARTMENT HAS REVIEWED THE PROPOSAL FOR |
| | WATER, SEWAGE TREATMENT, STORM DRAINAGE AND GARBAGE |
| | COLLECTION SERVICES. PLEASE CONTACT THE ENGINEERING |
| | SERVICES DEPARTMENT AT (561) 494-1040. |
| | |
| | 9.) PROVIDE LETTERS FROM THE FOLLOWING PUBLIC UTILITIES |
| | CONFIRMING THAT THE PROJECT DOES NOT ENCROACH INTO |
| | THEIR EASEMENTS OR OTHERWISE INTERFERE WITH THE |
| | PROVISION OF THEIR SERVICES: COMCAST AND FPU. |
| | |
| | 10.) A MAJOR SUBDIVISION APPLICATION FOR 14 FEE-SIMPLE |
| | LOTS WAS SUBMITTED TO THE PLANNING DIVISION ON 2/8/2021 |
| | FOR REVIEW. THE SUBDIVISION APPLICATION WILL BE |
| | REVIEWED SEPARATELY AND WILL BE SCHEDULED FOR THE NEXT |
| | AVAILABLE PPRC MEETING. |
| | |
| | 11.) ALL PLANS SHALL SHALL MATCH. REVIEW OF PLANS (I.E. |
| | CIVIL PLANS, LANDSCAPE AND SITE PLAN) SHOWS |
| | DISCREPANCIES IN LOT LINE CONFIGURATION FOR THE |
| | PROJECT. |
| | |
| | 12.) THE COMMON ACCESS ROAD SEEMS TO GO ACROSS |
| | INDIVIDAUL LOT LINES. HOW WILL THIS BE ADDRESSED IN |
| | TERMS OF ACCESS AND MAINTENANCE? |
| | |
| | |
| | SITE PLAN COMMENTS: |
| | |
| | 1.) THE LEGAL DESCRIPTION SHALL BE PROVIDED IN THE |
| | PLAN. [ZLDR S.207(B)(9)] |
| | |
| | 2.) CHECK INFORMATION PROVIDED IN THE WAIVER TABLE. |
| | SOME OF THE INFORMATION PROVIDED IN THE TABLE IS |
| | INACCURATE (I.E. REQUIRED SETBACKS, ETC.). |
| | |
| | 3.) RESIDENTIAL BUILDINGS SHALL BE LOCATED AT LEAST 20 |
| | FT. FROM ANY OUTERMOST PERIMETER PROPERTY LINE OF THE |
| | RPD. A WAIVER SHALL BE REQUIRED IF THIS CANNOT BE MET. |
| | [ZLDR S.94-207(C)(4)] |
| | |
| | 4.) BASED ON STAFF'S REVIEW OF THE PLANS, THE FOLLOWING |
| | WAIVERS TO ZLDR S.94-74 ARE NECESSARY, AS THE PROPOSAL |
| | DOES NOT COMPLY WITH THE MINIMUM DEVELOPMENT |
| | REQUIREMENTS FOR THE SF14 ZONING DISTRICT: A) LOT AREA |
| | B) LOT WIDTH C) FRONT SETBACK D) CORNER SETBACK E) |
| | INTERIOR SIDE. |
| | |
| | 5.) SHOW SETBACK DISTANCE FOR THE BUILDINGS ON LOTS 8 |
| | AND 9 TO THE PROPERTY LINE. |
| | |
| | 6.) WHAT IS THE BUILDING DISTANCE SEPARATION BETWEEN |
| | THE TWO GROUPINGS OF UNITS? PLEASE PROVIDE DIMENSION IN |
| | THE PLAN. |
| | |
| | 7.) STRUCTURES ARE LOCATED WITHIN THE 6 FT. WIDE |
| | UTILITY EASEMENT ALONG DOCK STREET. PROVIDE THE |
| | NECESSARY DOCUMENTATION/AGREEMENTS THAT WILL ENSURE |
| | THAT ALL UTILITY PROVIDERS WILL NOT BE HELD RESPONSIBLE |
| | FOR THE DESTRUCTION OF STRUCTURES WITHIN THE EASEMENT. |
