Plan Review Notes
Plan Review Notes For Project Z19050020
Project Number Z19050020
Review Stop Z
Sequence Number 2
Notes
Date Text
2019-09-09 16:30:091. ONGOING. THE PROJECT CANNOT PROCEED TO DOWNTOWN
 ACTION COMMITTEE UNTIL THE DETAILS OF THE RESTRICTIVE
 COVENANT AND AMENDMENT TO THE DEVELOPMENT AGREEMENT
 (JULY 19, 2004) ARE RESOLVED. PRELIMINARY REVIEW OF THE
 DOCUMENTS, SUBJECT TO LEGAL INTERPRETATION, IDENTIFY
 THE FOLLOWING:
 A. CONSTRUCTION OF FOR-SALE RESIDENTIAL CONDOMINIUM
 UNITS ON ALL FLOORS ABOVE THE GROUND FLOOR OF THE
 PROJECT.
 B. ANY BUILDING CONSTRUCTED ON THE PROPERTY SHALL
 CONTAIN A FULL SERVICE PHARMACY ON THE GROUND FLOOR NO
 LESS THAN 1500 GROSS SF IN SIZE FOR A TERM OF 3 YEARS.
 C. DEVELOPER SHALL CONSTRUCT 100 PUBLIC PARKING SPACES
 TO BE LOCATED ON LOWER 2 FLOORS OF PROJECT, SEPARATED
 FROM THE PARKING SERVING OTHER ELEMENTS OF THE PROJECT
 PLEASE ADDRESS THE INTENT OF THE APPLICANT IN REGARDS
 TO THE REQUIREMENTS OF THE RESTRICTIVE COVENANT AND
 DEVELOPER AGREEMENT IN THE JUSTIFICATION STATEMENT UPON
 RESUBMITTAL.
 2. ONGOING. THE PROJECT SHALL OBTAIN DAC APPROVAL OF A
 CLASS B LICENSE FOR A TYPE III GROUP HOMES .
 3. ONGOING. FOR GROUP HOMES PERMITTED AS A CLASS B
 SPECIAL USE, A GROUP HOME FACILITY SHALL BE LOCATED A
 MINIMUM OF 1,200 FEET FROM ANOTHER SUCH FACILITY. A
 VARIANCE FROM THIS PROVISION WILL BE REQUIRED FOR THIS
 LOCATION. PLEASE PROVIDE JUSTIFICATION FROM VARIANCE IN
 JUSTIFICATION STATEMENT.
 4. ONGOING. PER SECTION 94-54(A)(3), FORMAL SITE PLAN
 APPROVALS INVOLVING THE TDR PROGRAM SHALL BE APPROVED
 BY DAC AND THE CERTIFICATE OF TRANSFER SHALL BE
 OBTAINED PRIOR TO THE EXPIRATION OF THE SITE PLAN
 APPROVAL.
 5. NOT SATISFIED. PLEASE INCLUDE THE AMOUNT OF TDRS
 NEEDED FOR THE SITE (SQUARE FEET) AND THE AMOUNT OF SF
 GRANTED BY RIGHT IN THE PROJECT DATA TABLE.
 CANNOT LOCATE BREAKDOWN OF SF IN PROJECT DATA TABLE.
 PLEASE INCLUDE SPECIFIC SF BY RIGHT, AND SF REQUESTED
 BY TDRS.
 6. ONGOING. PROJECT SHALL REQUIRE DAC SPECIAL REVIEW
 AND VARIANCE REVIEW. WITH SUBMITTAL FOR VARIANCE
 REVIEW, PLEASE RESPOND TO THE CRITERIA FOR VARIANCE
 REQUESTS FOR EACH REQUESTED VARIANCE, SEPARATELY, AS
 ESTABLISHED IN SECTION 94-38(D)(6).
 7. PARTIALLY SATISFIED. PLEASE ILLUSTRATE ADJACENT
 BUILDING FRONTAGES AND CURB LINES ACROSS DIXIE HIGHWAY,
 DATURA STREET AND THE ALLEYWAY.
