Plan Review Notes
Plan Review Notes For Project Z22120027
Project Number Z22120027
Review Stop Z
Sequence Number 2
Notes
Date Text
2023-02-10 17:47:33ZONING AND PLANNING
 PROJECT: ROXY'S RENOVATION AND EXPANSION (Z22120027)
 DATE: FEBRUARY 10, 2023
 CONTACT: CLAUDIA IBAVEN, CITY URBAN DESIGNER, AT
 561-822-1402 OR VIA [email protected].
 I HAVE REVIEWED THE ABOVE REFERENCED PETITION AND
 PROVIDE THE FOLLOWING COMMENTS BASED ON 01.26.23
 RESUBMITTAL:
  
  
 GENERAL COMMENTS:
  
 1. PLEASE PROVIDE A TRAFFIC LETTER BY THE PALM BEACH
 COUNTY TRAFFIC DIVISION 561-684-4030.
  
 RESPONSE: ACKNOWLEDGED; THE TRAFFIC IMPACT STATEMENT
 WAS SUBMITTED TO THE PALM BEACH COUNTY TRAFFIC DIVISION
 ON DECEMBER 8, 2022; THE RESPONSE WAS RECEIVED ON
 JANUARY 17TH AND IS INCLUDED IN THIS RESUBMITTAL
  
 Z 02.10.23 - SATISFIED
  
  
 2. ON PROJECT FAST SHEET, REVISE THE TABLE ZONING AND
 FUTURE LAND USE AND EXISTING USES, FROM CURRENT ZONING,
 SUBJECT AREA NORTH ???CWD-CD??? TO THE CORRECT
 'CWD-10'.
  
 RESPONSE: ACKNOWLEDGED, THIS HAS BEEN CORRECTED
  
 Z 02.10.23 - SATISFIED. IN ADDITION, PLEASE PROVIDE
 BREAKDOWN OF OFFICE SQ.FT. ON THE PROJECT DATA SHEET.
  
  
 3. PROVIDE ENGINEERING PLANS/DOCUMENTS.
  
 RESPONSE: NO CHANGES ARE PROPOSED TO ANY PAVING,
 GRADING, DRAINAGE, STREETS OR SIDEWALKS, OR ANY OTHER
 AREA THAT REQUIRE NEW ENGINEERING. SEE SHEET P-001 FOR
 LEVEL OF SERVICE CALCULATIONS FOR THE RENOVATED AREAS
  
 Z 02.10.23 - PENDING FROM OTHER DEPARTMENTS IF COMMENT
 HAS BEEN SATISFIED.
  
  
 4. PROVIDE INFORMATION FOR ANY AERIAL EASEMENTS FOR 309
 CLEMATIS ST PROPERTY AND IF A NEW AERIAL EASEMENT IS
 NEEDED FOR 313 CLEMATIS ST.
  
 RESPONSE: ALL CHANGES PROPOSED ARE WITHIN THE CURRENT
 AERIAL ENCROACHMENT AREAS.
  
 Z 02.10.23. PLEASE PROVIDE A COPY OF THE AERIAL
 EASEMENT AGREEMENT.
  
  
 5. PROVIDE WRITTEN CONFIRMATION THAT PUBLIC UTILITIES
 DEPARTMENT HAS REVIEWED THE PROPOSAL FOR WATER, SEWAGE
 TREATMENT, STORM DRAINAGE AND GARBAGE COLLECTION
 SERVICES.
  
 RESPONSE: REQUEST FOR CONFIRMATION WAS SENT TO ALL
 UTILITY DEPARTMENTS AND THE RESPONSES HAVE BEEN
 PROVIDED. WE WOULD REQUEST THAT WRITTEN CONFIRMATION BE
 A CONDITION OF FINAL APPROVAL.
  
 Z 02.10.23 - NOT SATISFIED. PLEASE PROVIDE A WRITTEN
 CONFIRMATION THAT PUBLIC UTILITIES DEPARTMENT HAS
 REVIEWED THE PROPOSAL FOR WATER, SEWAGE TREATMENT,
 STORM DRAINAGE AND GARBAGE COLLECTION SERVICES.
  
  
 6. PROVIDE LETTERS FROM ALL PUBLIC UTILITIES CONFIRMING
 THAT THE PROPOSED PROJECT DOES NOT ENCROACH INTO THEIR
 EASEMENTS OR OTHERWISE INTERFERE WITH THE PROVISIONS OF
 THEIR SERVICES.
  
 RESPONSE: REQUEST FOR CONFIRMATION WAS SENT TO ALL
 UTILITY DEPARTMENTS AND THE RESPONSES HAVE BEEN
 PROVIDED. WE WOULD REQUEST THAT WRITTEN CONFIRMATION BE
 A CONDITION OF FINAL APPROVAL.
  
 Z 02.10.23 - NOT SATISFIED. PLEASE PROVIDE LETTERS FROM
 ALL PUBLIC UTILITIES CONFIRMING THAT THE PROPOSED
 PROJECT DOES NOT ENCROACH INTO THEIR EASEMENTS OR
 OTHERWISE INTERFERE WITH THE PROVISIONS OF THEIR
 SERVICES.
  
  
 7. PLEASE SHARE ANY PUBLIC OUTREACH THAT HAS BEEN DONE
 FOR THE PROJECT.
  
 RESPONSE: LETTERS OF SUPPORT HAVE BEEN PROVIDED BY
 SEVERAL BUSINESSES ON CLEMATIS STREET AND HAVE BEEN
 PROVIDED WITH THIS RESUBMITTAL.
  
 Z 02.10.23 - SATISFIED. PLEASE ADD TO THE RESUBMITTAL
 ANY NEW PUBLIC OUTREACH DOCUMENTATION.
  
  
 8. PER SEC. 94-39 (J)(4) AND SEC. 94-54 (B)(3), THE
 PROPOSED DEVELOPMENT WILL NEED TO MEET PROCEDURES OF
 NOTICES OF PUBLIC MEETINGS. AS DIRECTED BY THE PLANNING
 DIRECTOR, THE NOTICE WILL NEED TO INCLUDE THE EXPECTED
 60-DAY CLOSURE OF CLEMATIS STREET BETWEEN SOUTH OLIVE
 AVE AND S DIXIE HWY. WHILE THE PROJECT IS IN
 CONSTRUCTION TO INFORM NEIGHBORS.
  
