Plan Review Notes
Plan Review Notes For Project Z21080015
Project Number Z21080015
Review Stop Z
Sequence Number 5
Notes
Date Text
2022-10-13 17:06:05CASE NO. 1895 - SEPTEMBER 21, 2022 RESUBMITTAL
 NORTHWOOD COMMONS - NMUD ANCHOR SITE
 BROADWAY & 24TH STREET
  
 - CONTACT ERIC SCHNEIDER @ (561) 822-1446,
 [email protected]
  
 - PLEASE PROVIDE RESPONSES TO REVIEW COMMENTS IN
 WRITTEN FORMAT.
  
 - WHEN RESUBMITTING, PLEASE PROVIDE THREE (3) PAPER
 COPIES AND AN ELECTRONIC COPY IN .PDF AND .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.
  
 - ONCE THE COMMENTS ARE RESUBMITTED AND DEEMED
 SUFFICIENTLY ADDRESSED, THE CASE WILL BE SCHEDULED FOR
 THE NEXT AVAILABLE PLANNING BOARD MEETING.
  
 - PLEASE NOTE THAT IF THE PLANNING DIVISION HAS NOT
 RECEIVED A RESPONSE TO THE COMMENTS WITHIN 60 DAYS FROM
 THE DATE OF THESE COMMENTS (BY DECEMBER 12, 2022), THE
 PLANNING DIVISION MAY NOTIFY THE APPLICANT THAT THE
 CASE IS CONSIDERED WITHDRAWN. ANY FURTHER ACTION SHALL
 REQUIRE A NEW DEVELOPMENT APPLICATION.
  
 - PLEASE NOTE THAT PREVIOUSLY ISSUED COMMENTS CONTINUE
 WERE NOT ADDRESSED, SO THE APPLICANT IS 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.
  
 THIS APPLICATION WILL BE REVIEWED BY THE PLANNING BOARD
 AS A SPECIAL REVIEW, WHICH INCLUDES THEIR ABILITY TO
 GRANT WAIVERS AND VARIANCES. PRIOR TO SCHEDULING A
 HEARING BEFORE THE PLANNING BOARD AN UPDATED
 JUSTIFICATION STATEMENT MUST BE PROVIDE FOR EACH WAIVER
 AND VARIANCE REQUESTED/REQUIRED. ONCE THE FINAL NUMBER
 OF VARIANCES/WAIVERS IS DETERMINED, THE FEES WILL BE
 ADJUSTED BASED ON WHAT HAS BEEN PAID TO DATE VS WHAT IS
 STILL OWED. STAFF ANTICIPATES THAT BASED ON THE NUMBER
 OF VARIANCES/WAIVERS IDENTIFIED THERE WILL BE
 ADDITIONAL MONEY OWED TO THE CITY.
  
 1) UPDATED COMMENT: PROVIDE A COPY OF THE TRAFFIC
 IMPACT STUDY, DATED AUGUST 24, 2022, THAT IS REFERENCED
 IN THE TPS LETTER ISSUED BY PBC ENGINEERING ON
 SEPTEMBER 12, 2022. THE LETTER HAS SCALED BACK THE
 RECOMMENDED CONDITIONS, SPECIFICALLY THE LEFT TURN ON
 25TH STREET, THAT WERE IN THE PREVIOUS LETTER AND THE
 PRIOR TRAFFIC IMPACT ANALYSIS. PLEASE EXPLAIN WHAT
 CHANGED. STAFF HAS ALSO NOTED THAT THE PROJECT HAS
 SCALED BACK FROM WHAT IS APPROVED ON THE TPS LETTER -
 TRAFFIC PERFORMANCE STANDARDS APPROVAL LETTER FROM THE
 PALM BEACH COUNTY TRAFFIC DIVISION 66,200 SF RETAIL AND
 382 DU VS ACTUAL 64,200 SF & 381 DU.
  
 2) UPDATED COMMENT: THANK YOU FOR SHOWING THE
 RECONFIGURATION OF 23RD STREET TO TWO-WAY WEST OF THE
 BROADWAY EXTENSION. PLEASE CHECK THE LOCATION OF THE
 NEW CROSSWALK OF 23RD STREET ON THE EAST END OF THE
 PROJECT. WHEN COMPARING THE PLANS TO THE AERIAL, THE
 CROSSWALK IS DIRECTLY INTO THE MIDDLE OF THE DRIVEWAY
 APRON FOR THE SINGLE-FAMILY HOUSE ON THE SOUTH SIDE OF
 23RD STREET, WHICH IS NOT PERMITTED.
  
