Plan Review Notes
Plan Review Notes For Permit 18110093
Permit Number 18110093
Review Stop Z
Sequence Number 1
Notes
Date Text
2019-01-16 12:20:14THE REFERENCED NUMBERED COMMENTS ARE FROM THE FIRST
 SUBMITTAL OF SITE PLAN REVIEW, AND INDICATE WHETHER
 THESE COMMENTS HAVE BEEN ADDRESSED ON THE PLANS
 SUBMITTED FOR BUILDING PERMIT. NEW COMMENTS HAVE BEEN
 INCLUDED AT THE END OF THE PREVIOUS COMMENTS.
  
 1. SATISFIED. PLEASE CONSIDER OPEN AIR STRUCTURES UNDER
 THE HALLWAY AND AREAS CONNECTING TO THE EXISTING
 STRUCTURE ON THE ROOFTOP TERRACE LEVEL TO MEET THE
 DISTRICT HEIGHT REQUIREMENTS.
 2. SATISFIED. PLEASE PROVIDE MORE DETAIL AND HEIGHT OF
 THE STRUCTURES ON THE ROOFTOP TERRACE.
 3. PARTIALLY SATISFIED. CONSIDER THE USE OF PERMEABLE
 SURFACE, ESPECIALLY IN THE PROPOSED SURFACE PARKING
 LOT.
 PLEASE INDICATE LOCATION OF PERMEABLE SURFACE ON SITE
 PLAN.
 4. SATISFIED. THE COLORED RENDERING AND THE PROPOSED
 ELEVATIONS DO NOT APPEAR TO MATCH. PLEASE REVISE
 ACCORDINGLY.
 5. SATISFIED. PLEASE NOTE, PER TABLE IV-38, THE CORRECT
 STREET DESIGNATIONS AND SETBACKS ARE AS FOLLOWS:
 A. FRONT (8TH STREET): RESIDENTIAL- 17'
 B. SIDE (9TH STREET): RESIDENTIAL - 17'
 C. SIDE (HENRIETTA AVE): RESIDENTIAL- 17'
 D. SIDE (ROSEMARY AVE): SECONDARY - 12'
 6. SATISFIED. PLEASE CORRECT THE SITE DATA TABLE, AND
 INCLUDE THE SETBACK DIMENSIONS OF THE PROPOSED ADDITION
 AND PARKING LOTS ON THE SITE PLAN (SHEET A0.04, SHEET
 A1.00).
 7. SATISFIED. PLEASE SHOW EXISTING CURBS AND
 CENTERLINES OF ALL ROADWAYS AND INDICATE WHERE THE
 CURBS WILL BE MODIFIED.
 8. SATISFIED. PLEASE NOTE, IN THE DOWNTOWN MASTER PLAN
 AREA, SETBACKS ARE MEASURED FROM BACK OF CURB, AS
 DEFINED IN SECTION 94-109. WHERE THE CURB LOCATION
 VARIES ALONG A PROPERTY, THE BACK OF CURB SHALL BE
 DEFINED AS THE PREDOMINANT BACK OF CURB LINE FURTHEST
 FROM THE CENTER LINE OF THE ROAD (CURB LOCATION ALONG
 50% OF STREET FRONTAGE). PLEASE AMEND THE SETBACK
 MEASUREMENTS AS NECESSARY.
 9. SATISFIED. PLEASE NOTE, THE MINIMUM REQUIRED
 LANDSCAPE BUFFER FOR PARKING CANNOT BE INCLUDED AS PART
 OF THE REQUIRED SETBACK. PLEASE REVISE ACCORDINGLY.
 10. NOT SATISFIED. PLEASE NOTE, THE MAXIMUM BUILDING
 FOOTPRINT FOR GROUND LEVEL IS 87% AND FOR THE PODIUM IS
 90%. PLEASE PROVIDE DETAIL IN THE TABLE ON THE PERCENT
 BUILDING FOOTPRINT FOR EACH PROPOSED NEW LEVEL. PLEASE
 AMEND THE LABEL FROM "LOT COVERAGE" TO "BUILDING
 FOOTPRINT."
