| Date |
Text |
| 2022-09-08 13:39:06 | CASE NO. FSPR 22-08 1ST RESUBMITTAL REVIEW |
| | RESIDENCES OF PALM BEACH WEST |
| | 401 SOUTH DIXIE HIGHWAY |
| | |
| | - CONTACT ERIC SCHNEIDER @ (561) 822-1446, |
| | [email protected] |
| | |
| | - 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 AND |
| | .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 PPRC COMMENTS SHALL BE SUFFICIENTLY ADDRESSED AND |
| | SUBMITTED TO THE PLANNING DIVISION BY 5 PM ON FRIDAY, |
| | SEPTEMBER 23, 2022, TO BE ELIGIBLE TO BE SCHEDULED FOR |
| | THE NOVEMBER 9, 2022 DOWNTOWN ACTION COMMITTEE MEETING. |
| | PLEASE NOTE THAT RESUBMITTALS MAY BE SCHEDULED FOR AN |
| | ADDITIONAL PPRC MEETING. |
| | |
| | - PLEASE NOTE THAT IF THE PLANNING DIVISION HAS NOT |
| | RECEIVED A RESPONSE TO THE PPRC COMMENTS WITHIN 60 DAYS |
| | FROM THE DATE OF THE PPRC MEETING (BY NOVEMBER 8, |
| | 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| | THAT THE CASE IS CONSIDERED WITHDRAWN.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 SINCE PREVIOUSLY ISSUED COMMENTS |
| | WERE NOT BE SUFFICIENTLY ADDRESSED, THE APPLICANT WILL |
| | BE ASSESSED A RESUBMITTAL FEE. SUCH FEE WILL BE 20% OF |
| | THE ORIGINAL APPLICATION FEE ($400). |
| | |
| | 1) REPEAT COMMENT: THE SURVEY SHOWS PROPERTY ALONG FERN |
| | STREET AND SOUTH DIXIE HIGHWAY THAT WERE ACQUIRED BY |
| | MAINTENANCE MAPS BY THE CITY AND FDOT, RESPECTIVELY. |
| | THIS PROPERTY NEEDS TO BE EXCLUDED FROM THE OVERALL |
| | PROPERTY CALCULATIONS FOR THE SITE, INCLUDING FAR AND |
| | OPEN SPACE. ALL DATA TABLES AND PLANS NEED TO BE |
| | UPDATED ACCORDINGLY. |
| | |
| | 2) REPEAT COMMENT: APPENDIX A OF THE TRANSPORTATION |
| | ELEMENT OF THE COMPREHENSIVE PLAN AND TABLE X-1 |
| | CONTAINED IN SECTION 94-305.D OR THE ZONING AND LAND |
| | DEVELOPMENT REGULATIONS ARE THE LIST OF REQUIRED |
| | THOROUGHFARE RIGHT-OF-WAY SETBACKS. THE TABLES REQUIRE |
| | A ROADWAY SETBACK OF 100 FEET FROM THE CENTERLINE OF |
| | QUADRILLE BOULEVARD IN ADDITION TO THE SETBACKS |
| | REQUIRED BY THE ZONING DISTRICT. A PORTION OF THE |
| | BUILDING ALONG QUADRILLE BOULEVARD DOES NOT COMPLY WITH |
| | THE COMPREHENSIVE PLAN AND ZONING AND LAND DEVELOPMENT |
| | REGULATION REQUIREMENT. **** REGARDLESS OF WHETHER THE |
| | LANGUAGE IN THE COMPREHENSIVE PLAN OR THE ZONING AND |
| | LAND DEVELOPMENT REGULATIONS WERE A SCRIVENER'S ERROR, |
| | THE LANGUAGE IS IN BOTH DOCUMENTS. THE PROPOSAL IS NOT |
| | CONSISTENT WITH THE COMPREHENSIVE PLAN. THE OPTIONS ARE |
| | 1) AMEND THE DEVELOPMENT PLAN TO BE CONSISTENT WITH THE |
| | COMPREHENSIVE PLAN OR 2) THE COMPREHENSIVE PLAN (AND |
| | ZONING AND LAND DEVELOPMENT REGULATIONS) NEED TO BE |
| | AMENDED. |
| | |
| | 3) UPDATED COMMENT: THE ELEVATIONS MUST ACCURATELY SHOW |
| | THE BUILDING FEATURES THAT ARE SHOWN ON THE PLAN |
| | SHEETS, TO INCLUDE DIMENSIONS (EX. GARAGE OPENINGS, |
| | FACADE WIDTHS, ETC.). FOR EXAMPLE, THERE ARE NO DOORS |