 3) REPEAT COMMENT: PROVIDE A PREDETERMINATION LETTER
 FROM FDOT FOR THE IMPROVEMENTS WITHIN THE FDOT
 RIGHTS-OF-WAY OF BROADWAY AND 24TH AND 25TH STREETS
 ADJACENT TO THE PROJECT. *** THIS IS REQUIRED PRIOR TO
 SCHEDULING A PLANNING BOARD HEARING.
  
 4) REPEAT COMMENT: THE UNIT COUNT HAS INCREASED, SO AN
 UPDATED SCAD IS REQUIRED.
  
 5) BUILDING C: THE CIVIL PLANS INDICATE THAT THERE WILL
 BE AN ACCESS AND UTILITY EASEMENT WHERE THE CURRENT
 ALLEY EXISTS. THIS HAS NEVER BEEN DISCUSSED AS BEING
 ABANDONED. THIS IS ALSO NOT REFLECTED ON THE OTHER
 DISCIPLINE'S PLANS.
  
 6) UPDATED COMMENT: ELEMENTS OF THE NORTHEAST CORNER OF
 BUILDING B ENCROACHES INTO THE REQUIRED 10-FOOT PRIMARY
 A SETBACK FROM BROADWAY. THIS NEEDS TO BE CORRECTED OR
 A VARIANCE REQUESTED. SHEET A301 STILL SHOWS THE CORNER
 OF THE BUILDING ON THE 1ST FLOOR ENCROACHING. PLEASE
 CLARIFY.
  
 7) THE SOUTHEAST CORNER OF BUILDING B IS SHOWN
 DIFFERENTLY WITH DIFFERING WALL LOCATION AND COLORS
 HIGHLIGHTING ON THE VARIOUS GROUND FLOOR SHEETS. PLEASE
 PROVIDE CONSISTENT PLANS AND UPDATED ANY TABLES
 ACCORDINGLY.
  
 8) UPDATED COMMENT: ZONING INFORMATION TABLE ON SHEET
 A0.02 BASES THE AVERAGE TOWER FLOOR PLATE ON THE TOTAL
 SELLABLE SQUARE FOOTAGE, INSTEAD OF ON THE GROSS SQUARE
 FOOTAGE AS REQUIRED. PLEASE UPDATE THE NUMBERS
 ACCORDINGLY. SECTION 94-210.I.2.C OF THE NMUD
 REGULATIONS LIMIT THE TOWER FLOOR PLATE TO 30,000
 SQUARE FEET FOR ANY SINGLE FLOORPLATE WITH AND AVERAGE
 FLOORPLATE OF UP TO 20,000 SQUARE FEET. THE MAXIMUM
 TOWER FLOORPLATES ARE SHOWN AT 48,335 SQUARE FEET. THE
 NMUD FLOOR PLATE AVERAGE ONLY APPLIES TO THE TOWER
 LEVELS OF BUILDING A. PLEASE PROVIDE THE GROSS SQUARE
 FOOTAGE FOR EACH LEVEL INDIVIDUALLY FOR LEVELS 3-9. THE
 TABLE ON SHEET A0.03 COMBINES THE INFORMATION FOR
 LEVELS 3 AND 3.5, WHICH DOES NOT PERMIT STAFF TO
 CALCULATE THE AVERAGE TOWER FLOOR PLATE SQUARE FOOTAGE.
 THE INFORMATION ON THE TABLE ON SHEET A0.02 IS
 INCORRECT.
  
 TOWER FLOOR PLATE: 48,335 SQUARE FEET = VARIANCE
 REQUIRED
 AVERAGE TOWER FLOOR PLATE: UNABLE TO DETERMINE EXACT
 AVERAGE; HOWEVER, WILL EXCEED 20,000 SQUARE FEET =
 VARIANCE REQUIRED
  
 9) THE FLOOR PLAN SHEETS THAT SHOW LEVEL 1.5 FOR
 BUILDING B ARE NOT ACCURATE (SHEETS A103.1, A104.1,
 A305.1) WHEN COMPARED TO THE ELEVATION DRAWINGS.
 BUILDING B HAS NO LEVEL 1.5. THE LEVEL 1.5 PLANS
 INACCURATELY SHOW THE FLOOR PLAN LAYOUTS FROM LEVEL 2,
 INCLUDING THE LANDING POINT OF THE PEDESTRIAN BRIDGE.
 THE AREA FOR LEVEL 1.5 IS THE DOUBLE HIGH CEILING OF
 LEVEL 1 FOR THE NON-RESIDENTIAL AND THE 2ND FLOOR OF
 THE TOWNHOUSES. THE INCORRECT LOCATION OF THE
 PEDESTRIAN BRIDGE RESULTS IN THE LEVEL 2 FLOOR PLAN
 BEING SHOWN INCORRECTLY.
  