 11. NOT SATISFIED. PARKING CALCULATIONS IS BASED ON NET
 INTERIOR AREA, NOT GROSS AREA. PLEASE INCLUDE THE NET
 INTERIOR AREA AND CALCULATE ACCORDINGLY. PLEASE BREAK
 DOWN THE TABLE INTO REQUIRED AND PROVIDED PARKING.
 12. PARTIALLY SATISFIED. PLEASE SUBMIT AN ILLUSTRATION
 AND TABLE OF THE F.A.R. BREAKDOWN BY EACH SEPARATE
 FLOOR, INCLUDING THE ADDITIONAL PARKING. PLEASE
 SEPARATE THE SQUARE FOOTAGE BY ALLEY, NORTH PROPERTY
 AND SOUTH PROPERTY. PER SECTION 94-79 (HISTORIC
 RESIDENTIAL DESIGN STANDARDS), FAR INCLUDES INTERIOR
 AND ROOFED EXTERIOR STAIRWAYS, ELEVATORS, ESCALATORS
 AND SIMILAR FEATURES. PLEASE REVISE ACCORDINGLY.
 13. NOT SATISFIED. THE APPLICANT SHALL SUBMIT A
 SEPARATE ALLEY ABANDONMENT APPLICATION.
 14. ONGOING. PLEASE NOTE, THE PROPERTIES WILL NEED TO
 BE UNIFIED.
 15. ONGOING. PLEASE NOTE, THIS SITE WILL BE REQUIRED TO
 BE REPLATTED.
 16. SATISFIED. PLEASE INCLUDE ILLUSTRATIONS AND A DATA
 TABLE DEMONSTRATING COMPLIANCE WITH THE ACTIVE USE
 REQUIREMENTS FOR NWD-2, AS REQUIRED BY TABLE IV-38.
 PLEASE NOTE, THE STREET DESIGNATIONS ARE AS FOLLOWS:
 A. 8TH AVENUE: RESIDENTIAL
 B. HENRIETTA AVENUE: RESIDENTIAL
 C. ROSEMARY AVENUE: SECONDARY
 D. 9TH STREET: RESIDENTIAL
 17. SATISFIED. PLEASE INCLUDE ILLUSTRATIONS AND A DATA
 TABLE DEMONSTRATING COMPLIANCE WITH THE TRANSPARENCY
 REQUIREMENTS FOR THE GROUND FLOOR IN NWD-2, AS REQUIRED
 BY TABLE IV-38. PLEASE NOTE, THE STREET DESIGNATIONS
 ARE AS FOLLOWS:
 A. 8TH AVENUE: RESIDENTIAL
 B. HENRIETTA AVENUE: RESIDENTIAL
 C. ROSEMARY AVENUE: SECONDARY
 D. 9TH STREET: RESIDENTIAL
 18. NOT SATISFIED. THE PROPOSED AISLE WIDTHS IN SOME
 SECTIONS OF THE PROPOSED PARKING AREAS APPEAR TO BE TOO
 SMALL. PLEASE LOOK AT SECTION 94-485, FIGURE XV-2 AND
 REVISE ACCORDINGLY.
 THE SIZE OF THE TERMINAL ISLAND CAN BE REDUCED TO 5
 FEET WITH A MINIMUM RADIUS OF TWO AND ONE-HALF FEET AT
 ITS END TO MEET THIS REQUIREMENT.
 19. SATISFIED. THE PROPOSED NUMBER OF ADA PARKING
 SPACES DOES NOT MEET THE REQUIREMENT AS ESTABLISHED BY
 SECTION 94-485, TABLE XV-3. PLEASE REVISE.