| | SHOWN ANYWHERE ON THE BUILDING ELEVATIONS. PLEASE |
| | INCLUDE HARD LINE (NOT JUST COLOR) ELEVATIONS. THE |
| | ELEVATION DRAWINGS (EITHER SET) SHALL CALL OUT THE |
| | MATERIALS BEING USED ON THE BUILDING. THIS WILL |
| | FACILITATE THE HISTORIC COMPATIBILITY REVIEW. |
| | |
| | 4) THE PROJECT IS REQUESTING NUMEROUS VARIANCES FROM |
| | THE DMP REQUIREMENTS WITHOUT PROVIDING ADEQUATE |
| | JUSTIFICATION AS TO WHY STAFF SHOULD SUPPORT THE THEM. |
| | THE NEW PORTION OF THE PROJECT OCCUPIES ALMOST THE |
| | ENTIRETY OF A CITY BLOCK AFTER THE ABANDONMENT OF THE |
| | ALLEY, SO THE REQUESTS ARE VARIANCES OF CONVENIENCE AND |
| | DO NOT FOSTER A DESIRABLE RELATIONSHIP WITH THE |
| | SURROUNDING PROPERTIES IN THE DMP. **** STAFF WILL |
| | AWAIT THE UPDATED VARIANCE JUSTIFICATION SUBSEQUENT TO |
| | THE PPRC COMMENTS BEING SUFFICIENTLY ADDRESSED. |
| | |
| | 5) CONDITION: VERIFICATION THAT THE 3-FOOT FPL UTILITY |
| | EASEMENT IS ABANDONED WILL NEED TO BE PROVIDED PRIOR TO |
| | ZONING APPROVING THE BUILDING PERMIT. |
| | |
| | 6) UPDATED COMMENT: THE ONLY DUMPSTERS FOR THE PROJECT |
| | ARE SHOWN IN THE LOADING DOCK AREA. ARE THESE THREE |
| | DUMPSTERS FOR THE ENTIRE PROJECT? PROVIDE HOW THEY WILL |
| | BE SERVICED, TO INCLUDE TURNING DIAGRAMS TO SHOW HOW |
| | THEY ARE PICKED UP. |
| | |
| | 7) WHILE THIS PROJECT IS WITHIN THE TCEA, IT STILL |
| | REQUIRES A TPS LETTER FROM PALM BEACH COUNTY |
| | ENGINEERING. |
| | |
| | 8) PROVIDE EITHER VERIFICATION THAT THE PROPOSED TOWER |
| | IS NOT WITHIN THE FLIGHT PATH, OR A LETTER FROM THE FAA |
| | OF NO OBJECTION/APPROVAL OF THE HEIGHT. |
| | |
| | 9) PROVIDE THE UPDATED SCAD APPROVAL FOR THE INCREASED |
| | UNIT COUNT. |
| | |
| | 10) THANK YOU FOR PROVIDING THE FDOT PRE-APPLICATION |
| | LETTER. PLEASE PROVIDE A COPY OF THE TRAFFIC STUDY THAT |
| | INCLUDES THE INTERSECTION OF QUADRILLE BOULEVARD AND |
| | FERN STREET AND THE NEED FOR A NORTHBOUND RIGHT TURN |
| | LANE THAT WAS PROVIDED TO FDOT AS WELL AS THE FDOT |
| | RESPONSE TO THE TRAFFIC STUDY. THE FDOT RESPONSE IS |
| | REQUIRED PRIOR TO THE SCHEDULING THE APPLICATION FOR |
| | DAC SINCE IF A TURN LANE IS REQUIRED, THEN THE PLANS |
| | NEED TO CHANGE. |
| | |
| | INCENTIVES |
| | |
| | 11) CONDITION: PRIOR TO THE APPROVAL OF ANY BUILDING |
| | PERMITS, THE APPLICANT SHALL PROVIDE VERIFICATION TO |
| | THE PLANNING DIVISION THAT THE TDRS FOR THE FULL |
| | PROJECT HAVE BEEN ACQUIRED. |
| | |
| | 12) REPEAT COMMENT: THIS PROJECT IS UTILIZING TDRS AND |
| | CONTAINS MORE THAT 25% OF THE SQUARE FOOTAGE IN |
| | RESIDENTIAL USE. PLEASE PROVIDE HOW THE PROJECT |
| | COMPLIES WITH SECTION 94-134 DOWNTOWN MASTER PLAN |
| | HOUSING INCENTIVE PROGRAM. |
| | |
| | 13) UPDATED COMMENT: AS PART OF RECEIVING THE TDRS AND |
| | FOLLOWING THE DOWNTOWN MASTER PLAN HOUSING INCENTIVE |
| | PROGRAM, THE BUILDING THAT IS ELIGIBLE FOR HISTORIC |
| | DESIGNATION LOCATED AT 401 SOUTH DIXIE HIGHWAY IS |