 10) THE FLOOR PLAN SHEETS THAT SHOW LEVEL 1.5 FOR
 BUILDING C ARE NOT ACCURATE (SHEETS A103.1, A104.1,
 A305.1) WHEN COMPARED TO THE ELEVATION DRAWINGS.
 BUILDING B IS NOT PERMITTED TO HAVE A LEVEL 1.5 AS THIS
 WOULD EXCEED THE ALLOWED NUMBER OF STORIES. THE AREA
 FOR LEVEL 1.5 IS THE DOUBLE HIGH CEILING OF LEVEL 1 FOR
 THE NON-RESIDENTIAL PORTION OF THE BUILDING. AS
 DISCUSSED IN THE LAST MEETING WITH STAFF, THIS ARE IS
 PERMITTED TO BE A MEZZANINE FOR THE RESIDENTIAL UNITS
 BUT MAY NOT BE A 2ND FLOOR FOR A TOWNHOUSE PRODUCT. THE
 INFORMATION TO VERIFY THAT IT COMPLIES WITH THE
 MEZZANINE REQUIREMENTS MUST BE PROVIDED.
  
 11) THE BUILDING INFORMATION TABLE ON SHEET A0.02
 INCORRECTLY LISTS THE STUDIO UNITS AS 500 SQUARE FEET,
 WHICH WOULD NOT COMPLY WITH NMUD MINIMUM UNIT SIZE.
  
 12) SHEET A200 IS MISSING THE TITLE BLOCK INFORMATION.
  
 13) UPDATED COMMENT: THE ARCHITECTURAL PLANS SHOW A
 SUPPORT COLUMN ALONG THE EAST SIDE OF NEW PINEWOOD THAT
 IS NOT SHOWN ON THE LANDSCAPE AND CIVIL PLANS. PLEASE
 REVIEW AND CORRECT AS NECESSARY.
  
 DESIGN STANDARDS
  
 14) UPDATED COMMENT: ACTIVE USE STANDARDS, INCLUDING
 TRANSPARENCY. THE PROPOSED NMUD CORE CODE AMENDMENT HAS
 UPDATED THE REQUIREMENTS. STAFF HAS REVIEWED THE
 BUILDINGS IN LIGHT OF THE NEW REQUIREMENTS AND
 COMMENTED BELOW. THE STAFF CALCULATIONS ARE BASED ON
 WHAT COULD BE DETERMINED FROM THE PLAN SHEETS. ACCURATE
 TABLES MUST BE INCLUDED ON THE PLANS. *** PLEASE NOTE
 THAT THE TRANSPARENCY/FENESTRATION IS BASED ON THE
 ACTIVE USES PROVIDED, NOT THE FACADE AREA. THIS WILL
 NOT HAVE AREAS SUCH AS THE TRASH ROOMS/BOH COUNT
 AGAINST YOUR TRANSPARENCY REQUIREMENT. HOWEVER, THE
 FULL HEIGHT OF THE GROUND FLOOR IS COUNTED INTO BOTH
 CALCULATIONS, SO THE DOUBLE HEIGHT PORTIONS OF
 BUILDINGS B AND C WHERE THERE IS ACTIVE USE, BUT NO
 FENESTRATION WILL COUNT AGAINST THE PERCENTAGE
 PROVIDED. RECOMMENDATION: YOU SHOULD ELABORATE IN YOUR
 VARIANCE JUSTIFICATION ON THIS AS IT RELATES TO THE
 ARCHITECTURAL DESIGN OF THESE BUILDINGS.
  
 ACTIVE USE: REQUIRED ALONG 23RD STREET, BROADWAY
 (CORE), 25TH STREET - GROUND FLOOR - 80%, UPPER FLOORS
 100%
  REQUIRED ALONG NEW PINEWOOD - GROUND FLOOR - 30%,
 UPPER FLOORS - N/A
  REQUIRED ALONG BROADWAY EXTENSION - GROUND FLOOR -
 80%, UPPER FLOORS - N/A
  REQUIRED ALONG PUBLIC OPEN SPACE - GROUND FLOOR -
 75%, UPPER FLOORS - 75%
  REQUIRED ALONG PUBLIC PASEO - GROUND FLOOR - 80%,
 UPPER FLOORS - N/A
  REQUIRED ALONG 24TH STREET, BROADWAY (TRANSITION),
 NORTHWOOD ROAD - ALL FLOORS 100%
  
