| Date |
Text |
| 2023-03-28 10:05:30 | CASE NO. PB 1895 FORMAL SITE PLAN |
| | NORTHWOOD COMMONS |
| | 2501 BROADWAY |
| | |
| | - CONTACT ERIC SCHNEIDER @ (561) 822-1446, |
| | [email protected] |
| | |
| | - PLEASE PROVIDE RESPONSES TO REVIEW COMMENTS IN |
| | WRITTEN FORMAT. |
| | |
| | - WHEN RESUBMITTING, PLEASE PROVIDE TWO (2) PAPER |
| | COPIES AND AN ELECTRONIC COPY IN .PDF 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 LEVEL III SPECIAL REVIEW WAS APPROVED, INCLUDING |
| | THE VARIANCES. THE ARCHITECTURAL, LANDSCAPE AND CIVIL |
| | PLANS, COLLECTIVELY, THE FORMAL SITE PLAN, HAS THE |
| | FOLLOWING ITEMS THAT NEED TO BE CORRECTED. PLEASE NOTE |
| | THAT THERE ARE CONDITIONS THAT WILL BE INCLUDED WITH |
| | THE FINAL APPROVAL LETTER. |
| | |
| | THE NEXT SUBMITTAL SHALL BE A FULL RESUBMITTAL WITH ALL |
| | THE CURRENT PLAN VERSIONS. ALL PLANS SHALL BE |
| | INTERNALLY CONSISTENT AND SUFFICIENTLY ADDRESS THE |
| | REMAINING COMMENTS SO THAT STAFF CAN APPROVE THE FORMAL |
| | SITE PLAN. PLEASE NOTE THAT ANY CHANGES TO THE PLANS |
| | THAT STAFF HAS NOT PREVIOUSLY REVIEWED MAY DELAY THE |
| | REVIEW. |
| | |
| | 1) UPDATED COMMENT: SINCE THE APPROVAL OF THE LEVEL III |
| | SPECIAL REVIEW, STAFF WAS PROVIDED UPDATES TO THE |
| | ELEVATION DRAWINGS FOR BUILDINGS A THERE ARE CHANGES TO |
| | THE FENESTRATION: |
| | |
| | A. BUILDING A NEW PINEWOOD - THE ACTIVE USE AREA THAT |
| | IS PROVIDED ON THE FENESTRATION AREA CALCULATIONS TABLE |
| | ON SHEET A101.1B IS INCORRECT FOR BOTH SIDES OF NEW |
| | PINEWOOD. THE NEW VALUE OF 6,019 SQUARE FEET OF ACTIVE |
| | USE AREA SEEMS TO BE THE TOTAL FACADE AREA, NOT THE |
| | ACTIVE USE AREA. WHEN COMPARING THE SITE PLAN AND |
| | ELEVATIONS, THE ACTIVE USE AREA HAS MINIMALLY REDUCED |
| | FROM THE NOVEMBER 14, 2022 LEVEL III SET OF DRAWINGS. |
| | THE TABLE NEEDS TO REFLECT THE CORRECT ACTIVE USE ARE, |
| | SINCE THIS IS WHAT THE BASIS FOR THE AMOUNT OF |
| | FENESTRATION THAT IS REQUIRED. THE ELEVATION DRAWING |
| | FOR THE WEST SIDE OF NEW PINEWOOD SHOWS FENESTRATION |
| | ADDED FOR NON-ACTIVE USE AREAS, WHICH MAY NOT COUNT |
| | TOWARD MEETING THE MINIMUM FENESTRATION FOR REQUIREMENT |
| | ACTIVE-USE AREAS. NOTE: THE NOVEMBER 14, 2022 PLANS |
| | EXCEEDED THE MINIMUM FENESTRATION REQUIREMENT BY A |
| | SIGNIFICANT AMOUNT. INCORRECTLY SHOWING AN INCREASE IN |
| | THE PROVIDED ACTIVE USE AREA ERRONEOUSLY REQUIRES MORE |
| | FENESTRATION. |
| | |
| | B. BUILDING A PASEO (NORTH ELEVATION) - THE MINIMUM |
| | FENESTRATION IS 70% OF THE ACTIVE USE AREA. THE NEW |
| | PLANS PROVIDE 69% FENESTRATION, WHICH DOES NOT MEET THE |
