| Date |
Text |
| 2022-09-07 15:31:02 | 1. ACTIVE USE: PLEASE NOTE THAT ACTIVE USES ARE |
| | REGULATED AS A PERCENTAGE OF THE BUILDABLE LOT |
| | FRONTAGE, NOT THE BUILDING FRONTAGE. PLEASE ADJUST |
| | CALCULATIONS ACCORDINGLY. THE PERCENTAGE SHOULD BE 80% |
| | OF THE ENTIRE N ROSEMARY AVE. PROPERTY LINE (60% FOR |
| | LINERS 2-5), 30% OF THE 3RD ST. PROPERTY LINE, AND THEN |
| | 30% OF THE W. RAILROAD AVE. PROPERTY LINE. |
| | |
| | 2. PLEASE PROVIDE OWNERS CONSENT OR PROOF OF AGREEMENT |
| | BETWEEN THE NEIGHBORING PROPERTY OWNER OF 411 W |
| | RAILROAD AVE. TO ALLOW FOR THE EXTENSION OF 4TH ST. |
| | OVER THEIR PROPERTY. |
| | |
| | 3. RADIUS OF THE CURB-CUT OR APRON FOR THE NORTHERN |
| | SERVICE ACCESS ENCROACHES INTO CITY PROPERTY, PLEASE |
| | ADJUST. |
| | |
| | 4. THE SERVICE ACCESS ALONG THE SOUTHERN AND NORTHERN |
| | SIDE OF THE PROPERTY DOES NOT PROVIDE REQUIRED 5 FT. |
| | LANDSCAPE BUFFER ALONG THE PROPERTY LINE AND TO SCREEN |
| | THE VEHICULAR USES. SERVICE ROADS WILL HAVE TO BE |
| | ADJUSTED TO ACCOMMODATE FOR THE BUFFER. |
| | |
| | 5. SHEET A0.2 ? SITE INFORMATION TABLES REQUIRE |
| | CORRECTIONS: |
| | - IF LOT AREA IS 108,638; THEN WITH A 2.75 FAR MAXIMUM |
| | ALLOWED IS 298,755 SF, NOT 298,729 SF. |
| | - REQUIRED PRIVATE OPEN SPACE AT 25% IS 27,160 SF, NOT |
| | 27,158 SF. |
| | - CONDITIONAL 50? SETBACK IS FROM ABOVE THE 5TH FLOOR, |
| | NOT THE 6TH. |
| | - GBA SHOULD MATCH FAR CALCULATION. |
| | - PLEASE DOUBLE CHECK ALL CALCULATIONS AND DIMENSIONS |
| | FOR CONSISTENCY ACROSS PLANS. |
| | |
| | 6. OPEN SPACE REQUIREMENT: |
| | - PLEASE CLARIFY THE 4TH ST. EXTENSION. IS IT A PRIVATE |
| | ROAD WITH PUBLIC ACCESS AGREEMENT/EASEMENT? DOES IT |
| | SERVE AS A PUBLIC ROW? |
| | - IF 4TH ST. IS AN EXTENSION OF THE PUBLIC ROW, THEN IT |
| | REQUIRES A SETBACK ON EITHER SIDE AND SHOULD BE |
| | DESIGNED WITH STREETSCAPE REQUIREMENTS IN MIND. IF IT |
| | IS NOT CONSIDERED A PUBLIC ROW, THEN PUBLIC OPEN SPACE |
| | #2 DOES NOT MEET REQUIREMENT OF A COURTYARD TO HAVE |
| | PUBLIC ROW ABUTMENT. PUBLIC OPEN SPACES SHOULD NOT BE |
| | LOCATED ALONG THE PRIVATE DRIVE AS THAT IS NOT THE |
| | INTENTION OF THE CODE, SPACES SHOULD BE PUBLICALLY |
| | ACCESSIBLE AND VISIBLE; OTHERWISE, PEDESTRIANS WILL NOT |
| | UTILIZE THE SPACE AS DESIGNED. |
| | - ON SHEET A1.4 PUBLIC OPEN SPACE #1 AND #2 SHOULD BE |