 BUILDING A ACTIVE USE
  
 BROADWAY GROUND FLOOR: 90% COMPLIES
 BROADWAY UPPER FLOORS: ALL LEVELS 100% COMPLIES
 25TH STREET GROUND FLOOR: 94% COMPLIES
 25TH STREET LEVELS 1.5 & 2: 11% PROVIDED = VARIANCE
 REQUIRED SECTION 94-209.2.E.2.B.I.
 25TH STREET LEVEL 3 & ABOVE: 100% COMPLIES
 NEW PINEWOOD EAST: 64% COMPLIES
 NEW PINEWOOD WEST: 37% COMPLIES
 PUBLIC OPEN SPACE GROUND FLOOR: 92% COMPLIES
 PUBLIC OPEN SPACE UPPER FLOORS: 100% COMPLIES
 PUBLIC PASEO: 100% COMPLIES
  
 BUILDING B ACTIVE USE
  
 BROADWAY EXTENSION: 100% COMPLIES
 23RD STREET GROUND FLOOR: 85% COMPLIES
 23RD STREET UPPER FLOORS: 100% COMPLIES
 NEW PINEWOOD: 100% COMPLIES
 PUBLIC OPEN SPACE GROUND FLOOR: 97% COMPLIES
 PUBLIC OPEN SPACE UPPER FLOORS: 100% COMPLIES
  
 BUILDING C ACTIVE USE
  
 BROADWAY ALL FLOORS: 100% COMPLIES
 24TH STREET ALL FLOORS: 100% COMPLIES
 NORTHWOOD GROUND FLOOR: 92% PROVIDED = VARIANCE
 REQUIRED SECTION 94-209.2.J.H.I.1
 NORTHWOOD UPPER FLOOR: 100% COMPLIES
  
 TRANSPARENCY: REQUIRED ALONG 23RD STREET, BROADWAY
 (CORE), 25TH STREET - GROUND FLOOR NON-RESIDENTIAL -
 70%, GROUND FLOOR RESIDENTIAL - 30%, UPPER FLOORS - N/A
 FOR ALL ACTIVE USE AREAS
  REQUIRED ALONG NEW PINEWOOD - 50% OF GROUND FLOOR
 ACTIVE USE AREAS
  REQUIRED ALONG BROADWAY EXTENSION - 70% OF GROUND
 FLOOR ACTIVE USE AREAS
  REQUIRED ALONG PUBLIC OPEN SPACE - 70% OF ALL ACTIVE
 USE AREAS
  REQUIRED ALONG PUBLIC PASEO - 70% OF ALL ACTIVE USE
 AREAS
 REQUIRED ALONG 24TH STREET, BROADWAY (TRANSITION),
 NORTHWOOD ROAD - GROUND FLOOR NON-RESIDENTIAL - 70%,
 UPPER FLOORS - N/A FOR ALL ACTIVE USE AREAS
  
 BUILDING A TRANSPARENCY
  
 BROADWAY GROUND FLOOR: 100% COMPLIES
 25TH STREET GROUND FLOOR: 100% COMPLIES
 NEW PINEWOOD EAST: APPEARS TO EXCEED 50%, BUT NO
 TABULAR/GRAPHIC INFORMATION PROVIDED
 NEW PINEWOOD WEST: APPEARS TO EXCEED 50%, BUT NO
 TABULAR/GRAPHIC INFORMATION PROVIDED
 PUBLIC OPEN SPACE GROUND FLOOR: 100% COMPLIES
 PUBLIC OPEN SPACE UPPER FLOORS: TABULAR/GRAPHIC
 INFORMATION REQUIRED FOR LEVELS 1.5 AND 2 ONLY
 PUBLIC PASEO: APPEARS TO EXCEED 70%, BUT NO
 TABULAR/GRAPHIC INFORMATION PROVIDED
  
 THE NON-ACTIVE USE AREAS ON THE BUILDING A FENESTRATION
 DRAWINGS NEED TO BE SHOWN EXCLUDED FROM THE TABLE AND
 DRAWINGS.
  
 THE FENESTRATION TABLE INCORRECTLY LISTS THE NORTH
 ELEVATION OF BUILDING A AS HAVING NO FENESTRATION. THE
 100% IS SHOWN UNDER THE SOLID COLUMN.
  