| | REQUIRED TO BE INTEGRATED INTO THE NEW DEVELOPMENT IN A |
| | MANNER WHICH MAINTAINS THE INTEGRITY OF THE HISTORIC |
| | STRUCTURE. WHILE THE RESUBMITTAL CHANGES HAVE BROUGHT |
| | THE BUILDING CLOSER TO COMPLIANCE, THE CITY'S HISTORIC |
| | PRESERVATION PLANNER HAS REVIEWED THE RESUBMITTAL AND |
| | STILL DOES NOT FIND THAT THE EXISTING BUILDING IS |
| | INTEGRATED INTO THE NEW DEVELOPMENT. THIS IS NOT A |
| | REQUIREMENT FOR WHICH A VARIANCE IS PERMITTED. |
| | |
| | A. REPEAT COMMENT: THE SCALE OF THE NEW BUILDING DOES |
| | NOT PROVIDE AN ADEQUATE TRANSITION WHERE IT IS ADJACENT |
| | TO THE EXISTING BUILDING. IN ORDER TO MAINTAIN A |
| | CONTEXTUAL SETBACK RELATIONSHIP WITH THE 401 BUILDING |
| | ALONG SOUTH DIXIE HIGHWAY, THE PROPOSED BUILDING SHOULD |
| | BE PULLED BACK TO INTEGRATE AND ALIGN WITH THE 401 |
| | BUILDING'S FACADE. |
| | B. THE SLATS AND LOUVERS THAT ARE SHOWN ALONG THE |
| | FA?ADE OF THE NEW BUILDING ALONG SOUTH DIXIE HIGHWAY |
| | AND ON THE EAST AND SOUTH SIDES FACING THE 401 SOUTH |
| | DIXIE HIGHWAY BUILDING SHALL BE VERTICALLY ORIENTED TO |
| | MIMIC THE HISTORICAL LOUVERS THAT WERE IN THE 401 SOUTH |
| | DIXIE HIGHWAY BUILDING. |
| | C. IN ORDER TO CONTINUE THE RHYTHM OF PUNCHED OPENINGS |
| | ALONG SOUTH DIXIE HIGHWAY, THE GROUND FLOOR MECHANICAL |
| | ROOM DOORS (UTILITY VAULT AND DAS ROOM) SHALL BE |
| | ORIENTED TO SOUTH DIXIE HIGHWAY AND SHALL BE CLEAR |
| | GLAZED. |
| | D. THE BUILDING AT 401 SOUTH DIXIE HIGHWAY SHALL BE |
| | PAINTED A COMPATIBLE COLOR TO THE NEW BUILDING. |
| | |
| | ZONING COMPLIANCE |
| | |
| | 14) PLEASE CLARIFY THE FOLLOWING FOR FAR (NOTE: SITE |
| | AREAS NOT UPDATED TO EXCLUDE THE PREVIOUSLY DEDICATED |
| | ROW, SO ALL VALUES WILL CHANGE): |
| | |
| | A. REPEAT COMMENT: WHAT OCCURS IN THE BOH SPACE ON THE |
| | MEZZANINE LEVEL AND WHY IS NO SQUARE FOOTAGE SHOWN FOR |
| | THIS AREA? |
| | B. PROVIDE DETAILS ON HOW THE CORRIDORS THAT ARE NOT |
| | BEING SHOWN AS COUNTED TOWARD FAR ARE NATURALLY |
| | VENTILATED. |
| | C. WHAT IS THE ENCLOSED AREA IN THE NORTHEAST PORTION |
| | OF LEVEL 6 BETWEEN THE TWO ADA SPACES. PROVIDE THE |
| | SQUARE FOOTAGE FOR THIS AREA AS PART OF THE FAR IF IT |
| | IS ENCLOSED SPACE. |
| | |
| | 15) REPEAT COMMENT: THE PROJECT IS SHOWN AS CREATING A |
| | NEW INTERIOR PARCEL LINE BETWEEN THE EXISTING 401 SOUTH |
| | DIXIE BUILDING AND THE NEW BUILDING. THE QGD 10-25 |
| | REQUIRES A 20-FOOT SETBACK ABOVE THE 8TH STORY (104 |
| | FEET) FROM THE INTERIOR PARCEL LINE. THIS DOES NOT |
| | OCCUR ON EITHER PORTION OF THE NEW BUILDING THAT IS |
| | ABOVE THIS HEIGHT. STAFF IS NOT PREPARED TO SUPPORT |
| | THIS SETBACK VARIANCE |
| | |
| | 16) REPEAT COMMENT: PROVIDE VERIFICATION THAT THE |
| | PROPOSED ZERO SETBACK FROM THE INTERIOR PROPERTY LINES |
| | COMPLIES WITH NFPA REQUIREMENTS. **** THIS NEEDS TO BE |
| | VERIFIED AT TIME OF SITE PLAN SO THAT STAFF CAN VERIFY |
| | THAT THE BUILDING CAN BE BUILT AS PROPOSED. |