 RESPONSE: THE PROPOSED PROJECT WOULD REQUIRE THE
 CLOSURE OF CLEMATIS STREET, BETWEEN S. DIXIE HIGHWAY
 AND S. OLIVE AVE FOR 90 DAYS, THE PROPOSED STREET
 CLOSURE. A MAINTENANCE OF TRAFFIC (MOT) AND PEDESTRIAN
 MOT HAVE BEEN PROVIDED TO DEMONSTRATE THE CLOSURE,
 DETOUR AND INFORMATION SHARED WITH NEIGHBORS REGARDING
 THE PENDING/REQUIRED STREET CLOSURE AND ROW PERMIT. THE
 PROPERTY OWNER LIST AND RADIUS HAVE BEEN INCLUDED WITH
 THIS SUBMITTAL.
  
 Z 02.10.23 - PLEASE NOTE, AS PER SEC. 94-39 (J)(4),
 WRITTEN NOTICE, INCLUDING THE 90 DAYS CLOSURE, SHALL BE
 PROVIDED BY MAIL AT LEAST 14 DAYS IN ADVANCE OF THE DAC
 PUBLIC HEARING TO ALL AFFECTED PROPERTY OWNERS, ALL
 AFFECTED NEIGHBORHOOD AND BUSINESS ORGANIZATIONS AND
 ALL PERSONS WHO OWN REAL PROPERTY WITHIN 500 FEET OF
 THE PROPERTY TO BE AFFECTED BY THE PROPOSED ACTION.
 PLEASE CLARIFY IF THE MOT AND PEDESTRIAN MOT WILL BE
 INCLUDED IN THE NOTICE. ONCE THE PROJECT IS PASSED BY
 ALL DEPARTMENTS CONTACT CLAUDIA IBAVEN TO CHECK ON
 DEADLINES FOR THE DAC MEETING.
  
  
 1. JUSTIFICATION LETTER:
  
 A. AS DESCRIBED ON THE LETTER "PROPERTIES ARE DESIGNED
 TO FUNCTION AS ONE COHESIVE PROPERTY", PLEASE CLARIFY
 IF BOTH PROPERTIES ARE ONLY CONNECTED VIA THE ROOFTOP
 AND NOT ON THE GROUND FLOOR OR 2ND AND 3RD FLOOR.
  
 RESPONSE: ACKNOWLEDGED; PLEASE SEE REVISED
 JUSTIFICATION LETTER
  
 B. PLEASE PROVIDE INFORMATION ABOUT THE COMMERCIAL USE
 OF THE 313 CLEMATIS ST. PROPERTY. IF THE INTENTION IS
 TO ACTIVATE THE VACANT BUILDING, PLEASE EXPLAIN FURTHER
 WHAT TYPE OF USE THE GROUND FLOOR, SECOND FLOOR, AND
 THIRD FLOOR WILL HAVE. IS THE GROUND FLOOR A NEW
 RESTAURANT OR A BAR? ARE 2ND AND 3RD FLOOR OFFICES?
 WILL THE ROOFTOP BE PART OF THE EXISTING BAR/PUB? WILL
 BOTH PROPERTIES FUNCTION AS ONE BUSINESS OR SEPARATE
 BUSINESSES?
  
 RESPONSE: ACKNOWLEDGED; PLEASE SEE REVISED
 JUSTIFICATION LETTER PAGE 1. THE FIRST FLOOR IS
 PROPOSED AS A RESTAURANT, THE SECOND FLOOR AS OFFICE
 AND THE THIRD FLOOR DOES NOT HAVE A PROPOSED USE AT
 THIS TIME.
  
 Z 02.10.23 - SATISFIED.
  
  
 C. NOTE, IF NEW SPACES WILL BE 'ALCOHOLIC BEVERAGE
 ESTABLISHMENTS', PLEASE REVIEW WPB CODE OF ORDINANCES
 CHAPTER 6- ALCOHOLIC BEVERAGES AND ADDRESS HOW THE
 PROPOSED DEVELOPMENT WILL MEET THE CITY CODE.
  
 RESPONSE: ACKNOWLEDGED; THE NEW SPACES ARE PROPOSED AS
 BONA FIDE RESTAURANT SPACES THAT WILL NOT QUALIFY AS
 'ALCOHOLIC BEVERAGE ESTABLISHMENTS'
  
 Z 02.10.23 - PLEASE MAKE SURE THAT THE PROPOSED BONA
 FIDE RESTAURANTS MEET THE CRITERIA ON THE CITY'S CODE
 OF ORDINANCES, CHAPTER 6, SEC. 6-1, SUCH AS, FULL
 KITCHEN FACILITIES, CUSTOMER SERVICE AREA WITH TABLES,
 CHAIRS AND COUNTERS, AND THE TOTAL AMOUNT OF SEATS OR
 CHAIRS SHALL BE SUFFICIENT TO ACCOMMODATE THE OCCUPANT
 LOAD OF THE RESTAURANT, TO NAME A FEW. FEEL FREE TO
 PROVIDE ANY DOCUMENTATION AVAILABLE AT THE MOMENT FOR
 OUR RECORDS.
  
 D. PLEASE REVISE SECTION 'REQUEST 1: SITE PLAN REVIEW',
 THERE ARE SOME RESPONSES THAT ARE DESCRIBING A
 DIFFERENT PROJECT AND SOME SENTENCES ARE INCOMPLETE.
 PER SEC. 94-54 (B), THE PROPOSED PROJECT IS SUBJECT TO
 SPECIAL REVIEW BY DAC AS IT IS WITHIN THE BOUNDARIES OF
 THE CLEMATIS WATERFRONT CONSERVATION DISTRICT (CWD-CD).
 PLEASE RESPONSE ON THE JUSTIFICATION LETTER HOW THE
 PROPOSED DEVELOPMENT MEETS THE STANDARDS FOR SPECIAL
 REVIEW. FOR MORE INFORMATION ABOUT THE STANDARDS PLEASE
 CHECK SEC. 94-54 (B)(2).
  
