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Plan Review Details - Project Z21060005

Plan Review Stops For Project Z21060005

Review Stop	Z			ZONING
Rev No	1	Status	F	Date	07-02-2021			Cont ID
Sent By	eschneid			Date	07-02-2021	Time	14:40	Rev Time	4.00
Received By	eschneid			Date	07-02-2021	Time	10:21	Sent To

Notes

2021-07-02 14:38:01	CASE NO. PB 950DDDDDD
	CREATE ROSEMARY SQUARE EAST AND ROSEMARY SQUARE SOUTH
	SUBAREAS AND ARTIFICIAL TURF
	ROSEMARY SQUARE

	- 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 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,
	JULY 23, 2021, TO BE ELIGIBLE TO BE SCHEDULED FOR THE
	SWEPTEMBER 21, 2021 PLANNING BOARD MEETING.

	- PLEASE NOTE THAT IF THE PLANNING DIVISION HAS NOT
	RECEIVED A RESPONSE TO THE PPRC COMMENTS WITHIN 60 DAYS
	FROM THE DATE OF THESE COMMENTS (BY SEPTEMBER 2, 2021),
	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	CASE IS CONSIDERED WITHDRAWN.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 YOU WILL BE PERMITTED ONE (1)
	RESUBMITTAL AT NO ADDITIONAL COST. IF 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 ($600).

	- PUBLIC HEARING NOTIFICATION SIGNAGE SHALL BE POSTED
	IN ACCORDANCE WITH THE REQUIREMENTS OF SECTION
	94-39(I)(5) OF THE ZONING AND LAND DEVELOPMENT
	REGULATIONS.

	GENERAL

	1) PLANNING AND URBAN DESIGN STAFF HAVE REVIEWED THE
	REQUESTS AND ARE CONCERNED WITH REVIEWING THE PROPOSALS
	WITHOUT SPECIFIC DEVELOPMENT PLANS. WHILE ESTABLISHING
	THE SUBAREA REQUIREMENTS AND THEN LATER PROCESSING THE
	LEVEL III SITE PLAN HAS BEEN DONE FOR THE ROSEMARY
	SQUARE NORTH AND CENTER SUBAREAS, STAFF DOES NOT
	BELIEVE THAT THIS IS THE BEST WAY TO MOVE FORWARD FOR
	FUTURE SUBAREA REGULATIONS.

	2) STAFF HAS CONCERNS WITH INCREASING THE AMOUNT OF
	NON-RESIDENTIAL SQUARE FOOTAGE THAT THESE NEW SUBAREAS
	WOULD RESULT IN WITHOUT MORE INFORMATION AS TO WHERE
	THIS ADDITIONAL SQUARE FOOTAGE WOULD COME FROM WITHIN
	THE DRI CAPACITY AND HOW THE PROPOSED DEVELOPMENT WOULD
	AFFECT THE TCEA.

	ROSEMARY SQUARE EAST

	3) PROVIDE THE UPDATED SURVEY SHOWING HIBISCUS AND
	ROSEMARY POST ROADWAY IMPROVEMENTS. INCLUDE THE
	DIMENSIONS OF THE RIGHT-OF-WAY, THE TRAVEL LANES,
	SIDEWALKS AND THE CENTER LINE OF THE ROADWAY TO THE
	EXISTING BUILDING LINE.

	4) PROVIDE A MASSING DIAGRAM BASED ON THE PROPOSED
	BUILDING ENVELOPE.

	5) THE JUSTIFICATION STATEMENT IMPLIES THAT THE
	QUADRILLE GARDEN DISTRICT TO THE NORTH OF THE SITE
	PERMITS 25 STORIES BY RIGHT, WHICH IS NOT THE CASE. 25
	STORIES CAN ONLY BE ACHIEVED THROUGH THE USE OF
	INCENTIVES AND TDRS. STAFF DOES NOT BELIEVE THE
	PROPOSED INCENTIVES JUSTIFY AN OVER FIVE TIMES INCREASE
	OF THE DEVELOPMENT POTENTIAL ON THE PARCEL.

	6) THE USES FOR THE SUBAREA INCLUDE BOTH RESIDENTIAL
	AND HOTEL, YET NO SPECIFIC INCENTIVES WERE INCLUDED FOR
	THESE USES (NOR WERE ANY OFFICE SPECIFIC INCENTIVES
	INCLUDED).

	7) SETBACKS NEED TO BE ESTABLISHED FROM THE CENTER LINE
	OF THE STREET. ONCE THE SURVEY IS PROVIDED, STAFF WILL
	BE ABLE TO BETTER EVALUATE THE APPROPRIATE SETBACKS.