 8. SATISFIED.
 9. ONGOING. IF VALET IS PROPOSING UTILIZING EXISTING OR
 PROPOSED ON-STREET PARKING FOR VALET, THE APPLICANT
 SHALL PAY FOR THE USE OF THOSE OCCUPIED SPACES IN
 AMOUNT AS ESTABLISHED BY THE CITY AND IN LOCATIONS
 APPROVED BY THE CITY PARKING ADMINISTRATOR. THIS WOULD
 UTILIZE EXISTING ON-STREET PARKING SPACES AND NOT
 INTERFERE WITH SIDEWALK CONNECTIVITY.
 10. ONGOING. SUBJECT TO FURTHER COMMENT. EFFORTS FOR
 ALLEY AND STREETSCAPE SHALL BE COORDINATED WITH CITY
 ENGINEERS.
 11. SATISFIED.
 12. SATISFIED.
 13. ONGOING. STAFF CAN HELP COORDINATE WITH PALM TRAN.
 14. SATISFIED.
 15. SATISFIED.
 16. SATISFIED.
 17. SATISFIED.
 18. NOT SATISFIED. STAFF HAS CONCERN WITH THE SETBACK
 OF THE GROUND FLOOR USES ON THE WEST SIDE OF DATURA
 STREET, AS IT DOES NOT PROVIDE FOR ACTIVATED PEDESTRIAN
 SPACE AND INTERACTION WITH THE STREET AS OTHER
 RESIDENTIAL BUILDINGS DO WITHIN THE DMP AREA.
 PLEASE SEE NEW COMMENT # 55
 19. ONGOING. IN ORDER TO COUNT TANDEM PARKING SPACES AS
 TWO SPACES, A RESTRICTIVE COVENANT SHALL BE REQUIRED
 FOR CONFIRMATION OF A VALET ATTENDANT IN CHARGE OF THE
 OPERATION OF THE PARKING FACILITY DURING ALL OPERATING
 HOURS.
 20. PARTIALLY SATISFIED. PLEASE NOTE, THE PARKING
 REQUIRED FOR THE INDEPENDENT LIVING UNITS MUST MEET THE
 REQUIREMENTS FOR RESIDENTIAL USES WITHIN THE DMP WHICH
 IS MINIMUM 1 PER UNIT PLUS 1 PER 20 UNITS FOR GUEST
 PARKING, MAXIMUM 2 PER UNIT PLUS 1 PER 20 UNITS FOR
 GUEST PARKING. PLEASE SEPARATE PARKING REQUIREMENTS FOR
 INDEPENDENT LIVING FROM ASSISTED LIVING AND MEMORY CARE
 AND DETERMINE NUMBER OF PARKING SPACES REQUESTED FOR
 THE WAIVER. THE WAIVER CANNOT EXCEED 50% OF THE
 REQUIRED PARKING FOR THE PROJECT.
 PLEASE SEE NEW COMMENT #70. DEPENDING ON AMOUNT OF
 PROVIDED PARKING SPACES, ONLY ONE VARIANCE FOR PARKING
 MAY BE REQUIRRED, TO REDUCE THE AMOUNT OF VARIANCES
 REQUESTED. THE CURRENT PROVIDED PARKING SPACES (TOTAL,
 INCLUDING ON-STREET SPACES) WOULD NOT REQUIRE BOTH
 VARIANCES.
 21. ONGOING. PER SECTION 94-481(F):
 A. TO BE ELIGIBLE FOR THE SENIOR HOUSING PARKING
 WAIVER, CRITERIA MUST BE MET. PLEASE RESPOND TO THE
 CRITERIA.
 B. IF THE PARKING WAIVER IS GRANTED, A RESTRICTIVE
 COVENANT RESTRICTING THE USE OF THE PROPERTY TO SERVING
 PERSONS WHO ARE 55 YEARS AND OLDER FOR A PERIOD OF NOT
 LESS THAN 15 YEARS SHALL BE EXECUTED AND RECORDED.