 BUILDING B TRANSPARENCY
  
 BROADWAY EXTENSION GROUND FLOOR: SEE COMMENTS BELOW
 VARIANCE REQUIRED SECTION 94-210.M.5
 23RD STREET GROUND FLOOR: SEE COMMENTS BELOW VARIANCE
 REQUIRED SECTIONS 94-210.P.1.II & III
 NEW PINEWOOD GROUND FLOOR: 46% PROVIDED = VARIANCE
 REQUIRED SECTION 94-210.M.4
 PUBLIC OPEN SPACE GROUND FLOOR: 47% PROVIDED = VARIANCE
 REQUIRED SECTION 94-210.K.1.N
 PUBLIC OPEN SPACE UPPER FLOORS: 28% PROVIDED = VARIANCE
 REQUIRED SECTION 94-210.K.1.N
  
 BUILDING B COMMENTS
 I. BROADWAY EXTENSION (EAST ELEVATION). THE EAST
 ELEVATION FRONTS ON BROADWAY EXTENSION, WHICH REQUIRES
 A MINIMUM OF 70% OF THE ACTIVE USE TO BE HAVE
 TRANSPARENCY. THE TABLE LISTS 48% GROUND FLOOR
 TRANSPARENCY, YET THE ELEVATION DRAWING DOES NOT MATCH
 THE SITE PLAN AND DOES NOT SHOW THE FULL EXTENT OF THE
 OF THE SOUTHEAST CORNER OF THE BUILDING. *** VARIANCE
 REQUIRED
 II. 23RD STREET GROUND FLOOR (SOUTH ELEVATION). THE NEW
 REGULATIONS SEPARATE THE REQUIREMENTS FOR
 NON-RESIDENTIAL (MIN 70%) AND RESIDENTIAL (30%). SINCE
 THIS FACADE HAS BOTH, PLEASE PROVIDE THE TABLE
 ACCORDINGLY. IT APPEARS THAT THE RESIDENTIAL PORTION OF
 THE BUILDING WILL MEET CODE; HOWEVER, THE
 NON-RESIDENTIAL LOOKS LOW (DUE TO THE DOUBLE HEIGHT
 FLOOR) AND WOULD REQUIRE A VARIANCE. STAFF NEEDS THE
 FINAL NUMBER TO PROCEED TO THE PLANNING BOARD. PLEASE
 REMEMBER THAT THE TRANSPARENCY IS A PERCENTAGE OF THE
 ACTIVE USE, SO THE BOH AND TRASH ROOMS WOULD NOT BE
 INCLUDED AS THE BASE ACTIVE USE AREA. *** VARIANCE
 REQUIRED
  
 BUILDING C TRANSPARENCY
  
 BROADWAY GROUND FLOOR: 49% PROVIDED = VARIANCE REQUIRED
 SECTION-209.2.J.1.H.I.4
 24TH STREET GROUND FLOOR: 52% PROVIDED = VARIANCE
 REQUIRED SECTION-209.2.J.1.H.I.4
 NORTHWOOD GROUND FLOOR: 43% PROVIDED = VARIANCE
 REQUIRED SECTION-209.2.J.1.H.I.4
  
 15) UPDATED COMMENT: STAFF HAS REVIEWED THE INFORMATION
 PROVIDED FOR THE PLANAR BREAKS AND HAD THE FOLLOWING
 COMMENTS.
  
 BUILDING A PLANAR BREAKS
  
 BROADWAY GROUND FLOOR: 21% COMPLIES
 BROADWAY LEVEL 1.5: 13% THAT IS A MINIMUM OF 3 FEET IN
 DEPTH (PASEO) *** ADDITIONAL 35% OF THE FRONTAGE HAS A
 PLANAR BREAK THAT DOES NOT COMPLY WITH THE MINIMUM
 3-FOOT DEPTH = VARIANCE REQUIRED SECTION 94-209.2.J.1.A
 BROADWAY LEVEL 2: 42% COMPLIES *** DOES NOT COMPLY WITH
 THE MINIMUM 3-FOOT DEPTH = VARIANCE REQUIRED SECTION
 94-209.2.J.1.A
 BROADWAY LEVELS 3 & ABOVE: ALL LEVELS 43% COMPLIES
 25TH STREET GROUND FLOOR: 21% COMPLIES
 25TH STREET LEVELS 1.5 & 2: 52% COMPLIES *** DOES NOT
 COMPLY WITH THE MINIMUM 3-FOOT DEPTH = VARIANCE
 REQUIRED SECTION 94-209.2.J.1.A
 25TH STREET LEVEL 3 & ABOVE: 50% COMPLIES
  
 BUILDING B PLANAR BREAKS
  
 23RD STREET GROUND FLOOR: 24% COMPLIES
 23RD STREET UPPER FLOORS: 43% COMPLIES
  
 BUILDING C PLANAR BREAKS
  
 BROADWAY GROUND FLOOR: ** THIS IS INCORRECTLY
 CALCULATED; HOWEVER, SINCE THE ALLEY GAP IS 28% OF THE
 FRONTAGE, THE PLANAR BREAK COMPLIES.
 BROADWAY LEVELS 2 & 3: ** THIS IS INCORRECTLY
 CALCULATED, BOTH THE LENGTH OF THE BUILDING AND WHAT IS
 A PLANAR BREAK. THE ONLY PLANAR BREAK IS AT THE SOUTH
 END AT THE ANGLE AND RESULTS IN AN APPROXIMATELY 3%
 PLANAR BREAK. SECTION 94-209.2.J.1.A
  