| | |
| | 8.) SHOW SETBACK DISTANCE OF THE PROPOSED 6 FT. HIGH |
| | PRIVACY FENCE. THE PRIVACY FENCE CANNOT EXCEED 4 FT. IN |
| | HEIGHT WITHIN THE REQUIRED FRONT SETBACK (25 FT. FROM |
| | PROPERTY LINE ALONG DOCK STREET). [ZLDR S.34-302(B)] |
| | |
| | 9.) WHAT IS THE MATERIAL OF THE PROPOSED PRIVACY FENCE? |
| | PLEASE PROVIDE A DETAIL. |
| | |
| | 10.) SHOW LOCATION OF THE A/C COMPRESSOR UNITS. ALL |
| | MECHANICAL EQUIPMENT MAY NOT PROJECT MORE THAN 4 FT. |
| | INTO A SETBACK. [ZLDR S.94-305(B.)(4)] |
| | |
| | 11.) STEPS, OPEN UNCOVERED PORCHES OR STOOPS AND OPEN |
| | TERRACES WHICH ARE 3 FT. ABOVE GRADE SHALL MEET MINIMUM |
| | SETBACK FOR THE PRINCIPAL STRUCTURE OF THE OF THE |
| | ZONING DISTRICT. STEPS WHICH ARE LESS THAN 3 FT. ABOVE |
| | GRADE MAY ENCROACH NO CLOSER THAN 2 FT. FROM THE |
| | PROPERTY LINE. ACCORDING TO THE PLANS, THE FRONT/SIDE |
| | STEPS OF THE PROJECT SEEM TO BE GREATER THAN 3 FT. |
| | ABOVE GRADE. ALSO SHOW SETBACK DIMENSIONS (WHERE |
| | APPLIABLE). [ZLDR S.94-305(B.)(7)] |
| | |
| | 12.) VISIBILITY TRIANGLES SHALL BE DRAWN IN ACCORDANCE |
| | WITH THE REQUIREMENTS OF ZLDR S.94-305(E). THE PROPOSED |
| | 10 FT. VISIBILITY TRIANGLES DO NOT COMPLY WITH THE |
| | ZONING CODE. |
| | |
| | 13.) THE MINIMUM WIDTH OF A TWO-WAY DRIVE AISLE IS 24 |
| | FT. THE PLANS SHOW A 20 FT. WIDE TWO-WAY DRIVE AISLE |
| | WHICH IS INSUFFICIENT AND DOES NOT MEET ZONING CODE. |
| | [ZLDR S.94-485] |
| | |
| | 14.) HOW WIDE IS THE DRIVE AISLE ALONG DOCK STREET? |
| | PLEASE PROVIDE DIMENSIONS. |
| | |
| | 15.) PLEASE ADDRESS THE FOLLOWING IN THE SITE DATA |
| | TABULAR: A) THE PROJECT NUMBER IS PB CASE NO. 1875 |
| | (Z20120033) B) CLARIFY WHAT IS "SINGLE-FAMILY ATTACHED" |
| | AS THE PROPOSED BUILDING DOES NOT MEET THE DEFINITION |
| | FOR "SINGLE-FAMILY ATTACHED" C) THE PROPOSED ZONING IS |
| | RPD D) CHECK CALCULATION FOR FLOOR AREA RATIO E) THE |
| | PROPOSED BUILDING HEIGHT INFORMATION DOES NOT MATCH THE |
| | BUILDING HEIGHT INFORMATION PROVIDED IN THE |
| | ARCHITECTURAL DRAWINGS (BUILDING HEIGHT IS MEASURED |
| | FROM GRADE TO THE HIGHEST POINT OF THE BUILDING) |
| | F) CHECK THE PROVIDED PARKING CALCULATIONS (THERE DOES |
| | NOT SEEM TO BE 41 PARKING SPACES PROVIDED FOR THE |
| | PROJECT). |
| | |
| | |
| | ARCHITECTURAL COMMENTS: |
| | |
| | 1.) THE PROPOSED STYLE OF ARCHITECTURE SEEMS TO BE OUT |