 20. SATISFIED. IF PROPOSED ADA PARKING SPACES ARE
 DIAGONAL, THE REQUIRED LENGTH IS 18' AND WIDTH IS 12',
 PER SECTION 94-485 (O)(2). THE PROPOSED DIAGONAL
 PARKING SPACE AREA TO THE EAST OF THE BUILDING ADDITION
 DOES NOT WORK WITH REQUIRED PARKING DEPTHS AND DRIVE
 AISLE WIDTHS. PLEASE CONSIDER ALTERNATIVES.
 21. NOT SATISFIED. THE NUMBER OF ON STREET PARKING
 ALONG HENRIETTA AVENUE IS LABELED AS 5 SPACES BUT THERE
 APPEAR TO ONLY BE 4 SPACES. PLEASE CONFIRM LABELS AND
 TOTAL NUMBERS IN THE SITE DATA TABLE.
 THE NUMBER OF SPACES IS LABELED AS "3" BUT THERE APPEAR
 TO BE 4 SPACES.
 22. PARTIALLY SATISFIED. THE EXISTING ON SITE POWER
 POLES APPEAR TO CREATE PROBLEMS WITH PROPOSED
 SIDEWALKS, ON STREET PARKING AND PROPOSED STREET TREES.
 PLEASE PROVIDE THE LOCATION OF EXISTING POLES, AND
 PROVIDE DETAIL OF POLES BEING REMOVED OR NEWLY PROPOSED
 POLES. PLEASE CONTACT STAFF TO HOLD A SEPARATE MEETING
 TO DISCUSS THE MULTIPLE ISSUES.
 THE EXISTING POWER POLES ALONG ROSEMARY AVENUE CREATE
 AN ACCESSIBILITY ISSUES IN SOME LOCATIONS. THE SIDEWALK
 NEEDS TO BE ADJUSTED AND EXPANDED AT THESE AREAS TO
 AVOID ISSUES. THIS IS SHOWN ON SOME PLANS, HOWEVER THE
 SITE PLAN NEEDS TO SHOW THIS AS WELL.
 23. SATISFIED. THE PROPOSED BUS PARKING DOES NOT WORK
 WITH TURNING RADIUS REQUIREMENTS. PLEASE CONSIDER A BUS
 PULL-OFF OR OTHER ALTERNATIVE.
 24. NOT SATISFIED. THE REQUIRED BICYCLE PARKING FOR
 COMMERCIAL DEVELOPMENTS IS 1 PER 15 REQUIRED PARKING
 SPACES WITHIN A SECURED STORAGE AREA. THE REQUIREMENT
 FOR PUBLIC USE IS ONE SPACE PER EVERY 100 FEET OF
 STREET FRONTAGE. PLEASE INCLUDE THE DIMENSIONS OF THE
 STREET FRONTAGES AND DEMONSTRATE COMPLIANCE OF THE
 SEPARATE BICYCLE PARKING REQUIREMENTS IN THE SITE DATA
 TABLE. THE BICYCLE PARKING NUMBER IN THE SITE DATA
 TABLE DOES NOT APPEAR TO MATCH WHAT IS ON THE SITE
 PLAN. PLEASE UPDATE WITH RESUBMITTAL MEETING THE CITY
 REQUIREMENTS.
 25. SATISFIED. PLEASE REVISE FROM WALL-MOUNTED BIKE
 RACKS TO GROUND MOUNTED BIKE RACKS ALONG THE NORTH SIDE
 OF THE BUILDING.
 26. NOT SATISFIED. PLEASE INCLUDE BICYCLE RACK DETAIL,
 MEETING CITY STANDARDS. STAFF WILL PROVIDE DETAIL.
 PLEASE SHOW EXACT LOCATION OF PROPOSED BICYCLE RACKS
 AND DIMENSIONS ON THE SITE PLAN.