 16) UPDATED COMMENT: PLANAR BREAKS ARE REQUIRED TO BE A
 MINIMUM OF THREE FEET IN DEPTH. THE DEPTH SHOWN FOR THE
 PLANAR BREAKS ON LEVELS 1.5 AND 2 OF BUILDING A ALONG
 25TH STREET AND BROADWAY ARE ONLY 1.6 FEET IN DEPTH,
 WHICH REQUIRES THE APPROVAL OF A VARIANCE. STAFF IS NOT
 PREPARED TO SUPPORT THE NEEDED VARIANCE REQUEST ALONG
 25TH STREET. THE SUGGESTIONS MADE BY ANA MARIA APONTE,
 CRA DEPUTY DIRECTOR, TO LESSEN THE VARIANCES THAT WOULD
 BE NEEDED WERE NOT IMPLEMENTED, SO THE STANDARD THAT
 THE, "VARIANCE GRANTED IS THE MINIMUM VARIANCE THAT
 WILL MAKE POSSIBLE THE REASONABLE USE OF THE LAND,
 BUILDING, OR STRUCTURE", HAS NOT BEEN MET.
  
 STREETSCAPE
  
 17) REPEAT COMMENT: THANK YOU FOR PROVIDING THE LIGHT
 POLE LOCATIONS ON THE SITE PLAN; HOWEVER, THERE IS ONE
 THAT IS IN DIRECT CONFLICT WITH A TREE AND MULTIPLE
 THAT ARE SHOWN IN PARKING SPACES AND THE TRAVEL LANE
 (ON ALL PLANS). THE POLES NEED TO BE SHOWN IN THE
 CORRECT LOCATION.
  
 18) THE POLE TYPE ALONG 25TH STREET NEEDS TO BE THE "S"
 TYPE TO MATCH THE POLES ON 25TH STREET EAST OF
 BROADWAY.
  
 19) THE CRA MUST APPROVE THE USE OF TWO DIFFERENT POLE
 STYLES ALONG BROADWAY BETWEEN 25TH STREET AND 23RD
 STREET. THEY ARE CURRENTLY "T" TYPE.
  
 PARKING/LOADING
  
 20) REPEAT COMMENT: PROVIDE VEHICLE TURNING RADIUS
 DRAWING FOR MOVING TRUCKS INTO/OUT OF THE LOADING
 AREAS. **** SHEET C4.02 ONLY SHOWS A MOVING TRUCK
 ACCESSING PINEWOOD, BUT NOT THE ACTUAL LOADING AREAS.
  
 21) THE PARKING REQUIRED AND PROVIDED TABLES AND THE
 TOTAL PARKING SPACES LINE BOTH CONTAIN ERRORS.
  
 A. SHEETS A103.1 AND SHEET A301.5 - THERE ARE ONLY 233
 PARKING SPACES, NOT 235 ON THIS LEVEL. ALSO ON SHEET
 A301.5 THE PARKING SPACE TYPE BREAKDOWN IS INCORRECT.
 B. THE L1.5 CRA LINE STATES THAT THERE ARE SPACES, BUT
 ONE OF THEM IS A DOUBLE COUNTED ADA SPACE THAT IS SHOWN
 IN THE ADA LINE.
 C. THE L1.5 PUBLIC PARKING LINE STATES THAT THERE ARE
 108 PARKING SPACES, WHEN THERE ARE 109 LABELED.
 D. SHEET A302 LISTS AN INCORRECT NUMBER OF PARKING
 SPACES.
 E. THE PARKING REQUIRED TABLE INCORRECTLY LISTS 384
 SPACES PROVIDED FOR THE RESIDENTIAL, WHEN 403 ARE
 PROVIDED AND 181 SPACES PROVIDED FOR THE COMMERCIAL,
 WHEN ONLY 128 ARE PROVIDED.
 F. ENSURE ALL TABLES AND INFORMATION ON ALL SHEETS
 SHOWS CONSISTENT, ACCURATE INFORMATION.
  
 22) THERE ARE SEVEN PARKING SPACES ON LEVEL 2 THAT SHOW
 COLUMN ENCROACHMENTS, WHICH ARE NOT PERMITTED.
  