 RESPONSE: ACKNOWLEDGED; PLEASE SEE REVISED
 JUSTIFICATION LETTER
  
 Z 02.10.23 - NOT SATISFIED. PLEASE NOTE ON YOUR
 JUSTIFICATION LETTER YOU ARE REFERENCING SEC. 94-207,
 WHICH IS A SECTION FOR THE PLANNED DEVELOPMENT (PD)
 DISTRICT NOT APPLICABLE TO THIS PROJECT. PLEASE REVISE
 YOUR JUSTIFICATION LETTER.
  
 AS THIS PROJECT IS SUBJECT TO A SPECIAL REVIEW BY DAC,
 YOUR JUSTIFICATION LETTER ONLY NEEDS TO ADDRESS HOW THE
 PROPOSED DEVELOPMENT MEETS THE STANDARDS FOR SPECIAL
 REVIEW AND ANY VARIANCE STANDARDS, PLEASE REMOVE OTHER
 NOT APPLICABLE STANDARDS.
  
 AS A REPEATED COMMENT, NOTE THAT THERE ARE SENTENCES
 THAT ARE NOT COMPLETE, FOR EXAMPLE SEE ON YOUR RESPONSE
 TO SPECIAL REVIEW STANDARDS, A. 'WHICH IS BOUND TO THE
 EAST...'. PLEASE CAREFULLY REVISE.
  
 ON SPECIAL REVIEW STANDARDS (A) RESPONSE, PLEASE ALSO
 DESCRIBE HOW THE PROPOSED DEVELOPMENT IS DESIGN IN
 CONSIDERATION TO NEIGHBORING PROPERTIES TO THE WEST,
 NORTH AND SOUTH, AND HOW IT IS IN LINE WITH THE OVERALL
 DEVELOPMENT OF THE CLEMATIS WATERFRONT DISTRICT.
  
 PLEASE NOTE, PRIOR TO DAC REVIEW, THE APPLICANT WILL
 NEED TO PROVIDE STREET-LEVEL THREE-DIMENSIONAL
 RENDERINGS FOR THE PROPOSED DEVELOPMENT AND ALL
 BUILDINGS ON ADJACENT SITES, PUBLIC SPACES AND STREETS
 TO ILLUSTRATE HOW THE NEW BUILDING RELATES TO THE
 SURROUNDING AREA. RENDERINGS WILL NEED TO MATCH THE
 PROPOSED DEVELOPMENT AND DRAWINGS IN APPLICATION, AS
 WELL AS EXISTING CONDITIONS OF THE SITE.
  
 ON SPECIAL REVIEW STANDARD (C) PLEASE EXPLAIN FURTHER
 HOW THE ARCHITECTURAL ELEMENTS ARE CONSISTENT ACROSS
 THE ENTIRE DEVELOPMENT, NOT ONLY FOR MASS, BULK AND
 PROPORTION, BUT ALSO THE INCORPORATION OF FENESTRATION,
 FACADE MATERIALS, OR OTHER ARCHITECTURAL ELEMENTS USE
 IN THE DESIGN.
  
 ON SPECIAL REVIEW STANDARD (D) PLEASE EXPLAIN FURTHER
 HOW THE PROPOSED PROJECT ALSO ALLOWS VISUAL INTERACTION
 WITH THE FLOORS ABOVE THE GROUND LEVEL.
  
 E. ON RESPONSE E), VARIANCE STANDARDS, PLEASE CLARIFY
 WHAT ARE "VERTICAL PROJECTIONS", IS THERE A PORTION OF
 THE BUILDING/FACADE WALL ON THE 3RD FLOOR OF 313
 CLEMATIS ST PROPERTY MEETING THE SETBACK? AND EXPLAIN
 FURTHER WHY THE ADDITION OF THE ONE FLOOR IS THE
 "MINIMUM AMOUNT NEEDED TO COMPLETE THIS PROJECT".
  
 RESPONSE: ACKNOWLEDGED; PLEASE SEE REVISED
 JUSTIFICATION LETTER. THE VERTICAL PROJECTION REFERRED
 TO IS THE 4TH FLOOR DINING DECK, WHICH IS LOCATED
 'BEHIND' (NORTH) OF THE ELEVATOR SHAFT LOCATION.
  
 F. ON RESPONSE J), VARIANCE STANDARDS, PLEASE EXPLAIN
 FURTHER THE MEANING OF 'DIMENSIONAL CHALLENGE'.
  
 RESPONSE: ACKNOWLEDGED; PLEASE SEE REVISED
 JUSTIFICATION LETTER
  
 Z 02.10.23 - PLEASE NOTE, AS THE VARIANCE IS DRIVEN BY
 THE EXISTING CONDITIONS OF THE SITE AND THE PROPOSED
 DEVELOPMENT IS MOSTLY A RENOVATION AND EXPANSION,
 PLEASE PROVIDE DRAWINGS THAT CLEARLY SHOW ALL THE FLOOR
 PLANS OF EXISTING CONDITIONS AND THE PROPOSED
 DEVELOPMENT, HIGHLIGHTING IN DIFFERENT COLOR THE NEW
 AREAS (SQ.FT.) ADDED. PLEASE CLARIFY IF THERE IS ANY
 OTHER VARIANCE REQUESTED.
  
 Z 02.10.23 - PLEASE CLARIFY IF YOU MEET THE MAX.
 BUILDING FOOTPRINT ON THE 3RD FLOOR. SEE MORE IN THE
 ARCHITECTURAL DRAWINGS COMMENTS.
  
  
  
 2.ARCHITECTURAL DRAWINGS:
  
 A. PLEASE PROVIDE RENDERINGS.
  
 RESPONSE: RENDERINGS HAVE BEEN INCLUDED WITH THIS
 RESUBMITTAL. NOTE THAT THESE ARE FOR MASSING PURPOSES,
 AS LANDSCAPE DETAILS MAY NOT NECESSARILY MATCH THE
 DETAILS SHOWN ON THE LANDSCAPE PLANS.
  