| | COMBINED INTO A SINGLE SPACE, THE WALKWAY/SIDEWALK DOES |
| | NOT DELINEATE SEPARATE SPACES, AS IT IS SHOWN THE OPEN |
| | SPACE WOULD HAVE TO HAVE ITS PROPORTIONS CHANGED AS NO |
| | SINGLE SIDE CAN BE 5X THE LENGTH OF THE OTHER. THIS IS |
| | A VERY LINEAR OPEN SPACE. |
| | - WHAT IS THE GROUND LEVEL PRIVATE OPEN SPACE AT THE |
| | NORTH WEST CORNER OF SHEET L-1? IS THIS PART OF THE |
| | REQUIRED PRIVATE OPEN SPACE COUNT? SUGGEST EXPANDING |
| | 2BR UNIT TO SCREEN LOADING/SERVICE ROAD FROM THE |
| | PRIVATE OPEN SPACE AND N ROSEMARY. |
| | - PLEASE PROVIDE CALCULATIONS FOR HOW THE PROPOSED OPEN |
| | SPACES MEET THE REQUIREMENTS FOR SIZE, ACTIVE USE |
| | ABUTMENT, ROW ABUTMENT, SEATING, VEGETATION, OVERHEAD |
| | COVER, ETC. AS IS APPLICABLE. |
| | |
| | 7. PLEASE ADJUST GROSS BUILDING AREA (GBA) CALCULATIONS |
| | ON SHEET A0.2 AND A1.1: |
| | - GROSS BUILDING AREA MEANS THE TOTAL FLOOR AREA OF A |
| | BUILDING, INCLUDING AIR-CONDITIONED OR FULLY ENCLOSED |
| | STORAGE SPACES, ENCLOSED AREAS ON THE ROOFTOP, SUCH AS |
| | BATHROOMS AND LOBBIES, STAIRS AND ELEVATOR AREAS, AND |
| | EXTERNAL UNENCLOSED CIRCULATION AREAS. THE GROSS |
| | BUILDING AREA DOES NOT INCLUDE PARKING AREAS; |
| | UNENCLOSED COLONNADES, PORCHES AND BALCONIES; |
| | MECHANICAL AND ELECTRICAL SPACES; AND TRASH ROOMS. |
| | STORAGE SPACES WITHOUT WINDOWS AND ENCLOSED BY SURFACES |
| | THAT ALLOW FOR NATURAL VENTILATION OR OUTSIDE AIR |
| | CIRCULATION SHALL NOT BE INCLUDED. |
| | - THE GROSS BUILDING AREA SHALL BE MEASURED FROM THE |
| | OUTSIDE FACE OF EXTERIOR WALLS. |
| | - SHEET A1.1 AND A1.2 SHOULD MATCH IN TERMS OF TOTALS. |
| | |
| | 8. SHEET A1.0 PLEASE PROVIDE ALL CURBCUT WIDTH |
| | DIMENSIONS ALONG PROPERTY LINE, CANNOT EXCEED 25?. |
| | |
| | 9. ON SHEET L-1 AND A1.0 STREETSCAPE AND LANDSCAPE |
| | REQUIREMENTS NOT MET: |
| | - STREET TREES ARE REQUIRED TO BE ADJACENT TO THE CURB, |
| | N ROSEMARY AVENUE SIDE ON FEATURES 5 (EXISTING) TREES, |
| | REQUIREMENT IS TREES SPACED OUT AT A MAX. OF 30 FT. ON |
| | CENTER; APPROX. 16 STREET TREES REQUIRED ALONG N |
| | ROSEMARY. |
| | - FURTHER DISCUSSION IS NECESSARY WITH CRA AS THERE ARE |
| | PLANS TO RECONFIGURE THE N ROSEMARY STREETSCAPE. |
| | - PLEASE ILLUSTRATE THE SITE VISIBILITY TRIANGLES FROM |
| | ALL INTERSECTIONS IN ACCORDANCE WITH SEC. 94-305(E.) ? |
| | LANDSCAPE APPEARS TO IMPEDE. |