 23) THANK YOU FOR PROVIDING THE DIMENSIONS FOR THE
 PARKING SPACES ALONG WALLS. THERE IS ONE PP SPACE AT
 THE NORTHWEST CORNER OF LEVEL 1.5 THAT DOES NOT HAVE
 THE EXTRA ROOM. THIS SPACE NEEDS TO BE MARKED AS
 COMPACT AND THE PARKING TABLE UPDATED WITH IT AS A LINE
 ITEM. NOTE: IF AT TIME OF CONSTRUCTION/PARKING SPACE
 STRIPING ADDITIONAL SPACES ARE IDENTIFIED AS LESS THAN
 A FOOT FROM THE WALL, THEY WILL ALSO NEED TO BE MARKED
 AS COMPACT WITH AN AMENDMENT TO THE SITE PLAN AT THAT
 TIME.
  
 24) THERE ARE 19 PARKING SPACES (18 PP & 1 ADA) LOCATED
 OUTSIDE OF THE GATES ON LEVEL 1.5 THAT APPEAR TO BE THE
 GUEST PARKING SPACES. PLEASE LABEL THESE AS THE GUEST
 SPACES ON THE PLANS. NOTE: THE NON-ADA SPACES WILL NEED
 TO BE MARKED AS GUEST WHEN CONSTRUCTED.
  
 25) SHEETS A103.1 AND A301.5 SHOW DIFFERING LOCATIONS
 FOR THE ADA VAN SPACES. ALL SHEETS NEED TO SHOW THE
 SAME CONDITION. PLEASE MAKE SURE THAT THE ADA GUEST
 SPACE IS AN ADA VAN SPACE SO THAT THERE IS ONE ADA VAN
 SPACE AVAILABLE OUTSIDE THE GATED AREA.
  
 26) THE PARKING SPACES TYP DETAIL SHOWS COLUMNS IN THE
 PARKING SPACES, WHICH IS NOT PERMITTED. THE DETAIL
 NEEDS TO BE CORRECTLY SHOWN.
  
 27) THE ADA PARKING SPACE DETAIL CONTAINS A BLOW UP OF
 THE SPACE BETWEEN THE STRIPING THAT DOES NOT CONFORM TO
 CITY CODE. THE CITY REQUIRES 12 INCHES BETWEEN THE
 STRIPES. A DETAIL CAN BE PROVIDED IF NEEDED.
  
 28) REPEAT COMMENT: THANK YOU FOR PROVIDING THE BICYCLE
 RACK MODEL DETAIL AND DIMENSIONS THAT WILL BE USED IN
 THE BICYCLE STORAGE ROOMS. THIS MODEL NEEDS TO BE SHOWN
 IN THE BICYCLE STORAGE ROOMS TO INCLUDE THE DIMENSIONS
 OF THE ROOM AND THE RACKS IN THE ROOM. **** THE BICYCLE
 ROOM DETAILS DO NOT SHOW THE SAME RACK OR THE
 DIMENSIONS THAT ARE ON THE DETAIL. ADDITIONALLY, STAFF
 ATTEMPTED TO CALCULATE THE NUMBER OF BICYCLES THAT
 COULD BE STORED, AND THEY DO NOT MATCH THE NUMBER OF
 RACKS IN EITHER THE RESIDENTIAL OR THE COMMERCIAL
 ROOMS.
  
 29) UPDATED COMMENT: THANK YOU FOR SHOWING BICYCLE
 FACILITIES AT 13 LOCATIONS (MOSTLY IN GROUPS OF THREE
 RACKS FOR SIX BICYCLES AT EACH LOCATION) THROUGHOUT THE
 SITE AS WELL AS THE POST AND HITCH MODEL. PLEASE
 PROVIDE THE PAD DETAIL SHOWING THE DIMENSIONS BASED ON
 THE NUMBER OF POSTS THAT WILL BE INSTALLED. THE PAD
 DETAIL MUST INCLUDE THE RACK(S) AND THE DIMENSIONS FROM
 THE RACKS TO THE EDGE OF THE PAD. ADDITIONALLY,
 DIMENSIONED PAD BOX NEEDS TO BE INCLUDED ON THE PLAN SO
 THAT STAFF CAN VERIFY THAT PARKED BICYCLES WILL NOT
 IMPEDE THE PEDESTRIAN TRAVEL PATHS OR BE WITHIN A
 LANDSCAPE ISLAND OR OTHERWISE HAVE NONFUNCTIONING
 BICYCLE PARKING. FOR CLARITY THIS DETAIL SHALL BE
 PROVIDED AT A BIGGER SCALE. STAFF HAS NOTED THAT THE
 HARDSCAPE DETAIL PLAN CALLS OUT A QUANTITY OF 10 POSTS,
 WHICH WOULD NOT PERMIT THE INSTALLATION OF BICYCLE
 PARKING AT ALL THE LOCATION SHOWN NOR AT THE QUANTITY
 OF BICYCLE PARKING SHOWN.
  