 22. PARTIALLY SATISFIED. PLEASE SUBMIT PLANS
 ILLUSTRATING THE TRANSPARENCY REQUIREMENTS PER TABLE
 IV-50: BUILDING REQUIREMENTS- CWD 10-12 STORY RECEIVING
 SITES (SECTION 94-134).
 PLEASE ADDRESS TRANSPARENCY ALONG DIXIE HIGHWAY.
 23. PARTIALLY SATISFIED. PLEASE PROVIDE DATA ON
 BUILDING FOOTPRINT MAXIMUM IN SITE TABLE PER TABLE
 IV-50.
 THE BUILDING FOOTPRINT EXCEEDS THE MAXIMUM ON LEVEL
 FOUR.
 24. ONGOING. THE PROJECT DOES NOT MEET ACTIVE USE LINER
 REQUIREMENTS ALONG QUADRILLE BOULEVARD AND DATURA
 STREET. PLEASE ADDRESS VARIANCE CRITERIA IN THE
 JUSTIFICATION STATEMENT.
 25. SATISFIED.
 26. ONGOING. THE SUBMITTED JUSTIFICATION STATEMENT
 STATES THAT THE PROPOSED PLAN ADHERES TO ALL SETBACK
 REQUIREMENTS; HOWEVER THE REQUIRED PARKING SETBACK FOR
 2 AND 3 STORY ALONG DATURA STREET IS NOT MET. PLEASE
 ADJUST TO MEET SETBACK REQUIREMENT.
 27. SATISFIED.
 28. PARTIALLY SATISFIED. THE PRIVATE OPEN SPACE ALONG
 QUADRILLE BOULEVARD DOES NOT MEET THE DEFINITION OR
 INTENT OF PRIVATE OPEN SPACE. SEE LANDSCAPE COMMENTS.
 29. NOT SATISFIED. PLEASE PRESERVE THE EXISTING CEMENT
 CANOPY ON SITE, PER CITY HISTORIC PRESERVATION PLANNER.
 THIS COULD BE MAINTAINED WITHIN THE OPEN SPACE.
 TO BE DISCUSSED INTERNALLY WITH HISTORIC PRESERVATION
 PLANNER. CONVERSATION ONGOING.
 30. NOT SATISFIED. THE PROPOSED PUBLIC OPEN SPACE ALONG
 DATURA STREET CANNOT COUNT AS PUBLIC OPEN SPACE, PER
 THE DEFINITION OF PUBLIC OPEN SPACE. STAFF RECOMMENDS
 UTILIZING SOME SPACE ALONG DIXIE HIGHWAY.
 SEE NEW COMMENT #60 AND LANDSCAPE COMMENTS.
 31. SATISFIED.
 32. SATISFIED.
 33. PARTIALLY SATISFIED. PLEASE PROVIDE ADDITIONAL
 DETAIL OF ARCHITECTURAL TREATMENT MATERIALS ON BUILDING
 ON ELEVATION PLANS.
 PLEASE PROVIDE ADDITIONAL DETAIL OF ALLEY GARAGE
 SCREENING MATERIAL. SEE NEW COMMENT #66
 34. PARTIALLY SATISFIED. LANDSCAPE BEDS CAN BE
 ENLARGED. SEE LANDSCAPE COMMENTS.
 35. SATISFIED.
 36. PARTIALLY SATISFIED. PLEASE CHECK CRITERIA FOR FDOT
 SIGHT TRIANGLE FOR PROPOSED TREES AT STREET CORNERS.
 PLEASE CHECK CORNER OF QUADRILLE AND DATURA. SEE
 LANDSCAPE COMMENTS.
 37. SATISFIED.
 38. NOT SATISFIED. PLEASE PROVIDE A HARDSCAPE PLAN WITH
 DETAILS OF PAVERS, SEATING, ETC.
 HARDSCAPE DETAILS ARE NEEDED FOR REVIEW OF PAVERS,
 SEATING, LANDSCAPE BED AREAS (ALONG DATURA STREET
 APPEARS TO HAVE BENCHES AROUND LANDSCAPE AREA), ETC.