| | |
| | 17) REPEAT COMMENT: STAFF IS NOT PREPARED TO SUPPORT A |
| | SETBACK FROM SOUTH DIXIE HIGHWAY LESS THAN THE REQUIRED |
| | 27 FEET FOR THE PARKING USES ON LEVEL 6 AND THE 66 FEET |
| | FOR LEVEL 9 OF THE TOWER. |
| | |
| | 18) REPEAT COMMENT: STAFF IS NOT PREPARED TO SUPPORT A |
| | SETBACK FROM GARDENIA LESS THAN THE REQUIRED 27 FEET |
| | FOR THE PARKING USES ON LEVEL 6. |
| | |
| | 19) REPEAT COMMENT: THE BUILDING FOOTPRINT TABLES SHOW |
| | DIFFERING VALUES FOR THE PROVIDED SQUARE FOOTAGE OF |
| | LEVELS 2, 3, 7 AND 25 0N SHEETS A0.01 AND A0.07. |
| | ADDITIONALLY, IT APPEARS THAT THE 401 SOUTH DIXIE |
| | FOOTPRINT IS NOT INCLUDED ON ANY OF THE TABLES. STAFF |
| | CANNOT VERIFY COMPLIANCE WITHOUT ACCURATE INFORMATION. |
| | (NOTE: SITE AREAS NOT UPDATED TO EXCLUDE THE PREVIOUSLY |
| | DEDICATED ROW, SO ALL VALUES WILL CHANGE): |
| | |
| | 20) UPDATED COMMENT: THE ACTIVE USE DIAGRAMS ARE |
| | INCORRECT. NOTE: STAFF IS NOT PREPARED TO SUPPORT |
| | WAIVERS FOR GROUND FLOOR OR LINER ACTIVE USES. |
| | |
| | A. QUADRILLE BOULEVARD REQUIRES A MINIMUM OF 80% GROUND |
| | FLOOR ACTIVE USE, NOT 60% AS LISTED. |
| | B. SOUTH DIXIE HIGHWAY REQUIRES A MINIMUM OF 60% GROUND |
| | FLOOR ACTIVE USE, NOT 80% AS LISTED. |
| | |
| | 21) REPEAT COMMENT: THE DRAWINGS SHOW THAT THE GARDENIA |
| | FRONTAGE DOES NOT COMPLY WITH THE MINIMUM PLANAR BREAK |
| | REQUIREMENTS. STAFF IS NOT PREPARED TO SUPPORT BUILDING |
| | DESIGNS THAT DO NOT PROVIDE THE REQUIRED PLANAR BREAKS. |
| | **** 20% PLANAR BREAK IS REQUIRED. |
| | |
| | 22) UPDATED COMMENT: THANK YOU FOR PROVIDING THE |
| | HORIZONTAL OFFSET FROM THE WALL FOR THE ARCHITECTURAL |
| | TREATMENT OF THE INTERNAL TOWER LOT LINES. PLEASE |
| | PROVIDE THE VERTICAL LENGTH OF THE WALL AND THE BREAK |
| | SO THAT STAFF CAN VERIFY THE PLANAR BREAK IS AT LEAST |
| | 5% OF THE FACADE WIDTH. |
| | |
| | 23) UPDATED COMMENT: THERE ARE HORIZONTAL PROJECTIONS |
| | SHOWN ON THE PLANS. THANK YOU FOR PROVIDING THE DEPTHS; |
| | HOWEVER, THEY NEED TO BE LABELED AS TO WHAT THEY ARE SO |
| | THAT STAFF CAN VERIFY COMPLIANCE WITH THE CODE |
| | ALLOWANCES. |
| | |
| | A. AT THE GROUND FLOOR, HORIZONTAL PROJECTIONS THAT |
| | HAVE A MINIMUM CUMULATIVE HORIZONTAL LENGTH OF 50% OF |
| | THE BUILDING FRONTAGE SHALL BE PROVIDED. THIS IS NOT |
| | SHOWN ON ANY ELEVATION. |
| | B. WHILE DIMENSIONS WERE NOT PROVIDED, THE CANOPY AT |
| | THE RESIDENTIAL BUILDING ENTRY SCALES TO EXCEED THE |
| | 20-FOOT MAXIMUM HORIZONTAL PROJECTION. NO INFORMATION |
| | WAS PROVIDED ON ITS HEIGHT FROM GRADE. |
| | |
| | 24) UPDATED COMMENT: NEITHER THE UPPER ROOF LEVEL PLAN |
| | NOR CROSS SECTION DRAWINGS SHOW THE HEIGHT OF THE |
| | ROOFTOP MECHANICAL EQUIPMENT REQUIRED FOR THE PROJECT. |
| | ROOFTOP MECHANICAL EQUIPMENT IS REQUIRED TO BE SCREENED |
| | TO ITS FULL HEIGHT.. |
| | |
| | STREETSCAPE |
| | |
| | 25) REPEAT COMMENT: SINCE THIS PROJECT INCLUDES THE 401 |
