| 2023-07-13 10:30:37 | ZONING AND PLANNING |
| | PROJECT: HIBISCUS HOUSE - 213 S ROSEMARY AVE |
| | (Z23060027) |
| | DATE: JULY 13, 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: |
| | |
| | ZONING DATA AND DIAGRAMS |
| | 1. PLEASE CLARIFY IF THE MECHANICAL YARD AREA FACING |
| | THE ALLEY IS SCREENED OR IF IT IS FULLY ENCLOSED AND |
| | WHICH SHEET SHOWS THE SCREENING DETAILS. |
| | 2. ON THE SITE PLAN SHEETS A102.DAC AND A102.DAC, |
| | PLEASE FEEL FREE TO REFERENCE OTHER SHEETS WHERE |
| | DIAGRAMS ARE PROVIDED TO MEET DMP REQUIREMENTS ON THE |
| | TABLES. |
| | 3. PLEASE EXPLAIN WHAT IS A UTILITY SERVICE ZONE THAT |
| | IS LOCATED ON THE SOUTHWEST CORNER OF THE SITE AND A |
| | DETAIL SHOWING HOW THIS WILL BE SCREEN FROM STREET |
| | VIEW. |
| | 4. PER SEC. 94-109, SETBACKS DEFINITION: SETBACK AREAS |
| | THAT ARE ADJACENT TO A RIGHT-OF-WAY WITH A STREET |
| | DESIGNATION SHALL BE LEFT FREE OF ANY STRUCTURE HIGHER |
| | THAN 42 INCHES. WITHIN THE REQUIRED MIN. 16 FEET |
| | SETBACK ON ROSEMARY AVE, PLEASE REMOVE ANY STRUCTURES |
| | SUCH AS THE HOST STAND, SERVICE STATION IF IT IS A |
| | PERMANENT STRUCTURE, PERMANENT SEATING OR PLANTERS |
| | PROPOSED. IN ADDITION, A WALL LOCATED ON THE NORTH SIDE |
| | OF THE ADA LIFT AT THE NORTHEAST CORNER OF THE PROPERTY |
| | IS WITHIN THE MINIMUM SETBACK, PLEASE REVISE. |
| | 5. ON THE REAR SETBACK, PLEASE SETBACK WALLS ON THE |
| | SIDES OF THE 'STAFF SERVICES GATE' TO MEET THE 5 FEET |
| | MINIMUM SETBACK, PLEASE CLARIFY THE HEIGHT OF IT AND |
| | MAKE SURE IT MEETS THE MAX. HEIGHT REQUIREMENT. |
| | 6. ON YOUR SHEET A104.DAC SHOWING BUILDING FOOTPRINTS, |
| | CALCULATIONS ARE SHOWN FOR LEVEL 2 BUT THERE IS NO |
| | FLOOR PLAN SHOWING THE AREAS THAT ARE INCLUDED IN THE |
| | CALCULATION. PLEASE REVISE SHEET TO SHOW 2ND LEVEL |
| | FLOOR PLAN. |
| | 7. ON SHEET A104.DAC, ON DIAGRAM SHOWING REQUIRED |
| | PRIVATE OPEN SPACE (INTERIOR COURTYARD), PLEASE ADD THE |
| | AREAS TO SHOW THE REQUIREMENTS FOR 20% VEGETATED AREA |
| | AND 40% TREE CANOPY. |
| | 8. MINOR EDIT, PLEASE NOTE, ON THE OPEN SPACE, THE |
| | REQUIREMENT IS A MAXIMUM OVERHEAD COVERAGE OF 20% OF |
| | THE OPEN SPACE AREA. PLEASE REVISE CALCULATION AS IN |
| | THE SHEET MENTIONS 'ALLOWED 10%'. |
| | 9. MINOR EDIT, PLEASE NOTE, ON THE TABLE IT IS |
| | MENTIONED A REQUEST FOR A VARIANCE INCREASE TO 36 |
| | INCHES, PLEASE REVISE. |
| | 10. MINOR EDIT, PLEASE NOTE, ON SHEET A104.DAC, |
| | ROSEMARY AVENUE HAS A STREET DESIGNATION OF PRIMARY |
| | PEDESTRIAN, PLEASE REVISE TABLE. |
| | 11. PLEASE SHOW HOW THE PROPOSED DEVELOPMENT MEETS THE |
| | ACTIVE USE, TRANSPARENCY, ACTIVE USE LINER DEPTH |
| | REQUIREMENTS. |
| | 12. PLEASE ADD TO YOUR SITE PLAN AND LANDSCAPE PLANS |