 39. NOT SATISFIED. PLEASE SEE TABLE IV-7 FOR OPEN SPACE
 STANDARDS. CURRENTLY THE PASSAGEWAY PUBLIC OPEN TYPE IS
 REQUIRED. STAFF IS CURRENTLY REVIEWING THIS REQUIREMENT
 FOR APPLICABILITY FOR THIS SITE.
 TABLE IV-7 WILL BE UPDATED AFTER THE SECOND COMMISSION
 READING ON SEPTEBMER 9, 2019. PLEASE CONTACT STAFF FOR
 UPDATED TABLE, WHICH PERMITS ADDITIONAL TYPES OF OPEN
 SPACE IN CWD-CD AT DISCRETION OF P&Z. EXACT TYPE OF
 OPEN SPACE NEEDS TO BE CALLED OUT. SEE LANDSCAPE
 COMMENTS.
 40. NOT SATISFIED. PLEASE ADDRESS SPECIFIC PRIVATE AND
 PUBLIC OPEN SPACE REQUIREMENTS PER TABLE IV-6 AND TABLE
 IV-7, INCLUDING TYPE OF OPEN SPACE (COURTYARD GARDEN,
 TERRACE, ETC.) FOR EACH OPEN SPACE AND SEE THE
 REQUIREMENTS FOR VEGETATED SPACE, SEATING, ETC.
 SEE LANDSCAPE COMMENTS.
 41. SATISFIED.
 42. ONGOING. PER SECTION 94-111: PARKING AND LOADING
 REQUIREMENTS, A MINIMUM THREE FOOT BACK UP AREA SHALL
 BE PROVIDED AT THE TERMINUS OF ANY DEAD-END DRIVE
 AISLE, SHALL BE RESTRIPED AS DEDICATED PULL-IN AREA FOR
 TURNING AROUND.
 SUBJECT TO FURTHER REVIEW BY CITY ENGINEER AS PRESENTED
 TURNAROUND IS NOT THE TYPICAL FOR CODE REQUIREMENTS.
 43. SATISFIED.
 44. ONGOING. PER SECTION 94-111, ONE BICYCLE PARKING
 SPACE SHALL BE PROVIDED PER EVERY 15 REQUIRED PARKING
 SPACES, IN A SECURE AREA, COVERED FROM THE ELEMENTS.
 PLEASE ADJUST WITH UPDATED REQUIRED PARKING NUMBER. SEE
 NEW COMMENT 70
 45. NOT SATISFIED. PER SECTION 93-113, BICYCLE PARKING
 FOR THE PUBLIC SHALL BE PROVIDED AT A MINIMUM OF ONE
 SPACE PER EVERY 100 FEET OF STREET FRONTAGE. THE POST
 AND LOOP RACK IS RECOMMENDED FOR THE PUBLIC ROW. PLEASE
 INDICATE EXACT BICYCLE RACK DETAIL ON PLANS.
 ONE ADDITIONAL SPACE REQUIRED. PLEASE SHIFT BICYCLE
 RACKS TO ALLOW FOR THREE FEET FROM THE POST TO THE EDGE
 OF PAVER AREA.
 46. NOT SATISFIED. PLEASE INCLUDE SPECIFIC DIMENSIONS
 OF BICYCLE RACKS ON THE SITE PLAN. THE POLE SHALL BE NO
 FURTHER THAN THREE FEET FROM THE EDGE OF CURB
 MAINTAINING A MINIMUM FIVE FOOT CLEARANCE FOR
 PEDESTRIAN CIRCULATION.
 THERE IS A DIFFERENCE BETWEEN BICYCLE RACK DETAILS ON
 CIVIL PLANS AND ARCHITECTURAL PLANS. PLEASE COORDINATE.