| | MINIMUM AMOUNT OF FENESTRATION. ROUNDING UP IS NOT |
| | PERMITTED. BASED ON THE 4,297 SQUARE FEET OF ACTIVE USE |
| | AREA, AT LEAST 3,008 SQUARE FEET OF FENESTRATION IS |
| | REQUIRED. THIS COULD BE ACHIEVED BY ADDING FENESTRATION |
| | TO THE SOUTH SIDE OF LINER UNIT 13. |
| | |
| | 2) UPDATED REPEAT COMMENT: THE DIMENSION LINES WERE NOT |
| | UPDATED TO REFLECT THE SETBACK DIMENSIONS FROM THE |
| | NORTHERN PROPERTY LINE TO THE WALL ON SHEET C1.50. |
| | SHEETS C1.51, C1.52 AND DETAIL C-C ON SHEET C2.09 WERE |
| | UPDATED. ALL PLANS MUST SHOW CONSISTENT INFORMATION. |
| | |
| | 3) UPDATED COMMENT: THANK YOU FOR PROVIDING THE PLANS |
| | FOR THE PRESERVATION OF THE DOORWAY. THE CITY HISTORIC |
| | PRESERVATION PLANNER HAS REVIEWED THE SUBMITTED PLANS |
| | AND HAS APPROVED THE DESIGN WITH THE CONDITION THAT THE |
| | ACTUAL DOOR BE REMOVED. THE DOORWAY NEEDS TO REMAIN |
| | OPEN FOR PASS THROUGH. SHEET HP S-1.0B SHALL BE UPDATED |
| | TO REFLECT THE DOOR REMOVAL AS PART OF THE SITE PLAN |
| | PACKAGE RESUBMITTAL. |
| | |
| | HARDSCAPE |
| | |
| | 4) UPDATED COMMENT: THE MOST RECENT CIVIL PLANS SHOW 13 |
| | BICYCLE RACKS THROUGHOUT THE DEVELOPMENT SITE. SHEETS |
| | L.2.00 AND L2.11 THAT WERE SUBMITTED ON JANUARY 19, |
| | 2023 LIST THAT THERE WILL BE 14 BICYCLE RACKS. THE |
| | CORRECT NUMBER OF INSTALLED RACKS MUST BE PROVIDED ON |
| | THESE SHEETS. |
| | |
| | 5) REPEAT UPDATED COMMENT: BASED ON THE AMOUNT OF |
| | PROVIDED PUBLIC OPEN SPACE, 430 LINEAR FEET OF SEATING |
| | IS REQUIRED (TABLE ON SHEET L1.02). IT WAS STAFF'S |
| | UNDERSTANDING THAT THIS WAS BEING PROVIDED AS SEAT |
| | WALLS AROUND THE LANDSCAPE PLANTERS. THE UPDATED CIVIL |
| | SHEETS (C1.53 AND C1.54) SHOW WHAT APPEAR TO BE SEATING |
| | AREAS AROUND THE PLANTERS THAT ARE LOCATED WITHIN THE |
| | PUBLIC OPEN SPACE. NO LINEAR DIMENSIONS WERE PROVIDED |
| | ON THESE SHEETS SO THAT STAFF COULD VERIFY COMPLIANCE |
| | WITH THE MINIMUM 430 LINEAR FEET OF SEATING THAT IS |
| | REQUIRED. NO HARDSCAPE PLAN WAS SUBMITTED WITH THE MOST |
| | RECENT RESUBMITTAL, SO STAFF WAS UNABLE TO USE THE |
| | HARDSCAPE PLAN TO VERIFY COMPLIANCE AS STATED IN THE |
| | RESPONSE. |
| | |
| | 6) IN ADDITION TO NO NEW HARDSCAPE PLAN BEING |
| | SUBMITTED, AN UPDATED LANDSCAPE PLAN REFLECTING THE |
| | CHANGES TO THE PARKING AREAS AND THE SEATING WAS ALSO |
| | NOT SUBMITTED. |
| | |
| | LIGHTING |
| | |
| | 7) PROVIDE THE LIGHTING PLANS THAT COMPLY WITH THE |
| | DISCUSSIONS THAT HAVE BEEN HAD WITH ANA MARIA APONTE, |
| | DEPUTY DIRECTOR, COMMUNITY REDEVELOPMENT AGENCY. |
| | |
| |
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