| | STREETLIGHTS, SIGNS, PARKING METERS, ON-STREET PARKING, |
| | TREES, BOLLARDS, AND ANY OTHER PERMANENT FIXTURES THAT |
| | ARE EXISTING OR PROPOSED. |
| | 13. PLEASE PROVIDE RENDERINGS. |
| | |
| | |
| | ARCHITECTURAL DRAWINGS |
| | |
| | 1.PLEASE ADD PROPERTY LINES AND MINIMUM SETBACK LINES |
| | TO YOUR ELEVATIONS. |
| | 2. PLEASE CLARIFY AND LABEL THE COLUMNS SHOWN ON THE |
| | LANDSCAPE STRIP ON THE WEST SIDE OF THE PROPERTY. |
| | 3. PLEASE PROVIDE DETAILS ON HOW KITCHEN EQUIPMENT ON |
| | THE SOUTH BUILDING'S ROOF WILL BE SCREENED FROM VIEW, |
| | SEE ELEVATION ON SHEET A205.DAC. |
| | 4. THE ARCHITECTURAL TREATMENT TO SCREEN MECHANICAL |
| | ROOF EQUIPMENT NEEDS TO BE INTEGRATED WITH THE DESIGN |
| | OF ADJACENT ACTIVE USE FACADES. PLEASE PROVIDE AN |
| | ALTERNATIVE TREATMENT TO SCREEN ROOF EQUIPMENT THAT IS |
| | COMPATIBLE WITH THE FACADE ARTICULATION. |
| | 5. SHEET A202.DAC, SHOWS MECHANICAL EQUIPMENT ON THE |
| | GROUND, PLEASE PROVIDE CLARIFICATION ON HOW THIS |
| | EQUIPMENT WILL BE SCREENED FROM VIEW. |
| | 6. PLEASE PROVIDE A DETAIL ON THE SCREEN ABOVE THE BAR |
| | INCLUDING MATERIALS, DIMENSIONS, ETC. |
| | 7. PLEASE REVISE PROPOSED FENCES AND GATES TO MEET |
| | REQUIREMENTS PER SEC. 94-109, FENCE DEFINITION; FENCES |
| | ALONG THE LOT FRONTAGE SHALL BE A MAXIMUM HEIGHT OF |
| | FOUR FEET AND FENCES IN REAR AND SIDE SETBACKS SHALL BE |
| | A MAXIMUM HEIGHT OF SIX FEET. GATES FACING ROSEMARY |
| | AVENUE AND ALLEY CAN HAVE A MAX. HEIGHT OF 6 FEET, |
| | GATES FACING EVERNIA STREET CAN HAVE A MAX. HEIGHT OF 4 |
| | FEET. |
| | |
| | |
| | LANDSCAPE AND STREETSCAPE REQUIREMENTS |
| | |
| | 1. ALL BUILDINGS SHALL PROVIDE EXTERIOR LIGHTING EVERY |
| | NIGHT FROM DUSK TO DAWN TO ILLUMINATE BUILDING |
| | ENTRANCES, ADJACENT SIDEWALKS, AND PATHS, AT A MINIMUM |
| | OF 0.6 FOOTCANDLES AS MEASURED AT THE BACK EDGE OF THE |
| | CURB AND ONE FOOT ABOVE THE SIDEWALK. THIS MEASUREMENT |
| | SHALL INCLUDE LIGHT EMANATING FROM PUBLIC AND PRIVATE |
| | SOURCES. UNSHIELDED LIGHT FIXTURES SHALL BE PROHIBITED. |
| | PLEASE PROVIDE A PHOTOMETRIC PLAN. |
| | 2. A SIDEWALK WITH A MINIMUM OF EIGHT FEET CLEAR WIDTH |
| | SHALL BE PROVIDED ALONG THE BUILDING FRONTAGE. IT SEEMS |
| | THAT THE SIDEWALK ON ROSEMARY AVE HAS A WIDTH OF 5 |
| | FEET, PLEASE REVISE TO MEET THE REQUIREMENT. |
| | 3. THE REQUIREMENT OF FIVE SHADE STREET TREES ON |
| | ROSEMARY AVE IS MEET. PLEASE REVISE SITE PLAN AND |
| | LANDSCAPE PLANS TO PROVIDE THE STREET TREES ADJACENT TO |
| | EVERNIA STREET AT A MAXIMUM OF 30 FEET INTERVALS. TREES |
| | SHALL BE A MINIMUM OF 20 FEET IN HEIGHT AND HAVE A |
| | MINIMUM OF EIGHT FEET CLEAR TRUNK. STRUCTURAL SOIL |
| | SHALL BE INSTALLED MEETING THE CITY APPROVED STANDARDS |