 47. ONGOING. PLEASE INDICATE LOCATION OF PROPOSED
 UTILITIES INCLUDING THE BACKFLOW PREVENTER, FDC
 CONNECTION, FPL TRANSFORMER, ETC. STAFF RECOMMENDS
 LOCATING THE UTILITIES WITHIN THE BUILDING FOOTPRINT
 AND PROVIDING ACCESS TO UTILITY COMPANIES, TO KEEP OFF
 THE PUBLIC ROW. ALTERNATIVELY, UTILITIES CAN BE LOCATED
 ALONG THE ALLEY SIDE OF THE BUILDING. SUFFICIENT
 LANDSCAPE SCREENING IS REQUIRED WHEN UTILITIES ARE
 LOCATED OUTSIDE OF THE BUILDING AND WITHIN THE ROW. A
 MINIMUM OF 5 FOOT SIDEWALK CLEARANCE MUST BE MAINTAINED
 AT ALL LOCATIONS.
 PLEASE UTILIZE WALLMOUNTED FDC SUBJECT TO FD
 REQUIREMENTS. PLACEMENT OF UTILITIES SHALL BE ONGOING
 THROUGH PLANNING AND PERMIT PROCESS, SUBJECT TO REVIEW
 BY ZONING, LANDSCAPE PLANNER, AND BUILDING DEPARTMENTS.
 48. SATISFIED.
 49. NOT SATISFIED. THE MINIMUM FOOTCANDLE, AS MEASURED
 AT THE BACK EDGE OF THE CURB AND ONE FOOT ABOVE THE
 SIDEWALK IS 0.6 AND THE MAXIMUM IS 1.0 FOOTCANDLE.
 PLEASE ADJUST PHOTOMETRICS EXTENDING TO THE ROADWAY
 CENTERLINES AND PROVIDE DETAILS OF THE PROPOSED LIGHT
 FIXTURES AS NECESSARY. PLEASE COORDINATE WITH THE
 ENGINEERING DEPARTMENT TO USE THE CITY APPROVED LIGHT
 FIXTURE. A SPECIFIC FIXTURE IS REQUIRED FOR ALL ROW.
 NO PHOTOMETRIC PLANS SUBMITTED.
 50. NOT SATISFIED. PLEASE PROVIDE PROPOSED PHOTOMETRICS
 FOR THE PARKING GARAGE, MEETING THE REQUIREMENTS OF
 SECTION 86-294.
 NO PHOTOMETRIC PLANS SUBMITTED.
 51. SATISFIED.
 52. ONGOING. APPLICANT SHALL BE REQUIRED TO MEET
 REQUIREMENTS OF ART IN PUBLIC PLACES. CONTACT SYBILLE
 WELTER AT [email protected] FOR MORE INFORMATION.
 53. SATISFIED.
  
 NEW COMMENTS SEPTEMBER 9, 2019:
 54. PLEASE UPDATE THE CONTEXTUAL MAP AND BUILDING
 MASSING EXHIBIT WITH BROADSTONE BUILDING.
 55. STAFF HAS CONCERN WITH ONLY ONE ENTRANCE ALONG
 DATURA STREET AND NO OPENINGS ALONG QUADRILLE BOULEVARD
 AS THIS DOES NOT MEET THE INTENT AND DEFINITION OF
 ACTIVE USE. BASED ON PREVIOUS DISCUSSION, THE
 UTILIZATION OF THE SPACES FOR RETAIL/SERVICES OPEN TO
 THE GENERAL PUBLIC WERE BEING CONSIDERED. WITHOUT
 PUBLIC ACCESS, STAFF HAS CONCERN WITH THE RELATIONSHIP
 OF THE BUILDING TO THE PUBLIC STREET.
 56. PLEASE CONSIDER THE HEIGHT OF THE COMPACTOR ROOM
 FOR THE RESIDENTIAL USE. STAFF WILL DISCUSS WITH PUBLIC
 WORKS TO ENSURE THE CORRECT HEIGHT IS USED.
 57. PLEASE PROVIDE BUILDING SECTIONS WITH RESUBMITTAL.
 58. PLEASE EXPLAIN THE OPEN FLOOR PARKING GARAGE ON THE
 4TH FLOOR. IN LIGHT OF THE RESTRICTIVE COVENANT FOR 50
 PUBLIC PARKING SPACES, THIS SPACE COULD BE UTILIZED FOR
 ADDITIONAL PARKING SPACES.