| | SOUTH DIXIE BUILDING, THE STREETSCAPE ADJACENT TO THIS |
| | BUILDING MUST BE INCLUDED. ANY AREAS WHERE THERE ARE |
| | CURRENT DEFICIENCIES MUST BE BROUGHT INTO COMPLIANCE |
| | WITH THE CURRENT DMP REQUIREMENTS. **** NOT ALL |
| | ELEMENTS SHOWN ON THE PLANS, NOR ARE THE PLANS SHOWN |
| | COMPLAINT WITH CURRENT REQUIREMENTS. |
| | |
| | 26) THE TRANSFORMERS AND SWITCH CABINETS SHOWN ON THE |
| | LANDSCAPE AND CIVIL PLANS ADJACENT TO SOUTH DIXIE |
| | HIGHWAY ARE NOT PERMITTED. THESE ARE NOT PERMITTED |
| | WITHIN YOUR STREETSCAPE AREA. NOTE: THIS IS NOT SHOWN |
| | ON THE ARCHITECTURAL PLANS. |
| | |
| | 27) INADEQUATE INFORMATION WAS PROVIDED TO VERIFY THAT |
| | THE PROJECT COMPLIES WITH ALL THE PROVISIONS OF SECTION |
| | 94-113. - LANDSCAPE AND STREETSCAPE REQUIREMENTS. THIS |
| | INCLUDES: |
| | |
| | A. REPEAT COMMENT: EXTERIOR LIGHTING - NOT PROVIDED TO |
| | BACK OF CURB. |
| | B. REPEAT COMMENT: SITE VISIBILITY TRIANGLE |
| | REQUIREMENTS - NOT PROVIDED FOR DRIVEWAY ENTRANCES. |
| | C. UPDATED COMMENT: STREETSCAPE REQUIREMENTS. - |
| | STREETLIGHTS AND STREET FURNITURE NOT SHOWN, NO |
| | IMPROVEMENT TO THE EXISTING PALM TRAN STOP SHOWN, NO |
| | BICYCLE PARKING PROVIDED (WHAT IS SHOWN DOES NOT MEET |
| | CODE), NO CROSS SECTIONS PROVIDE TO VERIFY THAT THE |
| | SIDEWALK ELEVATIONS ARE MAINTAINED ACROSS THE DRIVEWAYS |
| | (CROSS SECTION LOCATION TAGS WERE NOT PROVIDED FOR |
| | STAFF TO VERIFY WHERE THE CROSS SECTION IS). |
| | |
| | 28) CONDITION: MAINTENANCE AGREEMENTS WILL BE REQUIRED |
| | FOR ALL LANDSCAPING, TREE GRATES, STRUCTURAL SOIL AND |
| | IRRIGATION. |
| | |
| | DESIGN/ARCHITECTURE |
| | |
| | 29) REPEAT COMMENT: THE DESIGN INTENT OF THE QUADRILLE |
| | GARDEN DISTRICT IS FOR PROJECTS TO HAVE A HIGH |
| | PERCENTAGE OF LANDSCAPING AND TREE CANOPY. THE PROJECT |
| | AS PRESENTED DOES NOT APPEAR TO MEET EITHER ONE OF |
| | THESE STANDARDS. ADDITIONALLY, GROUND FLOOR RESIDENTIAL |
| | IS ENCOURAGED AS ACTIVE USE LINERS. THIS INCORPORATION |
| | OF ADDITIONAL GROUND FLOOR RESIDENTIAL WOULD ALLEVIATE |
| | THE NEED FOR THE VARIANCES THAT THE CURRENT PLAN |
| | REQUIRES. |
| | |
| | 30) UPDATED COMMENT: THE PROPOSED LOADING AREA ENTRANCE |
| | ALONG GARDENIA IS DIRECTLY ACROSS FROM THE PROPOSED |
| | LOBBY ENTRANCE OF THE APPROVED AC MARRIOT HOTEL. THE |
| | PROPOSED DESIGN PRESENTS A NEGATIVE IMPACT TO AN |
| | APPROVED NEIGHBORING PROJECT. **** THE RESPONSE |
| | MENTIONS OVERHEAD COVER AND FA?ADE TREATMENT AT THIS |
| | AREA, NEITHER OF WHICH ARE CLEARLY DEPICTED ON THE |
| | COLOR ELEVATIONS. |
| | |
| | PARKING |
| | |
| | 31) UPDATED COMMENT: THE PROPOSED DEVELOPMENT PLAN |
| | REMOVES ALL OF THE CURRENT SURFACE PARKING FOR THE 401 |
| | SOUTH DIXIE BUILDING (NOTE - PART OF THE REQUIRED |
| | PARKING WAS ALREADY SOLD OFF, CREATING A PARKING |
| | DEFICIENCY, WHICH VIOLATES THE ZONING AND LAND |
| | DEVELOPMENT REGULATIONS). PROVIDE A PARKING TABLE WITH |