| | AS A MINIMUM REQUIREMENT UNDER ADJACENT PAVED AREAS, OR |
| | SUSPENDED PAVEMENT SOIL CELL SYSTEMS MAY BE INSTALLED |
| | AS AN ALTERNATIVE. |
| | 4. AS ON-STREET PARKING IS EXISTING ON ROSEMARY AVENUE |
| | AND EVERNIA STREET, TREE GRATES WITH SUITABLE PLANT |
| | MATERIAL ARE REQUIRED WITH A MINIMUM OF FOUR FEET IN |
| | WIDTH BETWEEN THE CURB AND THE REQUIRED SIDEWALK. |
| | 5. 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 |
| | SHOW ANY EXISTING OR PROPOSED STREET LIGHTING ON SITE |
| | PLAN, CIVIL AND LANDSCAPE PLANS. |
| | 6. BICYCLE PARKING SHALL BE PROVIDED AT A MINIMUM OF |
| | ONE SPACE PER EVERY 100 FEET OF STREET FRONTAGE. ONE |
| | BICYCLE RACK IS NEEDED ON EACH STREET, ROSEMARY AVENUE |
| | AND EVERNIA STREET. |
| | 7. ALL STREET TREES AND LANDSCAPED AREAS WITHIN MINIMUM |
| | REQUIRED SETBACK AND THE RIGHT-OF-WAY SHALL HAVE |
| | IRRIGATION PROVIDED FROM THE ADJACENT PROPERTY, AS |
| | PROVIDED IN THE APPROVED SITE PLAN OR APPROVED |
| | LANDSCAPE PLAN. |
| | 8. 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 REVISE PLANS TO SHOW CURBS AND |
| | WHEEL STOPS. |
| | 9. THE PROPERTY OWNER SHALL BE REQUIRED TO MAINTAIN ALL |
| | LANDSCAPING AS PROVIDED IN THE APPROVED SITE PLAN OR |
| | APPROVED LANDSCAPE PLAN. |
| | 10. THE PROPERTY OWNER AND THEIR SUCCESSORS OR ASSIGNS |
| | SHALL BE RESPONSIBLE FOR THE INSTALLATION AND |
| | MAINTENANCE OF LANDSCAPING, TREE GRATES, STRUCTURAL |
| | SOIL AND IRRIGATION, AS PROVIDED IN THE APPROVED SITE |
| | PLAN OR APPROVED LANDSCAPE PLAN. A MAINTENANCE |
| | AGREEMENT WITH THE CITY SHALL BE REQUIRED. |
| | |
| | |
| | PARKING |
| | 1. PLEASE PROVIDE HOW THE PROPOSED DEVELOPMENT COMPLIES |
| | WITH PARKING REQUIREMENTS, PER SEC. 94-111. RESTAURANTS |
| | ARE REQUIRED TO PROVIDE A MINIMUM OF 2 PARKING SPACES |
| | PER 1,000SF OF AREA. PARKING REQUIREMENT CALCULATIONS |
| | SHALL BE BASED ON NET INTERIOR AREA. |
| | 2. PARKING SPACES FOR DISABLED SHALL BE PROVIDED |
| | ACCORDING TO SUBSECTION 94-485(O). |
| | 3. ALL PROPOSED DEVELOPMENTS SHALL COMPLY WITH THE |
| | MINIMUM STANDARDS NECESSARY TO ALLOW FOR EFFICIENT AND |
| | EFFECTIVE TRASH PICK-UP SERVICE PURSUANT TO THE CITY'S |
| | PUBLIC WORKS DEPARTMENT. |
| | |
| | |
| | OTHER COMMENTS: |
| | PLEASE NOTE, AS PER SEC. 94-54 (A)(1), THE APPLICANT |
| | SHALL ADDRESS ANY COMMENTS 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. PLEASE NOTE, AS THE CITY TRANSITIONS TO THE |
| | NEW ENTERPRISE PERMITTING AND LICENSING (EPL) SYSTEM |
| | STARTING IN AUGUST, PLEASE CONTACT THE PROJECT MANAGER |
| | TO GO OVER THE RESUBMITTAL PROCESS BEFORE RESUBMITTING. |
| | |
| | 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. |
| | |
| | |