 Z 02.10.23 - PARTIALLY SATISFIED. PLEASE NOTE, PRIOR TO
 DAC REVIEW, THE APPLICANT WILL NEED TO PROVIDE
 STREET-LEVEL THREE-DIMENSIONAL RENDERINGS FOR THE
 PROPOSED DEVELOPMENT AND ALL BUILDINGS ON ADJACENT
 SITES, PUBLIC SPACES AND STREETS TO ILLUSTRATE HOW THE
 NEW BUILDING RELATES TO THE SURROUNDING AREA.
 RENDERINGS WILL NEED TO MATCH THE PROPOSED DEVELOPMENT,
 INCLUDING LANDSCAPING, FACADE MATERIALS, AS WELL AS
 EXISTING CONDITIONS OF THE SITE. DRAWINGS OF RENDERINGS
 WILL NEED TO BE SUBMITTED FOR SITE PLAN APPROVAL.
  
  
 B. PLEASE INCLUDE BOTH PROPERTIES FLOOR PLANS (GROUND
 FLOOR AND SECOND FLOOR) INTO ONE DRAWING TO ILLUSTRATE
 THE PROJECT AS A WHOLE AND HOW THEY PHYSICALLY CONNECT
 OR NOT AS YOU DO A-102. FOR EXAMPLE, COMBINING A-201
 WITH A-301 TO SHOW GROUND FLOORS OF BOTH PROPERTIES,
 AND THEIR RELATION TO THE SURROUNDING AREAS SUCH AS
 SIDEWALK, ADJACENT BUILDINGS, PROPERTY LINE, ALLEY,
 ETC. THIS WILL ALSO HELP ILLUSTRATE CLEARLY PEDESTRIAN
 CIRCULATION AND EGRESS/INGRESS ON BOTH PROPERTIES.
  
 RESPONSE: SEE REVISED ARCHITECTURAL PLANS FOR DETAILS
 OF ALL FLOORS. THE ONLY CONNECTION BETWEEN THE TWO
 PROPERTIES IS VIA THE ROOFTOP. NO CONNECTIONS ARE
 AVAILABLE OR PROPOSED ON THE GROUND FLOOR, SECOND FLOOR
 OR THIRD FLOOR.
  
 Z 02.10.23 - NOT SATISFIED. ONLY LIFE SAFETY PLANS WERE
 COMBINED. FROM A-201 TO A- 304, FLOOR PLANS ARE SHOWN
 FOR EACH PROPERTY. PLEASE ADD TO GROUND FLOOR PLANS THE
 SIDEWALK AND ALLEY AREAS AS SHOWN ON PSP-1 TO
 ILLUSTRATE THE INGRESS/EGRESS AND RELATION TO THE SITE.
 PLEASE ADD SCALE TO SHEETS.
  
  
 C. AS THIS IS A RENOVATION, PLEASE CLEARLY
 DIFFERENTIATE WHAT IS EXISTING AND WHAT IS NEW OR
 CHANGING IN EVERY FLOOR PLAN. FOR EXAMPLE, A-101 TABLE
 SHOWS THAT ON THE GROUND FLOOR THERE WILL BE 85 SQ.FT.
 ADDED BUT THERE IS NO SHEET OR DIAGRAM THAT ILLUSTRATES
 THE AREA THAT IS ADDED.
  
 RESPONSE: SEE REVISED ARCHITECTURAL PLANS
  
 Z 02.10.23 - NOT SATISFIED. NO CHANGES WERE MADE FROM
 PREVIOUS SUBMITTAL ON FLOOR PLANS. AS MENTIONED BEFORE,
 AS THE VARIANCE IS DRIVEN BY THE EXISTING CONDITIONS OF
 THE SITE AND THE PROPOSED DEVELOPMENT IS MOSTLY A
 RENOVATION AND EXPANSION, PLEASE PROVIDE DRAWINGS THAT
 CLEARLY SHOW ALL THE FLOOR PLANS OF EXISTING CONDITIONS
 AND HIGHLIGHTING IN DIFFERENT COLOR THE NEW AREAS
 (SQ.FT.).
  
 D. SEPARATE DIAGRAM SHEETS ARE REQUIRED TO CLEARLY
 ILLUSTRATE COMPLIANCE WITH THE DOWNTOWN MASTER PLAN
 REGULATIONS. THE SITE PLAN SHOWS THE DATA TABLE FOR
 SOME REGULATIONS THAT THE PROJECT NEEDS TO MEET, BUT
 DIAGRAMS ARE NEEDED TO ILLUSTRATE WHAT IS BEING
 INCLUDED/EXCLUDED FROM CALCULATIONS. FOR EXAMPLE:
  
 I. A-101 SHOWS TABLE WITH AREA CALCULATIONS BUT ONLY
 SHOWS THE 313 CLEMATIS ST. PROPERTY FLOOR PLAN, AND IT
 DOES NOT HIGHLIGHT THE AREA ON THE FLOOR PLAN THAT IS
 INCLUDED FOR FAR AND GBA CALCULATIONS.
  
 RESPONSE: SEE REVISED ARCHITECTURAL PLANS
  
 Z 02.10.23 - NOT SATISFIED. MAX. BUILDING FOOTPRINT: ON
 PSP-1, PLEASE ADD REQUIRED AND PROPOSED MAX. BUILDING
 FOOTPRINT FOR GROUND TO 2 (32???) FLOORS AND 3 TO 5
 (68???). ALSO REFERENCE SHEET WHERE YOU ARE SHOWING, ON
 THE FLOOR PLANS, THE AREAS YOU ARE CONSIDERING FOR YOU
 BUILDING FOOTPRINT. FOR MORE INFO ON HOW TO MEASURE
 FOOTPRINT, PLEASE SEE SEC. 94-109. SINCE A 3RD FLOOR
 WILL BE ADDED TO 313 CLEMATIS, IT WILL NEED TO MEET THE
 MAXIMUM BUILDING FOOTPRINT PERCENTAGE OF 70%. NOTE, AS
 PER SECTION 94-54 (D)(4)(E), AN INCREASE IN MAX.
 BUILDING FOOTPRINT IS A VARIANCE THAT DAC CAN???T
 AUTHORIZE, SO PLEASE PROVIDE FURTHER DETAILS ON HOW YOU
 MEET THE REQUIREMENT.
  