 LANDSCAPE
  
 30) THE PUBLIC OPEN SPACE DIAGRAMS ARE NOT CORRECTLY
 DEPICTED AND DO NOT CLEARLY SHOW COMPLIANCE WITH THE
 PUBLIC OPEN SPACE REQUIREMENTS. STAFF WILL PROVIDE A
 MARK-UP UNDER SEPARATE COVER HIGHLIGHTING WHAT NEEDS TO
 BE SHOWN.
  
 31) THE MINIMUM 10% PERVIOUS REQUIREMENT IS NOT SHOWN
 AS BEING MET ON THE LANDSCAPE PLAN FOR BOTH THE
 BUILDING A & B PARCEL AND THE BUILDING C PARCEL. WHILE
 BUILDING C IS A CONSTRAINED SITE, THE PROVISION OF THE
 PUBLIC OPEN SPACE, THE BUFFER ALONG THE RAILROAD TRACK
 AND THE AREA ON THE EAST SIDE OF THE BROADWAY EXTENSION
 SEEM TO OFFER SUFFICIENT AREA TO MEET THE 10% MINIMUM.
 IF THERE IS INSUFFICIENT DIRECT PERVIOUS AREA DUE TO
 LANDSCAPE, YOU WILL NEED TO INSTALL A PERVIOUS PAVER
 SYSTEM TO GET TO THE MINIMUM 10%. BUILDING C = VARIANCE
 REQUIRED SECTION 94-210.I.3. PLANNING STAFF DOES NOT
 SUPPORT WAIVING THE MINIMUM PERVIOUS SURFACE
 REQUIREMENT FOR BUILDING A & C.
  
 WAIVERS/VARIANCES
  
 32) SECTION 94-209.2.J.1.A - THE MAXIMUM HORIZONTAL
 DIMENSION OF A BUILDING WITHIN THE MIXED-USE DISTRICTS
 IS 250 FEET. BUILDING A EXCEEDS THIS ON ALL FRONTAGES.
 STAFF IS UNABLE TO LOCATE THE FULL NORTH/SOUTH
 DIMENSION FOR LEVEL 2 AS THIS IS THE LARGEST
 FLOORPLATE. PLEASE CLEARLY PROVIDE ON ONE OF THE LEVEL
 2 SITE PLANS. **** VARIANCE REQUIRED.
  
 33) SECTION 94-210.I.3.A - THE MAXIMUM LOT WIDTH FOR
 FLEX BUILDINGS IS 200 FEET AND TOWER BUILDINGS IS 250
 FEET.
  
 BROADWAY LOT WIDTH: 554.75 FEET = VARIANCE REQUIRED.
  
 34) SECTION 94-209.2.K.1 - THE MAXIMUM BLOCK LENGTH IS
 600 FEET. THE CURRENT BLOCK LENGTH IS 810 FEET (SPRUCE
 TO PINEWOOD) WITH THE ABANDONMENT OF PINEWOOD EXTENDING
 THIS TO 965 FEET AT ITS FURTHEST POINT WEST AT 25TH
 STREET AND THE FEC RR.
  
 EAST/WEST BLOCK LENGTH: 965 FEET = VARIANCE REQUIRED.
  
 35) SECTION 94-209.2.K.2 - THE MAXIMUM BLOCK PERIMETER
 LENGTH IS 1,900 FEET. THE ABANDONMENT OF THE
 RIGHTS-OF-WAY RESULT IN A BLOCK WITH A PERIMETER OF
 SPRUCE, 23RD, FEC RR, 25TH, BROADWAY AND NORTHWOOD THAT
 IS 2,192 FEET IN LENGTH.
  
 36) SECTION 94-210.I.2.B - A SETBACK OF 15 FEET FROM
 THE ALLEY IS REQUIRED FOR BUILDING C. THIS IS MET ON
 THE GROUND FLOOR BUT NOT ON THE UPPER FLOORS WHERE THE
 PLANS SHOW THE BUILDING STRADDLING THE ALLEY.
  
 37) CONDITION: ACCESS EASEMENT REQUIRED FOR ANY
 PORTIONS OF SIDEWALKS ON PRIVATE PROPERTY AND THE
 ROADWAYS TRAVERSING THE SITE AND THE PARKING SPACES ON
 PRIVATE PROPERTY.
  
 38) CONDITION: AREAL EASEMENT REQUIRED WHERE BUILDING C
 STRADDLES THE ALLEY.
  
  
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