| | A BREAKDOWN OF THE USES WITHIN THE 401 SOUTH DIXIE |
| | BUILDING AND THE REQUIRED NUMBER OF PARKING SPACES. |
| | PROVIDE HOW THESE PARKING SPACES WILL BE ACCOMMODATED |
| | WITHIN THE NEW PROJECT'S PARKING GARAGES. THIS SHALL |
| | INCLUDE SHOWING A CODE COMPLIANT ADA ROUTE TO THE |
| | BUILDING FROM THE REQUIRED ADA PARKING SPACES. **** THE |
| | REQUIRED PARKING TABLE IS NOT PROVIDED AND THE ADA |
| | ROUTE DOES NOT COMPLY WITH STANDARDS - SEE BUILDING |
| | COMMENTS. PROVIDE THE LENGTH OF THE ANGLED ADA PARKING |
| | SPACES ON THE AISLE SIDE SO STAFF CAN VERIFY THE |
| | MINIMUM LENGTH OF 18 FEET. |
| | |
| | 32) REPEAT COMMENT: WHERE WILL THE REQUIRED PARKING FOR |
| | 40 1 SOUTH DIXIE DURING THE CONSTRUCTION OF THE |
| | PROJECT? **** ACKNOWLEDGED IS NOT AN APPROPRIATE |
| | RESPONSE TO THIS COMMENT. |
| | |
| | 33) REPEAT COMMENT: NO PARKING TABLES WERE PROVIDED FOR |
| | THE NEW BUILDING. THE PARKING TABLE NEEDS TO ENUMERATE |
| | THE REQUIRED AND PROVIDED PARKING FOR THE VARIOUS USER |
| | GROUPS, TO INCLUDE THE ADA AND TANDEM SPACES. STAFF IS |
| | UNABLE TO VERIFY THAT THE PROVIDED PARKING COMPLIES |
| | WITH THE MINIMUM/MAXIMUM DMP REQUIREMENTS. |
| | |
| | 34) UPDATED COMMENT: PROVIDE THE DIMENSIONS FOR THE |
| | PARKING ROWS AND SPACES WITHIN THE GARAGE. **** PARKING |
| | SPACE DEPTH NOT PROVIDED ALONG THE EASTERN WALL. |
| | |
| | 35) REPEAT COMMENT: PROVIDE THE ADA ROUTE FOR THE ADA |
| | PARKING SPACES TO THE ACCESSIBLE ENTRANCES. IT APPEARS |
| | THAT A NUMBER OF THE SPACES MAY NOT BE THE CLOSEST |
| | PARKING SPACES TO THE ENTRY POINTS AND THAT THERE ARE |
| | SPACES THAT REQUIRE USERS TO WALK BEHIND OTHER CARS TO |
| | GET TO ENTRANCES. **** SEE BUILDING COMMENT. |
| | |
| | 36) PLEASE CONSIDER INCLUDING EV CHARGING SPACES FOR |
| | ALL THE USER GROUPS. THIS SHOULD ALSO INCLUDE PREWIRING |
| | THE GARAGE AND INCLUDING EXTRA AREA FOR PANELS IN THE |
| | ELECTRIC ROOM FOR FUTURE EV INSTALLATIONS. **** SEE |
| | BUILDING COMMENT REGARDING EV FOR ADA SPACES. |
| | |
| | 37) REMOVE THE PARKING STACK DETAIL FROM THE PLANS |
| | SINCE THEY WILL NOT BE USED. |
| | |
| | 38) REPEAT COMMENT: THE GUEST PARKING IS REQUIRED TO BE |
| | CLEARLY MARKED ON THE PLANS. |
| | |
| | 39) REPEAT COMMENT: THERE ARE DEAD END PARKING ROWS ON |
| | MULTIPLE LEVELS, WHICH ARE NOT PERMITTED WITHOUT A TURN |
| | AROUND SPACE OR IF ALL SPACES ON THAT LEVEL ARE |
| | ASSIGNED PARKING. |
| | |
| | 40) UPDATED COMMENT: THERE ARE CURRENTLY METERED |
| | ON-STREET PARKING SPACES ON FERN STREET. PLEASE |
| | DELINEATE HOW MANY ARE TO REMAIN. YOU WILL NEED TO |
| | CONTACT THE CITY'S PARKING ADMINISTRATOR AND PROVIDE |
| | HIS APPROVAL TO PERMANENTLY REMOVE THE PARKING SPACES. |
| | THIS NEEDS TO BE RESOLVED PRIOR SCHEDULING A HEARING |
| | BEFORE THE DAC. |
| | |
| | 41) UPDATED COMMENT: PLEASE DESCRIBE WHAT IS PLANNED TO |
| | OCCUR IN THE ON-STREET AREA IN FRONT OF THE RESIDENTIAL |
| | BUILDING ENTRANCE. **** IN THE CURRENT ON-STREET |