 II. ON DIAGRAMS AND DRAWINGS PLEASE ADD APPROPRIATE
 DRAWING ELEMENTS SUCH AS PROPERTY LINES, SETBACK LINES,
 AND DIMENSIONS TO SEE HOW EACH THE PROJECT IS MEETING
 (OR NOT) THE SETBACK REQUIREMENTS. NOTE, THE SETBACK
 DISTANCE IS MEASURED FROM THE BACK OF THE CURB AND THE
 NEAREST BUILDING SURFACE. PLEASE REVIEW SEC. 94-109,
 'SETBACK' DEFINITION FOR MORE INFORMATION.
  
 RESPONSE: SEE REVISED ARCHITECTURAL PLANS
  
  
 Z 02.10.23 - NOT SATISFIED. SETBACKS: ON PSP-1, PLEASE
 REFERENCE THE SHEET WHERE YOU ARE SHOWING THE PROPOSED
 DEVELOPMENT MEETS THE SETBACKS REQUIREMENTS. THE
 SHEET(S) SHOULD SHOW SIDEWALK AND CURBS IN ALL FLOORS
 SO IT IS CLEAR WHERE THE SETBACK LINES FALL IN THE
 DEVELOPMENT AND THAT DIMENSIONS ARE FROM THE BACK OF
 THE CURB. ADD THE DIMENSIONS FROM THE BACK OF THE CURB
 TO MINIMUM/MAX SETBACK AND THE 56' CONDITIONAL SETBACKS
 LINES. IN ADDITION, ADD DIMENSIONS OF SETBACK LINE AND
 THE BUILDING FACADE.
  
  
 III. INCLUDE ON ELEVATION DRAWINGS, VERTICAL DIMENSIONS
 TO CLEARLY SHOW HOW THE PROJECT MEETS HEIGHT
 REQUIREMENTS. PLEASE REVIEW SEC. 94-109, 'HEIGHT'
 DEFINITION AND FIGURE IV-13 FOR MORE INFORMATION ON HOW
 IS MEASURED. ON ELEVATIONS, ALSO ADD SETBACK LINES
 (FRONT, SIDE, AND REAR SETBACKS) TO SHOW HOW THE
 PROJECT MEETS REQUIREMENTS.
  
 RESPONSE: OVERALL BUILDING HEIGHT IS ILLUSTRATED ON
 A-403.
  
 Z 02.10.23 - PARTIALLY SATISFIED. ON PSP-1 SHEET,
 PLEASE REFERENCE THE SHEET YOU ARE SHOWING THE PROPOSED
 DEVELOPMENT MEETS THE HEIGHT REQUIREMENT. ON A-403,
 ONLY 309 ELEVATION IS SHOWING, PLEASE MAKE SURE TO SHOW
 THE PROPOSED DEVELOPMENT, WHICH INCLUDE BOTH
 PROPERTIES, OR REFERENCE 2 SHEETS FOR EACH PROPERTY.
 ALSO, ON ELEVATIONS SHEETS, PLEASE SHOW THE MAX HEIGHT
 DIMENSION AND PROPOSED DEVELOPMENT DIMENSION, AS WELL
 AS DIMENSIONS FOR EACH FLOOR.
  
  
 IV.AS PER SEC. 94-122, TABLE IV-26, THERE IS A REQUIRED
 MINIMUM PRIVATE OPEN SPACE, MINIMUM ACTIVE USE, MINIMUM
 TRANSPARENCY, MINIMUM LINER DEPTH, PLEASE SHOW ON
 ARCHITECTURAL DRAWINGS, TABLE CALCULATIONS, AND
 DIAGRAMS SHEETS HOW THE PROJECT MEETS REGULATIONS.
  
 RESPONSE: SEE REVISED ARCHITECTURAL PLANS
  
 Z 02.10.23 - NOT SATISFIED. OPEN SPACE: ON PSP-1 SHEET,
 PLEASE PROVIDE THE SQ.FT YOU ARE PROVIDING OF THE
 REQUIRED PRIVATE OPEN SPACE, 20% TERRACE WITHIN THE
 SETBACK ATOP 2ND STORY (32'). REFERENCE SHEET LP-1 ON
 TABLE. ON LP-1 SHEET, HIGHLIGHT IN A DIFFERENT COLOR
 THE AREA THAT IS DESIGNATED AS YOUR PRIVATE OPEN SPACE.
 ON THE SAME SHEET, SHOW IN THE TABLE AND ON THE FLOOR
 PLANS THE AREAS OF THE VEGETATED AND OVERHEAD COVER
 PERCENTAGES AS REQUIRED IN SEC. 94-109, TABLE IV-7.
  
 ACTIVE USE: THE REQUIRED ACTIVE USE FOR CLEMATIS ST. IS
 ON THE GROUND FLOOR 80% AND ON THE 2ND STORY IS 60%,
 PLEASE REVISE TABLE ON PSP-1 SHEET. REFERENCE SHEET
 WHERE YOU SHOW THE DIMENSIONS ON THE FLOOR PLANS YOU
 ARE INCLUDING IN YOUR CALCULATIONS. AS PER SECTION
 94-109, ACTIVE USE IS MEASURE AS THE PERCENTAGE OF THE
 'BUILDABLE LOT FRONTAGE', PLEASE PROVIDE THE DIMENSION
 ON THE PLAN, AS WELL AS THE DIMENSIONS OF THE PROPOSED
 ACTIVE USES ON GROUND FLOOR AND 2ND FLOOR.
  
 PLEASE PROVIDE CALCULATIONS AND DIAGRAMS SHEETS TO SHOW
 HOW THE MINIMUM TRANSPARENCY FOR ACTIVE USES ON THE
 GROUND FLOOR IS MET. FOR MORE INFORMATION ON HOW TO
 MEASURE TRANSPARENCY SEE SEC. 94-109.
  