| | |
| | 10. PLEASE PROVIDE SETBACK LINES ON ALL ELEVATIONS. |
| | |
| | 11. PLEASE PROVIDE SEPARATE SHEETS ON FACADE |
| | ARTICULATION AND HOW THE PROJECT MEETS PLANAR BREAK |
| | REQUIREMENTS, TRANSPARENCY/FENESTRATION REQUIREMENTS, |
| | AND PROVIDE ADDITIONAL DETAILS FOR ANY PROJECTIONS, |
| | SCREENING, OR ARCHITECTURAL FEATURES. |
| | |
| | 12. THE WALLS ON THE INTERIOR OF THE PUBLIC OPEN SPACE |
| | COURTYARD (BETWEEN 4TH AND 3RD) ARE BLANK, PLEASE |
| | PROVIDE SOME FENESTRATION, ARCHITECTURAL TREATMENT OR |
| | FACADE ARTICULATION ON THESE WALLS. |
| | - NORTHERN FA?ADE OF THE BUILDING (FACING SALVATION |
| | ARMY) APPEARS TO HAVE A LARGE BLANK WALL (>20%) PLEASE |
| | PROVIDE ADDITIONAL FENESTRATION, ARCHITECTURAL |
| | TREATMENT OR FACADE ARTICULATION TO THIS FRONTAGE. |
| | - WEST RAILROAD AVENUE, GROUND LEVEL FACADE WOULD |
| | BENEFIT FROM ADDITIONAL ARTICULATION. |
| | |
| | 13. BICYCLE PARKING REQUIRES 1 SPACE PER EVERY 100 FT. |
| | OF FRONTAGE, PUBLICLY ACCESSIBLE ALONG ROW/CURB (~5-6 |
| | SPACES ON ROSEMARY; ~2 SPACES ON 3RD; ~3 SPACES ON W |
| | RAILROAD.) |
| | |
| | 14. PLEASE INDICATE LOCATION OF BIKE ROOM, PROVIDE |
| | DETAILS OF HOW ROOM IS ACCESSED, AND PROVIDE THE TYPE |
| | OF RACKS OR DETAIL HOW THE BIKES ARE SECURED WITHIN THE |
| | ROOM. |
| | |
| | 15. PLEASE PROVIDE PARKING STALL DETAILS, MAKE SURE THE |
| | STRIPING AND DIMENSIONS MEET CITY STANDARD. PLEASE |
| | PROVIDE DRIVE AISLE WIDTH, REQUIRED 24FT. MINIMUM. |
| | PLEASE PROVIDE PARKING RAMP SLOPES. PROVIDE DIMENSION |
| | OF LOADING AREA. |
| | |
| | 16. FOR DAC PLEASE PROVIDE ACCURATE AND FULL DETAIL |
| | RENDERS OF THE PROJECT. |
| | |
| | 17. CITY/CRA IN PARTNERSHIP WITH GEHL HAS PRODUCED A |
| | STUDY TO REDEVELOP N ROSEMARY AVENUE AND ITS |
| | STREETSCAPE, AS PART OF THIS STUDY N ROSEMARY IS TO BE |
| | A MORE ACTIVE FRONTAGE. |
| | - CRA RECOMMEND INCORPORATING GROUND-LEVEL COMMERCIAL |
| | USES ALONG THE PORTION OF N. ROSEMARY AND THE 3RD ST. |
| | FRONTAGE OR CORNER. FROM 3RD ST. TO 4TH ST. |
| | COMMERCIAL/RETAIL OPPORTUNITIES FOR BOTH THE PROJECT'S |
| | RESIDENTS AS WELL AS THE SURROUNDING NEIGHBORHOOD. |
| | - PORTION FROM 4TH ST. UP TO THE SALVATION ARMY |
| | PROPERTY LINE CAN REMAIN AS THE WALK-UP UNITS. HOWEVER |
| | ADDITIONAL GROUND-LEVEL RETAIL IS ENCOURAGED BY CRA. |
| | - RELOCATE INTERIOR LOBBY TO THE INTERSECTION OF 4TH |