 27. NOT SATISFIED. PLEASE PROVIDE ADDITIONAL
 FENESTRATION ALONG THE NORTH FACADE OF THE PROPOSED NEW
 ADDITION, AS IT IS FACING THE PRIMARY PARKING LOT FOR
 THE BUILDING USE. BLANK WALLS CANNOT BE VISIBLE BY THE
 GENERAL PUBLIC. BLANK WALL MEANS ANY PORTION OF A
 FA?ADE THAT HAS AN AREA GREATER THAN 20 PERCENT OF THE
 ENTIRE FA?ADE ELEVATION THAT IS ABSENT OF FENESTRATION
 AND IS ABSENT OF A PLANAR BREAK OF AT LEAST TWO FEET IN
 DEPTH. PLEASE ILLUSTRATE COMPLIANCE WITH BLANK WALL
 REGULATIONS.
 28. NOT SATISFIED. PER SECTION 94-109, TABLE IV-4, ON
 FACADES ENCLOSING ACTIVE USES (E.G., THE KITCHEN,
 BATHROOMS), FENESTRATION MUST COVER A MINIMUM OF 15% OF
 THE FACADE AREA. PLEASE PROVIDE ADDITIONAL FENESTRATION
 ALONG THE EAST FACADE OF THE PROPOSED BUILDING
 ADDITION.
 29. NOT SATISFIED. PER SECTION 94-109, TABLE IV-4, ON
 FACADES ENCLOSING NON-ACTIVE USES, ARCHITECTURAL
 TREATMENT SHALL BE PROVIDED. SEE SECTION 94-109,
 DEFINITIONS AND MINIMUM REQUIREMENTS FOR ARCHITECTURAL
 TREATMENT REQUIREMENTS, SPECIFICALLY FOR THE EAST
 FACADE OF THE PROPOSED ADDITION. PLEASE ADD MORE
 ARCHITECTURAL TREATMENT TO THE PROPOSED ADDITION.
 30. NOT SATISFIED. PER SECTION 94-109, TABLE IV-4, AT
 THE GROUND FLOOR, HORIZONTAL PROJECTIONS WITH A MINIMUM
 CUMULATIVE HORIZONTAL LENGTH OF 50% OF THE BUILDING
 FRONTAGE SHALL BE PROVIDED. IT APPEARS THAT THE
 FRONTAGES, ESPECIALLY THE NORTH AND EAST ELEVATION MAY
 NOT MEET THIS REQUIREMENT. PLEASE REVISE AND PROVIDE
 ILLUSTRATIONS SHOWING THE LENGTH OF HORIZONTAL
 PROJECTIONS ALONG THE GROUND FLOOR FRONTAGES TO SATISFY
 THIS REQUIREMENT.
 31. NOT SATISFIED. PLEASE PROVIDE DIMENSIONS AND DETAIL
 OF PROPOSED AWNINGS AND CANOPIES. SEE TABLE IV-5:
 PROJECTION STANDARDS FOR REGULATIONS.
 32. NOT SATISFIED. PLEASE SEE SECTION 94-110(D) FOR
 SIGNAGE REQUIREMENTS FOR COMMERCIAL AND MIXED-USES
 WITHIN RESIDENTIAL ENCLAVE PLANNING AREAS. PLEASE
 PROVIDE DETAIL OF ANY NEWLY PROPOSED SIGNS, AND ADD A
 NOTE SAYING "SIGNAGE WILL BE REVIEWED SEPARATELY AT
 TIME OF SIGN PERMITTING" TO THE PLANS.
 33. PARTIALLY SATISFIED. PLEASE INCLUDE A SEPARATE OPEN
 SPACE PLAN AND TABLE MEETING THE REQUIREMENTS OF
 SECTION 94-109 TABLE IV-6 AND TABLE IV-7. PLEASE NOTE,
 REQUIRED LANDSCAPE BUFFERS CANNOT BE INCLUDED IN OPEN
 SPACE CALCULATIONS.