 PLEASE PROVIDE CALCULATIONS AND DIAGRAMS SHEETS TO SHOW
 HOW MINIMUM ACTIVE USE LINER DEPTH FOR THE GROUND FLOOR
 AND THE 2ND STORY IS MEET. FOR MORE INFORMATION ON HOW
 TO MEASURE TRANSPARENCY SEE SEC. 94-109.
  
  
 E. PLEASE REVIEW THE FOLLOWING REQUIREMENTS AND SHOW
 WITH CALCULATIONS TABLES AND DIAGRAMS HOW YOU ARE
 MEETING THE FOLLOWING:
  
 I. SEC. 94-105 & SEC. 94-106, USE REQUIREMENTS AND/OR
 GENERAL USES WITH SPECIAL REQUIREMENTS.
  
 RESPONSE: SEE REVISED ARCHITECTURAL PLANS
  
 Z 02.10.23 - PARTIALLY SATISFIED. INFORMATION ON THE
 'ZONING TABLE' ON A-101 SHEET SHOULD MATCH AND BE
 INCLUDED IN THE PSP-1 TABULAR DATA. ON PSP-1, LINES
 'EXISTING' AND 'PROPOSE USE' SHOW 'PUB', PLEASE REVISE.
 IN ADDITION, PROVIDE SQ. FT. FOR OFFICE, AND FOR OTHER
 COMMERCIAL.
  
 II. THE PROPOSED DEVELOPMENT IS CHANGING THE FACADE OF
 313 CLEMATIS ST., PLEASE SHOW HOW IT MEETS THE SEC.
 94-109, TABLE IV-4.- FACADE ARTICULATION REQUIREMENTS.
  
 RESPONSE: SEE REVISED ARCHITECTURAL PLANS
  
 Z 02.10.23 - NOT SATISFIED. PLEASE PROVIDE CALCULATIONS
 AND SHEET DIAGRAMS ON HOW THE PROPOSED DEVELOPMENT
 MEETS TRANSPARENCY AND FENESTRATION REQUIREMENTS PER
 SEC. 94-109, TABLE IV-4.
  
 III. FOR NEW BUILDING ELEMENTS THAT ENCROACH OVER THE
 ROW, PLEASE SHOW HOW THE PROJECT MEETS SEC. 94-109,
 TABLE IV-5.- PROJECTION STANDARDS. FEEL FREE TO USE
 SECTIONS THAT CAN CLEARLY ILLUSTRATE WITH DIMENSIONS
 HOW PROJECTIONS STANDARDS ARE MET.
  
 RESPONSE: SEE REVISED ARCHITECTURAL PLANS
  
 Z 02.10.23 - NOT SATISFIED. SHEET A-402 SHOWS A 6'
 BALCONY ENCROACHMENT ON THE SIDEWALK, PLEASE PROVIDE A
 SECTION SHEET THAT SHOWS ENCROACHMENT AND REVIEW
 STANDARDS TO SEE IF MEETS THE CODE. SHEETS A- 407, 504,
 505, 507 SHOW ROOF BALCONY ENCROACHMENT, BUT THE SIZE
 AND DESIGN ARE DIFFERENT ON SHEETS, PLEASE REVISE.
 PLEASE CLARIFY IF ANY DECORATIVE COLUMNS, BALCONY
 BRACKETS, DECORATIVE STONE BANDS ARE BELOW OR WITHIN
 THE MAX HORIZONTAL ENCROACHMENT OF 2 FT. PLEASE CLARIFY
 IF YOU ARE NOT ADDING ANY AWNINGS OR SIGNS ON THE
 PROPOSED DEVELOPMENT. IF SO, PLEASE SHOW HOW THEY MEET
 REGULATIONS.
  
  
 IV. AS MENTIONED BEFORE, PRIVATE OPEN SPACE IS
 REQUIRED, ON LANDSCAPE PLANS, 'OPEN SPACE' NEEDS TO BE
 DEFINED AS THE REQUIRED OPEN SPACE FOR THE PROPERTY.
 PLEASE REVIEW SEC. 94-109, TABLE IV-7 OPEN SPACE
 STANDARDS AND REVISE PLANS, TABLE CALCULATIONS, AND
 CREATE DIAGRAMS TO SHOW HOW IT MEETS THE STANDARDS.
 MORE COMMENTS ON 4. LANDSCAPE PLANS COMMENTS.
  
 RESPONSE: SEE REVISED LANDSCAPE PLANS LP-1
  
 Z 02.10.23 - NOT SATISFIED. ON PSP-1 SHEET, PLEASE
 PROVIDE THE SQ.FT. YOU ARE PROVIDING OF THE REQUIRED
 PRIVATE OPEN SPACE, 20% TERRACE WITHIN THE SETBACK ATOP
 2ND STORY (32'). REFERENCE SHEET LP-1. ON LP-1 SHEET,
 HIGHLIGHTED IN A DIFFERENT COLOR THE AREA THAT IS
 DESIGNATED AS YOUR PRIVATE OPEN SPACE. ON THE SAME
 SHEET, SHOW IN THE TABLE AND ON THE FLOOR PLANS THE
 AREAS OF THE VEGETATED AND OVERHEAD COVER PERCENTAGES
 AS REQUIRED IN SEC. 94-109, TABLE IV-7.
  
  
 V. AS THE PROPOSED DEVELOPMENT IS IN THE CLEMATIS
 WATERFRONT DISTRICT, CONSERVATION DISTRICT, ON AN
 ELEVATION DRAWING EXPLAIN FURTHER OR SHOW WITH PHOTOS
 OR DIAGRAMS HOW THE PROJECT'S SCALE AND CHARACTER ARE
 IN LINE WITH OTHER PROPERTIES ON THE BLOCK OR IN FRONT
 OF THE BUILDING.
  
 RESPONSE: SEE REVISED ARCHITECTURAL PLANS
  
 Z 02.10.23 - PARTIALLY SATISFIED. PLEASE CLARIFY IF
 SHEET A-401 IS WHAT YOU ARE REFERRING TO.
  