| | PARKING AREA. |
| | |
| | 42) UPDATED COMMENT: NONE OF THE DRIVEWAY OPENING |
| | COMPLY WITH THE REQUIREMENT THAT CURB CUTS, PARKING |
| | ENTRANCES, EXITS, AND DRIVEWAYS SHALL NOT BE WIDER THAN |
| | 25 FEET AS MEASURED PARALLEL TO THE STREET AT THE CURB. |
| | |
| | A. STAFF UNDERSTANDS THAT THE TRUCK MANEUVERING MAY |
| | REQUIRE AN OPENING GREATER THAN 25 FEET; HOWEVER, STAFF |
| | IS NOT PREPARED TO SUPPORT THE REDUCED OPENING WIDTH. |
| | B. STAFF IS NOT PREPARED TO SUPPORT A WAIVER TO THE |
| | MAIN BUILDING ENTRY DRIVE WHICH IS SHOWN AROUND 40 FEET |
| | ON FERN STREET. FERN STREET IS CLASSIFIED AS A PRIMARY |
| | PEDESTRIAN STREET. THE PROPOSED DRIVEWAY WIDTH DOES NOT |
| | PROMOTE A FAVORABLE PEDESTRIAN EXPERIENCE. |
| | |
| | 43) UPDATED COMMENT: PROVIDE THE DIMENSIONS TO VERIFY |
| | THAT NOT LESS THAN 20 LINEAR FEET SHALL BE PROVIDED FOR |
| | CAR QUEUING, SHALL OCCUR INTERNAL TO THE LOT, AND SHALL |
| | NOT INTERFERE WITH PEDESTRIAN CIRCULATION ON A PUBLIC |
| | SIDEWALK. **** THIS IS AT THE SOUTH DIXIE ENTRANCE |
| | WHERE CARS ARE BACKING INTO THE TRAVEL LANE. |
| | |
| | 44) UPDATED COMMENT: PROVIDE VERIFICATION THAT THE |
| | PARKING STRUCTURE ENTRANCES FACING A STREET FRONTAGE |
| | TREAT THE INTERIOR PORTION OF THE GARAGE ENTRY TO A |
| | DEPTH OF AT LEAST 20 FEET FROM THE BUILDING FACADE. |
| | TREATMENT MAY INCLUDE, BUT SHALL NOT BE LIMITED TO, |
| | STUCCO OR PLASTER, FINISHED AND PAINTED COMPARABLE TO A |
| | HABITABLE SPACE. ALL MECHANICAL, ELECTRICAL, AND |
| | PLUMBING SYSTEMS SHALL BE COVERED OR SCREENED. **** NOT |
| | PROVIDED AT THE SOUTH DIXIE GARAGE ENTRANCE/EXIT. |
| | |
| | 45) REPEAT COMMENT: A PORTION OF THE ENTRANCE RAMP IS |
| | GREATER THAN 14 PERCENT SLOPE, WHICH REQUIRES A |
| | BREAK-OVER TRANSITION. **** THIS NEEDS TO BE SHOWN WITH |
| | THESE PLANS SO THAT VERIFICATION IS PROVIDED THAT THE |
| | PLANS CONTINUE TO MEET CODE WHEN THE BREAK-OVER |
| | TRANSITION IS PROVIDED. |
| | |
| | 46) REPEAT COMMENT: NO BICYCLE PARKING TABLE SHOWING |
| | PROPOSED AND REQUIRED BICYCLE PARKING IS PROVIDED. THIS |
| | SHALL INCLUDE BREAK DOWNS FOR THE COMMERCIAL AND |
| | RESIDENTIAL USERS. |
| | |
| | 47) REPEAT COMMENT: THE BICYCLE ROOMS SHOWN IN THE |
| | PLANS SHALL BE PROVIDED AT A LARGER SCALE WITH |
| | DIMENSIONS AND THE SPECIFIC RACK SYSTEM THAT IS |
| | PROPOSED. |
| | |
| | 48) REPEAT COMMENT: THE STREETSCAPE BICYCLE PARKING |
| | SHALL BE DIMENSIONED ON THE PLANS AS WELL AS SHOWN ON A |
| | DIMENSIONED BICYCLE DETAIL, WHICH INCLUDES THE SPECIFIC |
| | RACK USED. |
| | |
| | 49) UPDATED COMMENT: THE ENTIRE DEVELOPMENT CONTAINS |
| | MORE THAN 50,000 SQUARE FEET OF COMMERCIAL USES, SO A |
| | SHOWER AND CHANGING FACILITY SHALL BE PROVIDED. **** |
| | EITHER A SHARED FACILITY IS SHOWN ON THE PLANS THAT |
| | WILL GO TO DAC, OR A CONDITION WILL BE ADDED THAT AT |
| | THE TIME OF THE BUILD OUT OF THE RETAIL AREA (GROCERY |