 PRIVATE OPEN SPACE IS LESS THAN WHAT IS REQUIRED. IN
 THIS CASE, AS THERE IS NO PUBLIC SPACE REQUIREMENT, THE
 PLAZA CAN BE COUNTED. ADDITIONALLY, PER SECTION
 94-112(B)(1)(C)(3), PROPOSED DEVELOPMENTS WHICH VACATE
 AN ENTIRE ALLEY WITHIN A BLOCK SHALL PROVIDE AN OPEN
 SPACE EQUAL TO THE SIZE OF THE VACATED ALLEY AT A RATIO
 OF 1:1 IN ADDITION TO THE MINIMUM OPEN SPACE
 REQUIREMENT. CONSIDERING THE CREATION OF THE HEART AND
 SOUL PARK, STAFF CAN PRESENT THE PARK AS CONSIDERATION
 FOR THIS REQUIREMENT. PLEASE ILLUSTRATE INTENT OF THIS
 ON THE OPEN SPACE PLAN WITH INDICATED SQUARE FOOTAGE OF
 THE ALLEY.
 34. SATISFIED. PLEASE CONSIDER AN OPEN SPACE
 AMENITY/SEATING AREA IN THE REAR OF THE BUILDING FOR
 KITCHEN STAFF/EMPLOYEES, WHICH COULD THEN BE CONSIDERED
 IN THE OPEN SPACE CALCULATIONS.
 35. PARTIALLY SATISFIED. PLEASE INCLUDE PLANTING ON THE
 ROOFTOP TERRACE TO PROVIDE A ROOFTOP GARDEN AREA.
 PLEASE INCLUDE DETAIL OF PROPOSAL AND AMENITIES.
 PLEASE INCLUDE DETAIL OF ROOFTOP AMENITIES ON HARDSCAPE
 PLAN.
 36. NOT SATISFIED. PER SECTION 94-113(E), CURBS AND
 WHEEL STOPS, ALL LANDSCAPED AREAS AND PLANT MATERIALS
 WITHIN OR ADJACENT TO VEHICULAR USE AREAS SHALL BE
 PROTECTED FROM VEHICULAR ENCROACHMENT BY WHEEL STOPS,
 CURBS, OR OTHER SIMILAR DEVICES. PLEASE DEMONSTRATE
 COMPLIANCE.
 PLEASE USE A D-CURB INSTEAD OF WHEEL STOPS FOR
 LANDSCAPE PROTECTION.
 37. NOT SATISFIED. PER SECTION 94-113(D), STREET
 LIGHTS, STREET LIGHTING SHALL BE PROVIDED TO ATTAIN THE
 APPROPRIATE FOOTCANDLE MEASUREMENT NECESSARY FOR SAFE
 PEDESTRIAN AND VEHICULAR MOVEMENT. LIGHT FIXTURE AND
 POLES SHALL MEET THE CITY APPROVED STANDARD. PLEASE
 PROVIDE LOCATION AND DETAIL OF LIGHT FIXTURES.
 PLEASE SUBMIT PHOTOMETRIC PLANS AND LIGHT FIXTURE
 DETAILS.
 38. SATISFIED. PER SECTION 94-113(D), SIDEWALKS, A
 SIDEWALK WITH A MINIMUM OF EIGHT FEET CLEAR WIDTH SHALL
 BE PROVIDED ALONG THE BUILDING FRONTAGE. PLEASE REVISE
 ACCORDINGLY.
 39. SATISFIED. PER SECTION 94-113(F), SURFACE PARKING
 LOTS SHALL MEET THE MINIMUM GROUND FLOOR SETBACK
 REQUIREMENTS AS PROVIDED IN THE SUBDISTRICT BUILDING
 REQUIREMENTS TABLE. A FIVE-FOOT LANDSCAPE BUFFER SHALL
 BE PROVIDED AROUND THE ENTIRE PERIMETER OF THE SURFACE
 LOT IN ADDITION TO THE GROUND FLOOR SETBACK TO VISUALLY
 SCREEN PARKING AREAS.
 40. ONGOING. PARKING SHALL COMPLY WITH SECTION
 94-113(F) FOR LANDSCAPING REQUIREMENTS.
 LANDSCAPE REQUIREMENTS SHALL BE REVIEWED THROUGH
 SEPARATE LANDSCAPE PERMIT. SEE NEW COMMENT #45.