  
 3.SITE PLANS:
  
 A. PLEASE NOTE, THE DATA TABLE CAN BE ITS OWN SHEET. IN
 ADDITION, THE TABLE NEEDS TO INCLUDE ALL REQUIRED
 SECTIONS THAT ARE APPLICABLE TO THE PROPERTY (SOME
 SECTIONS ARE MENTIONED ABOVE IN THE ARCHITECTURAL
 DRAWING COMMENTS). THE TABLE ALSO NEEDS TO CLEARLY SHOW
 REQUIREMENTS PER CODE AND WHAT IS PROPOSED.
  
 RESPONSE: THE PDR TABLE HAS BEEN REVISED ON SP-1
  
 Z 02.10.23 - NOT SATISFIED. PLEASE REVIEW ARCHITECTURAL
 DRAWINGS COMMENTS AND REVISE TABLE AND PSP-1 SHEET.
  
 B. SITE PLANS SHOULD INCLUDE ALL EXISTING AND PROPOSED
 IMPROVEMENTS TO THE SITE AND ADJACENT AREAS THAT WILL
 BE DIRECTLY IMPACTED OR CONNECTED BY AND TO THE
 DEVELOPMENT. PLEASE REVIEW THE SITE PLAN CHECKLIST IN
 THE DMP APPLICATION AND ADD MISSING ITEMS, SUCH AS:
  
 I. VICINITY MAP SHOWING THE PROPERTY IN RELATION WITH
 THE SURROUNDING AREA.
  
 RESPONSE: THIS WAS PROVIDED ON SP-1. SEE SHEET SP-1 FOR
 VICINITY MAP SHOWING THE PROPERTY IN RELATION WITH THE
 SURROUNDING AREA
  
 II. LOCATION OF PROPERTY LINE, ROW, ALLEY, SIDEWALKS,
 PROPOSED/EXISTING EASEMENTS, ETC.
  
 RESPONSE: SEE REVISED SP-1 FOR PROPERTY LINE, ROW,
 ALLEY AND SIDEWALK DETAILS. SEE
  
 III. LOCATION, HEIGHT AND SIZE OF SIGNS, LIGHT
 FIXTURES, BIKE RACKS, FIRE HYDRANTS, TREES, LANDSCAPE
 AREAS, AND OTHER STRUCTURES EXISTING OR PROPOSED.
  
  RESPONSE: SEE REVISED SP-1
  
 IV. MEANS OF PEDESTRIAN ACCESS TO AND FROM THE SITE,
 LOCATION AND SCREENING OF ALL GARBAGE RECEPTACLES AND
 GARBAGE COMPACTORS ON THE ALLEY THAT SERVE THE
 BUILDING.
  
 RESPONSE: SEE SHEET A-101 FOR THE PROPOSED PEDESTRIAN
 ACCESS FOR BOTH PROPERTIES; SEE REVISED SURVEY FOR THE
 LOCATION OF THE DUMPSTER.
  
 V. THE DELINEATION OF EXISTING ON-STREET PARKING SPACES
 IN FRONT OR ADJACENT TO THE PROPERTY.
  
 RESPONSE: SEE REVISED SP-1. THERE ARE CURRENTLY 3 ON
 STREET PARKING SPACES ADJACENT TO THE SITE THAT. NO
 CHANGES ARE PROPOSED TO THE NUMBER, LOCATION OR LAYOUT
 OF THOSE SPACES
  
 VI. LANDSCAPED AREAS EXISTING OR PROPOSED
  
 RESPONSE: SHEET LP-1 HAS BEEN REVISED TO IDENTIFY THE
 EXISTING STREET LANDSCAPING. NO CHANGES ARE PROPOSED TO
 ANY STREETSCAPE FEATURES, INCLUDING TREES. ALL
 LANDSCAPING PROPOSED IS LOCATED IN THE ROOFTOP LEVEL.
  
 Z 02.10.23 - NOT SATISFIED. ON SHEET PSP-1, SHOW GROUND
 FLOOR PLAN, INSTEAD OF 3RD AND 4THFLOORS, TO SHOW HOW
 THE DEVELOPMENT IS DIRECTLY CONNECTED TO THE
 SURROUNDING AREAS, HOW PEDESTRIANS WILL ACCESS THE
 SITE, WHERE TRASH WILL BE STORE AND COLLECTED FROM.
 PLEASE FEEL FREE TO USE COLORS TO SHOW CLEARLY STREETS,
 LANDSCAPE AREAS, FLOORS, ETC. IN ADDITION, PLEASE CLEAN
 UP THE DRAWING AS THERE ARE SOME LINES THAT LOOK LIKE
 WALLS, OR MULTIPLE LINES THAT LOOK LIKE PROPERTY LINES.
 ADD MIN AND MAX SETBACK LINES IN RED.
  
  
  
 4. LANDSCAPE PLANS:
  
 A. AS PER SEC. 94-122, TABLE IV-26, THERE IS A REQUIRED
 MINIMUM PRIVATE OPEN SPACE OF "20% TERRACE WITHIN
 SETBACK ATOP 2ND STORY (32')". PROVIDE A DIAGRAM TO
 SHOW THE AREA YOU ARE CONSIDERING AS THE REQUIRED 20%
 TERRACE. REVIEW SEC. 94-109 'TERRACE' DEFINITION AND
 TABLE IV-6 IF YOU NEED FURTHER CLARIFICATION. IN
 ADDITION, REVISE TABLE CALCULATIONS AND CREATE DIAGRAMS
 TO SHOW HOW REQUIREMENTS IN TABLE IV-7 ARE MET FOR
 'VEGETATED' AREA AND 'OVERHEAD COVER' AREA.
  
 Z 02.10.23 - NOT SATISFIED. ON PSP-1 SHEET, PLEASE
 PROVIDE THE SQ.FT YOU ARE PROVIDING OF THE REQUIRED
 PRIVATE OPEN SPACE, 20% TERRACE WITHIN THE SETBACK ATOP
 2ND STORY (32'). REFERENCE SHEET LP-1. ON LP-1 SHEET,
 HIGHLIGHTED IN A DIFFERENT COLOR THE AREA THAT IS
 DESIGNATED AS YOUR PRIVATE OPEN SPACE. ON THE SAME
 SHEET, SHOW IN THE TABLE AND ON THE FLOOR PLANS THE
 AREAS OF THE VEGETATED AND OVERHEAD COVER PERCENTAGES
 AS REQUIRED IN SEC. 94-109, TABLE IV-7.
  