| | AND N ROSEMARY, MIRROR THE CONDITION ON THE 2ND |
| | BUILDING'S LOBBY. |
| | - SUGGEST FURTHER DISCUSSION WITH CRA. |
| | |
| | 18. RECOMMEND EXPLORING ADDITIONAL ARCHITECTURAL |
| | TREATMENTS, FACADE ARTICULATION, OR DESIGNS TO THE |
| | CORNER/INTERSECTION OF 3RD AND N ROSEMARY. THIS IS A |
| | FOCAL POINT AND SERVES AS A GATEWAY INTO THE NORTHWEST |
| | NEIGHBORHOOD, GREAT OPPORTUNITY TO MAKE A STANDOUT OR |
| | SPECIAL FRONTAGE. |
| | |
| | 19. ON SHEET A1.1 AND A1.2, THE DIAGRAM FOR LEVEL 4 AND |
| | LEVEL 8 ARE MISSING, VALUES ARE SHOWN IN TABLE. |
| | |
| | 20. SHEET A2.3 THE BRIDGE SPANNING OVER 4TH ST. SHOWS |
| | PARKING SPACES, HOWEVER THERE ARE SEVERAL WALLS DRAWN, |
| | PLEASE CLARIFY HOW THIS BRIDGE/SPACE FUNCTIONS. WHAT IS |
| | THE GREY ROOM TO THE LEFT OF THE BRIDGE PARKING; IS |
| | THIS STORAGE? |
| | |
| | 21. SHEET A4.1 & A4.2, PLEASE EXPLAIN OR CLARIFY HOW |
| | THE BRIDGE AND PARKING LEVELS RELATE TO THE OVERALL |
| | FLOOR PLATES OF THE BUILDING, DOES NOT APPEAR TO BE |
| | LEVEL/LOOKS TO BE A HALF OR QUARTER-FLOOR DIFFERENCE IN |
| | THE ALIGNMENT. HOW DOES THIS SPACE FUNCTION IN RELATION |
| | TO THE OVERALL BUILDING? INTERNALLY RAMPS UP? |
| | |
| | 22. UPDATED RENDERS PROVIDED ON 9.8.22 SHOW THE |
| | GROUND-LEVEL WALKUP UNITS ENCLOSED BY A RAILING OR |
| | FENCE, WHAT IS THE TOTAL HEIGHT OF THE WALL + RAILING? |
| | |
| | 23. PER CONVERSATION WITH HISTORIC PRESERVATION STAFF, |
| | WHILE THE PROJECT LIES OUTSIDE OF THE BOUNDARIES FOR |
| | THE NORTHWEST NEIGHBORHOOD, STAFF ENCOURAGES DESIGN |
| | THAT PROVIDES RELATIONSHIP OR REFERENCE TO THE HISTORIC |
| | NATURE OF THE NEIGHBORHOOD THIS PROJECT FACES/OPENS TO. |
| | ADDITIONAL ARCHITECTURAL ELEMENTS TO CONSIDER INCLUDE: |
| | ANGLED CORNERS ON THE BALCONIES CONNECTING TO THE |
| | BUILDING FA?ADE (CREATING A TRAPEZOID LOOK), CABLED |
| | SUPPORTS FROM THE BALCONIES TO THE BUILDING FA?ADE |
| | (MIMIC AWNING OR CANOPY SUPPORTS), A THICKER BALCONY |
| | SLAB FOR THE BALCONY ABOVE THE 3RD ST. ACCESS ROAD |
| | (CREATING MORE OF A MARQUEE ELEMENT), AND OPENING UP |
| | THE CORNER OF 3RD AND N ROSEMARY BY SETTING THE MASS |
| | BACK AND CREATING A FOCAL POINT AT THE CORNER. |
| | |
| | CHRIS KIMMERLY, AICP |
| | URBAN DESIGN PLANNER |
| | 822.1426 [email protected] |
| | |
| |
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