 41. PARTIALLY SATISFIED. PLEASE INCLUDE DETAIL AND
 DIMENSIONS OF THE PROPOSED DUMPSTER ENCLOSURE AREA,
 MEETING THE REGULATIONS OF SECTION 94-315.
 PLEASE INCLUDE DETAIL OF TRASH RECEPTACLE ENCLOSURE,
 INCLUDING MATERIAL AND HEIGHT, MEETING THE
 SPECIFICATIONS OF SECTION 94-315(A).
 42. SATISFIED. CAN VISITORS ENTER THROUGH THE BACK OF
 THE BUILDING? PLEASE PROVIDE DETAIL INTO BUILDING
 ENTRANCES FROM EIGHTH STREET AND FROM THE PARKING LOT.
 PLEASE CONSIDER PEDESTRIAN CONNECTIVITY INCLUDING
 CROSSWALKS, AND DISTINGUISHED PRIMARY ENTRANCES.
 43. SATISFIED. PLEASE CLEAN UP LABELS ON THE PLAN THAT
 ARE REMAINING FROM THE FIRST SUBMITTAL OR OTHERWISE
 MISPLACED.
 44. SATISFIED. PLEASE REMOVE THE LABEL READING
 "PROPOSED 3RD FLOOR-PLAN" FROM SHEET A1.03 AND RELABEL
 AS "PROPOSED ROOFTOP TERRACE" OR SOMETHING SIMILAR.
  
 NEW COMMENTS JANUARY 16, 2019
 45. PLEASE NOTE, A SEPARATE LANDSCAPE PLAN WILL BE
 REQUIRED.
 46. PLEASE NOTE, A SEPARATE FENCE PERMIT WILL BE
 REQUIRED FOR THE PROPOSED METAL FENCE. IN THIS
 DISTRICT, FENCES SHALL BE A MAXIMUM HEIGHT OF FOUR
 FEET. PLEASE REVISE HEIGHT ON PLANS.
 47. THE LANDSCAPE AND HARDSCAPE PLANS DO NOT MATCH THE
 NEW BUILDING FOOTPRINT AND ON STREET PARKING SPACE
 LAYOUT AND HAVE DISCREPANCIES IN PROPOSED LANDSCAPING.
 PLEASE ADJUST ACCORDINGLY.
 48. PLEASE INCLUDE A TREE REMOVAL/RELOCATION PLAN WITH
 RESUBMITTAL.
 49. ARE GATES PROPOSED TO ACCESS THE PARKING LOT?
 PLEASE NOTE, A QUEUING DISTANCE OF AT LEAST 20 FEET IS
 REQUIRED PER SECTION 94-111(P).
 50. PLEASE SHOW ANY ABOVE GROUND UTILITIES,
 TRANSFORMERS, BACKFLOW PREVENTERS, ETC. ON THE SITE
 PLAN. THESE SHALL NOT BE LOCATED WITHIN THE MINIMUM
 SETBACK.
 51. PLEASE ENLARGE THE INTERNAL SIDEWALK WITHIN THE
 PLAZA THAT LEADS FROM THE ADA PARKING TO THE 8TH STREET
 ENTRANCE TO ALLOW FOR BETTER PEDESTRIAN ACCESS.
 52. PLEASE ADD SIDEWALK AND SETBACK DIMENSIONS ON THE
 HARDSCAPE PLAN SHEET HP-1.
 53. THE PROPOSED LOCATION OF THE WALL/FENCE ON THE
 HARDSCAPE PLAN DOES NOT MATCH THE PROPOSED LOCATION ON
 THE LANDSCAPE PLAN. PLEASE CLARIFY AND REVISE
 ACCORDINGLY.
 54. THIS PROJECT HAS NOT RECEIVED SITE PLAN APPROVAL.
 PLEASE SUBMIT FOR SITE PLAN APPROVAL BEFORE BUILDING
 PERMIT CAN BE REVIEWED FURTHER.
  
 LIZ LEVESQUE, URBAN DESIGN PLANNER
 [email protected]
 561 822 1426
  
  


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