 B. LANDSCAPE PLANS MUST MATCH ARCHITECTURAL PLANS AND
 CLEARLY DEMONSTRATE HOW THE REQUIREMENTS OF THE PRIVATE
 OPEN SPACE ARE MET.
  
 RESPONSE: THE PLANS HAVE BEEN UPDATED TO MATCH. SHEET
 LP-1 HAS BEEN UPDATED TO INCLUDE THE LANDSCAPE AREA.
 THE OPEN SPACE ROOFTOP [TERRACE] AREA IS 85% AND IS
 INCLUDED ON THE SP-1 TABULAR CHART.
  
 Z 02.10.23 - NOT SATISFIED. SEE COMMENT ABOVE.
  
 C. PLEASE REVIEW LANDSCAPE PLAN CHECKLIST IN THE DMP
 APPLICATION TO MAKE SURE ALL ITEMS ARE INCLUDED IN
 PLANS, SUCH AS:
  
 I. LOCATIONS OF ROW, PROPERTY LINES, ADJACENT STREETS,
 ALLEY AND ACCESS WAYS, EXISTING AND PROPOSED SETBACKS
 IN ALL SIDES OF THE DEVELOPMENT SITE.
  
 RESPONSE: SEE REVISED LANDSCAPE PLANS
  
 Z 02.10.23 - PARTIALLY SATISFIED. PLEASE ADD SETBACK
 MIN AND MAX LINES IN RED. REMOVE ANY OTHER LINES THAT
 MAY APPEAR AS PROPERTY LINES OR WALLS.
  
  
 II. LOCATION OF EXISTING OR PROPOSED TREES, SHRUBS,
 GROUND COVERS, ETC. AND IDENTIFY WITH LABELS TREES ON
 SIDEWALKS.
  
 RESPONSE: THIS HAS BEEN UPDATED ON SP-1
  
 Z 02.10.23 - PARTIALLY SATISFIED. PLEASE MAKE SURE ALL
 SHEETS ARE CONSISTENT IN DESIGN.
  
 III. LOCATION, DIMENSIONS, AND SCREENING OF ALL GARBAGE
 RECEPTACLES, OUTDOOR STORAGE AREAS, AND GARBAGE
 COMPACTOR OR OTHER MECHANICAL EQUIPMENT IN SITE OR
 ADJACENT TO THE SITE. PLEASE SHOW HOW GARBAGE WILL BE
 MANAGED INSIDE THE PROPERTY.
  
 RESPONSE: AN INTERNAL DUMPSTER ENCLOSURE HAS BEEN ADDED
 TO THE GROUND FLOOR OF 313 CLEMATIS. THIS DUMPSTER IS
 AN 8 YARD ROLLING DUMPSTER AND IS SUFFICIENT TO MEET
 THE NEEDS OF THE BUSINESS. SEE SHEET A-201 FOR DETAILS.
  
 Z 02.10.23 - PARTIALLY SATISFIED. PLEASE CLARIFY IF
 DUMPSTER IS SCREENED AS PER SEC. 94-315.
  
 IV. THE DELINEATION OF EXISTING ON-STREET PARKING
 SPACES IN FRONT OR ADJACENT TO THE PROPERTY.
  
 RESPONSE: THIS HAS BEEN ADDED TO SP-1
  
 Z 02.10.23 - SATISFIED.
  
 5. SURVEY PLANS: AN UPDATED SURVEY WOULD NEED TO BE
 SUBMITTED IF THE SURVEY SUBMITTED ON 12.13.2022 DOES
 NOT REFLECT THE EXISTING CONDITIONS FOR BOTH
 PROPERTIES.
  
 RESPONSE: AN UPDATED SURVEY HAS BEEN PROVIDED
  
 Z 02.10.23 - SATISFIED.
  
  
 6. OTHER COMMENTS:
  
 PLEASE NOTE, AS PER SEC. 94-54 (A)(1), THE APPLICANT
 SHALL ADDRESS ANY COMMENTS OF THE PPRC AND SUBMIT A
 REVISED APPLICATION WITHIN 60 DAYS OF THE DATE OF SUCH
 COMMENTS. FAILURE TO MAKE THE REQUIRED SUBMITTALS
 WITHIN THE 60-DAY DEADLINE WILL DEEM THE APPLICATION AS
 WITHDRAWN. AT LEAST 15 DAYS PRIOR TO THE EXPIRATION OF
 THE 60-DAY REVISION PERIOD, THE APPLICANT MAY REQUEST A
 30-DAY EXTENSION. NO FURTHER EXTENSION REQUEST IS
 PERMITTED. COMMENTS RELATING TO REVISED APPLICATIONS
 SHALL BE ADDRESSED WITHIN 30 DAYS OF THE DATE OF SUCH
 COMMENTS.
  
 WHEN RESUBMITTING, WRITTEN RESPONSES TO COMMENTS NEED
 TO BE PROVIDED AS WELL AS A MINIMUM OF TWO (2) PAPER
 COPIES AND AN ELECTRONIC COPY IN .PNG/.PDF FORMAT OF
 ALL PLANS AND ALL DOCUMENTATION REQUIRED IN THE
 APPLICATION. PLEASE NOTE THAT CHANGES ON THE
 RESUBMITTED PLANS OR THE SUBMITTAL OF INFORMATION/PLANS
 TO ADDRESS THE COMMENTS MAY RESULT IN ADDITIONAL
 COMMENTS.
  
 LASTLY, YOU WERE PERMITTED ONE (1) RESUBMITTAL AT NO
 ADDITIONAL COST. AS PREVIOUSLY ISSUED COMMENTS CONTINUE
 TO NOT BE SUFFICIENTLY ADDRESSED, THE APPLICANT WILL BE
 ASSESSED A RESUBMITTAL FEE. SUCH FEE WILL BE 20% OF THE
 ORIGINAL APPLICATION FEE, WHICH IS $300.
  
  
 --END OF COMMENTS--
  
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