| | STORE) THE FACILITY WILL BE PROVIDED. |
| | |
| | 50) UPDATED COMMENT: THE TRUCK TURN PLANS MUST SHOW THE |
| | FULL EXTENT OF THE GARDENIA RIGHT-OF-WAY. THIS SHALL |
| | INCLUDE ONE DRAWING SHOWING THE EXISTING CONDITION WITH |
| | THE LOCATION OF THE ON-STREET PARKING SPACES AND |
| | SIDEWALK ON THE SOUTH SIDE AND ONE SHOWING THE PROPOSED |
| | AC MARRIOT CHANGES TO THE RIGHT-OF-WAY. THE TURN PLANS |
| | MUST VERIFY THAT THAT PROPOSED TRUCK MOVEMENTS DO NOT |
| | CONFLICT EXISTING OR PROPOSED CHANGES TO GARDENIA. **** |
| | THE TURN PLAN FOR THE EXISTING STREET CONFIGURATION OF |
| | GARDENIA STREET. THE PLAN FOR THE FUTURE CONFIGURATION |
| | OF GARDENIA SHOWS THE TRUCKS DRIVING THROUGH THE |
| | PARALLEL PARKING SPACES, WHICH DOES NOT FUNCTION IF |
| | CARS ARE PARKED IN THE SPACES. |
| | |
| | OPEN SPACE |
| | |
| | 51) REPEAT COMMENT: SINCE THE PROJECT CONTAINS MORE |
| | THAN 80,000 SQUARE FEET OF AREA, THE PUBLIC OPEN SPACE |
| | IS REQUIRED TO BE PROVIDED ADJACENT TO THE BUILDING |
| | ENTRANCE AND CONSOLIDATED INTO ONE SINGLE OPEN SPACE. |
| | THE PROPOSED BIFURCATED PUBLIC OPEN SPACE DOES NOT MEET |
| | THIS REQUIREMENT. **** STAFF DOES NOT CURRENTLY SUPPORT |
| | THE BIFURCATING OF THE OPEN SPACE, ESPECIALLY SINCE THE |
| | EASTERN AREA DOES NOT COMPLY WITH ANY OF THE OPEN SPACE |
| | CLASSIFICATIONS. THIS DOES NOT SEEM TO BE AN ITEM THAT |
| | CAN GET A VARIANCE. |
| | |
| | 52) REPEAT COMMENT: PUBLIC OPEN SPACES SHALL NOT BE |
| | LOCATED ADJOINING CURB CUTS, DRIVEWAYS, OR PARKING |
| | ACCESS RAMPS, EXCEPT OUTDOOR PASSENGER DROP-OFF AREAS. |
| | THE PROPOSED GARDEN COURTYARD DOES NOT COMPLY WITH |
| | THESE REQUIREMENTS. |
| | |
| | 53) UPDATED COMMENT: PROVIDE THE TABULAR INFORMATION TO |
| | SHOW HOW THE PROPOSED PUBLIC OPEN SPACE MEETS THE |
| | REQUIREMENTS OF TABLE IV-7 OPEN SPACE STANDARDS BASED |
| | ON THE OPEN SPACE TYPE. VISUALLY, IT DOES NOT APPEAR |
| | THE STANDARDS ARE MET. **** THE TWO SEPARATE GROUND |
| | LEVEL OPEN SPACES MAY NOT BE COMBINED ON THE TABLE. IF |
| | THEY CAN BE SPLIT, EACH NEEDS TO STAND ON ITS OWN FOR |
| | THE REQUIREMENTS. EACH PRIVATE OPEN SPACE AREA NEEDS TO |
| | STAND ON ITS OWN AS WELL. |
| | |
| | 54) REPEAT COMMENT: THE LANDSCAPE PLAN AND THE SITE |
| | PLAN CONFLICT ON WHAT IS SHOWN FOR THE LEVEL 9 ROOFTOP |
| | AMENITY AREA. ONCE THE FINAL PROPOSAL IS SHOWN ON ALL |
| | PLANS, STAFF CAN VERIFY COMPLIANCE WITH CODE. PROVIDE |
| | THE HEIGHT DIMENSION OF ALL FEATURES ABOVE LEVEL 9 IN A |
| | PLAN VIEW. |
| | |
| | 55) UPDATED COMMENT: THE PRIVATE OPEN SPACE TABLES ON |
| | SHEETS A0.01 AND A0.09 SHOW DIFFERENT VALUES. (NOTE: |
| | SITE AREAS NOT UPDATED TO EXCLUDE THE PREVIOUSLY |
| | DEDICATED ROW, SO ALL VALUES WILL CHANGE) ALL TABLES |
| | NEED TO SHOW CONSISTENT, ACCURATE INFORMATION. |
| | ADDITIONALLY, THE TABLES LIST LESS OPEN SPACE THAN IS |
| | PROVIDED. |
| | |
| |
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