	A. THE BUILDING SCALE AROUND THE PLAZA NEEDS TO BE
	PROTECTED WITH GREATER SETBACKS.

	B. THE PUBLIC REALM ALONG HIBISCUS AND ROSEMARY IS
	HEAVILY USED BY PEDESTRIANS. THE PROPOSED SETBACKS ARE
	TOO NARROW FOR THE AMOUNT OF ACTIVITY.

	C. THE HIBISCUS, ROSEMARY AND GARDENIA RIGHTS-OF-WAY
	ARE NOT WIDE ENOUGH TO SUPPORT A 380 FOOT TOWER
	EXTENDING TO THE FULL HEIGHT WITH THE PROPOSED
	SETBACKS. THE REGULATIONS FOR THE TALLER BUILDINGS
	DOWNTOWN PROVIDE FOR ADDITIONALLY SETBACKS AS BUILDINGS
	GET TALLER SO AS NOT TO OVERWHELM NARROWER
	RIGHTS-OF-WAY.

	8) STAFF DOES NOT SUPPORT A ZERO FOOT SETBACK ALONG THE
	FEC. THE DMP REQUIRES SETBACKS AND THIS SETBACK ARE
	WOULD THEN HAVE A LANDSCAPE BUFFER TO SCREEN THE EDGE
	OF THE BUILDING.

	9) THE STAFF DOES NOT AGREE WITH THE PROPOSED CHANGES
	TO THE ACTIVE USE, TRANSPARENCY AND ACTIVE USE LINER
	DEPTH VS. THE DMP OR OTHER SUBAREA REQUIREMENTS.

	ROSEMARY SQUARE SOUTH

	10) STAFF DOES NOT THINK THAT INCREASING THE HEIGHT AT
	THIS LOCATION TO 10 STORIES IS APPROPRIATE BASED ON THE
	SCALE OF THE PLAZA TO THE EAST, THE REMAINDER OF THE
	BLOCK TO THE SOUTH AND THE LOWER SCALE RESIDENTIAL
	BUILDINGS TO THE WEST AND NORTHWEST.

	11) PROVIDE THE UPDATED SURVEY SHOWING HIBISCUS AND
	ROSEMARY POST ROADWAY IMPROVEMENTS. INCLUDE THE
	DIMENSIONS OF THE RIGHT-OF-WAY, THE TRAVEL LANES,
	SIDEWALKS AND THE CENTER LINE OF THE ROADWAY TO THE
	EXISTING BUILDING LINE.

	12) PROVIDE A MASSING DIAGRAM BASED ON THE BUILDING
	ENVELOPE.

	13) ONCE THE SURVEY IS PROVIDED, STAFF WILL BE ABLE TO
	BETTER EVALUATE THE APPROPRIATE SETBACKS.

	A. THE BUILDING SCALE AROUND THE PLAZA NEEDS TO BE
	PROTECTED WITH GREATER SETBACKS.

	B. STAFF DOES NOT SUPPORT EXTENDING THE ARCADE PAST ITS
	CURRENT LOCATION.

	14) THE STAFF DOES NOT AGREE WITH THE PROPOSED CHANGES
	TO THE ACTIVE USE AND MINIMUM OPEN SPACE VS. THE DMP OR
	OTHER SUBAREA REQUIREMENTS.

	15) NO TRANSPARENCY AND ACTIVE USE LINER DEPTH
	STANDARDS WERE INCLUDED.

	16) NO INCENTIVES WERE INCLUDED AS JUSTIFICATION AS TO
	WHY STAFF SHOULD SUPPORT OVER DOUBLING THE DEVELOPMENT
	ALLOWANCE ON THE PORTION OF THE SITE.

	17) THE EXACT LEGAL BOUNDARY OF THIS SUBAREA IS
	REQUIRED SINCE IT SPLITS A PARCEL.

	ARTIFICIAL TURF

	THE CODE PROHIBITS ARTIFICIAL TURF TO BE VISIBLE FROM
	THE RIGHT-OF-WAY, SO STAFF CANNOT RECOMMEND APPROVING
	THIS REQUEST. PLEASE NOTE THAT THE MAYOR AND CITY
	COMMISSION ARE EXPECTED TO DISCUSS ARTIFICIAL TURF AND
	WHERE IT IS PERMITTED ON AUGUST 2, 2021. DEPENDING ON
	THE DIRECTION PROVIDED AT THIS MEETING, STAFF'S
	RECOMMENDATION MAY CHANGE.