| | OF CHARACTER WITH AREA. CONSIDERATION SHOULD BE MADE TO |
| | PROVIDE FOR AN ARCHITECTURAL STYLE THAT IS MORE |
| | COMPATIBLE WITH THE SURROUNDING AREA. |
| | |
| | 2.) DIMENSION OUT ALL STRUCTURAL INTRUSIONS (I.E. |
| | OVERHANGS, BALCONIES, EAVES, ROOF OVERHANG |
| | PROJECTIONS). PLEASE NOTE THAT STRUCTURAL INTRUSIONS |
| | CANNOT EXTEND FARTHER THAN 3 FT. INTO ANY SETBACK. |
| | [ZLDR S.94-302] |
| | |
| | |
| | SIGNAGE: |
| | |
| | 1.) PROVIDE SIGN DETAILS ON THE PROPOSED |
| | PROJECT/COMMUNITY SIGN. |
| | |
| | |
| | SITE LIGHTING (PHOTOMETRICS): |
| | |
| | 1.) THE PLAN SHOWS THAT LIGHT POLE FIXTURES ARE |
| | PROPOSED INTERIOR AND EXTERIOR TO THE PROJECT SITE. ANY |
| | LIGHT POLE FIXTURES EXTERIOR TO THE PROJECT SITE SHALL |
| | BE APPROVED BY THE ENGINEERING SERVICES DEPARTMENT. ANY |
| | POLE FIXTURES WITHIN THE BOUNDARIES OF THE PROJECT SITE |
| | SHALL BE ILLUSTRATED IN ALL PLANS (I.E. SITE PLAN, |
| | LANDSCAPE PLAN, ETC.) WITH SETBACK DIMENSIONS FROM THE |
| | PROPERTY LINE(S) TO ENSURE THAT THERE IS NO CONFLICT |
| | WITH EXISTING/PROPOSED SITE IMPROVEMENTS AND |
| | DEMONSTRATE COMPLIANCE WITH THE SETBACK REQUIREMENTS OF |
| | THE ZONING DISTRICT. |
| | |
| | 2.) PROVIDE THE FOLLOWING NOTE IN THE PLAN FOR |
| | CONSISTENCY WITH THE LIGHTING REQUIREMENTS OF THE |
| | ZLDRS: "ALL OUTDOOR LIGHTING SHALL BE SHIELDED TO |
| | REDUCE GLARE AND SHALL BE ARRANGED TO REFLECT LIGHT OR |
| | GLARE AWAY FROM ALL ADJACENT RESIDENTIAL DISTRICTS, |
| | ADJACENT RESIDENCES, OR PUBLIC THOROUGHFARES." [ZLDR |
| | S.94-309(A)] |
| | |
| | 3.) A PHOTOMETRIC PLAN IS MISSING FROM THE APPLICATION |
| | SUBMITTAL. |
| | |
| | |
| | INSTRUCTIONS FOR RESUBMITTAL: |
| | |
| | * PLEASE PROVIDE RESPONSES TO REVIEW COMMENTS IN |
| | WRITTEN FORMAT. |
| | |
| | * WHEN RESUBMITTING, PLEASE PROVIDE A MINIMUM OF SIX |
| | (6) PAPER COPIES, ONE (1) REDUCED COPY IN 8.5 INCHES X |
| | 11 INCHES AND ONE (1) SET IN 11 INCHES X 17 INCHES, AND |
| | AN ELECTRONIC COPY OF ALL PLANS AND DOCUMENTS. |
| | |
| | * CHANGES ON THE RESUBMITTAL PLANS MAY RESULT IN |
| | ADDITIONAL COMMENTS. |
| | |
| | * PLEASE NOTE THAT YOU WILL BE 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 PERCENT OF THE ORIGINAL APPLICATION FEE |
| | ($600.00). |
| | |
| | * CONTACT LINDA LOUIE @ (561) 822-1458 IF THERE ARE |
| | QUESTIONS. |
| |
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