 59. THE COVERED TERRACE ALONG DATURA STREET CANNOT BE
 COUNTED TOWARDS PRIVATE OPEN SPACE PER PRIVATE OPEN
 SPACE DEFINITION.
 60. EXCEEDING THE MAXIMUM SETBACK ALONG DIXIE STREET
 CAN ONLY BE PERMITTED IF THE OPEN SPACE IS PUBLIC OPEN
 SPACE, NOT PRIVATE.
 61. PLEASE CONSIDER WINDOWS OR ARCHITECTURAL TREATMENT
 FOR THE ACTIVE USE AT THE CORNER OF DIXIE HIGHWAY AND
 DATURA STREET.
 62. PLEASE PROVIDE THE SETBACK FROM THE ALLEY TO THE
 PORCH RAILINGS ON THE UPPER LEVELS.
 63. STAFF HAS CONCERN WITH THE ARCHITECTURAL TREATMENT
 OF THE ALLEY PARKING GARAGE LEVELS, ESPECIALLY ABOVE
 THE SECOND FLOOR. THE ADJACENT STRUCTURE IS ONLY TWO
 STORIES AND THE LEVELS ABOVE WOULD BE VERY VISIBLE FROM
 THE PUBLIC ROW.
 64. THE STORAGE AREA ALONG DATURA STREET CANNOT BE
 COUNTED FOR ACTIVE USE. PLEASE AMEND ACTIVE USE
 CALCULATIONS.
 65. PLEASE EXPLAIN WHY THE NORTHERN EDGE OF THE
 STRUCTURE ALONG QUADRILLE BOULEVARD IS OPEN AIR
 66. PLEASE UPDATE THE ELEVATIONS TO INCLUDE LANDSCAPE
 PLANS. PLEASE INCLUDE ADDITIONAL ARCHITECTURAL MATERIAL
 LABELS INCLUDING GLASS, FAUX GLASS, STUCCO, ETC.
 67. PLEASE INCLUDE BUMPER STOPS FOR THE FIVE PARKING
 SPOTS ALONG THE ALLEY.
 68. PLEASE ADJUST THE SETBACK MEASUREMENT AT ALL
 LOCATIONS TO BE FROM THE BACK OF CURB, NOT FRONT (SEE
 DATURA MEASUREMENT) AND MEASURE TO FURTHER PROJECTION.
 69. THE PARKING DATA APPEARS TO BE INCORRECT AS IT IS
 BASED ON 58 BEDS, RATHER THAN 56 AS MENTIONED IN THE
 SITE DATA. PLEASE ADJUST AS NECESSARY.
 70. BASED ON THE CURRENT PROVIDED PARKING, ONLY ONE
 VARIANCE MAY BE REQUIRED (FROM EITHER SENIOR LIVING, OR
 ASSISTED LIVING). PLEASE ADJUST AS NECESSARY,
 COORDINATING WITH NEW COMMENT 58.
 71. PLEASE CLARIFY THE 2,021 SF OF OFFICE SPACE, AS
 COUNTED IN THE PARKING DATA TABLE.
 72. THE FAR CALCULATIONS WOULD INCLUDE THE STAIRWELL
 ALONG QUADRILLE BOULEVARD AS THE STAIRWELL CONNECTS TO
 THE RESIDENTIAL BUILDING. SEE DEFINITION OF GROSS SF IN
 SECTION 94-109.
 73. PLEASE NOTE, IF THE GARAGE STORAGE IS NOT COUNTED
 TOWARDS FAR, THESE AREAS CANNOT BE UNDER AC AND CAN
 NEVER BE UNDER AC UNLESS THE FAR IS NOT EXCEEDED. IF
 NOT UNDER AC, PLEASE MAKE NOTES ON ARCHITECTURAL PLANS.
 74. IT APPEARS THAT THE STAIRWELL ON QUADRILLE
 BOULEVARD MAY SHIFT AS IT CONNECTS TO THE RESIDENTIAL
 PORTION ON LEVEL 6. PLEASE ADJUST FAR DIAGRAM AS
 NECESSARY. IT MAY BE THAT A SEPARATE FAR DIAGRAM FOR
 LEVEL 6 IS REQUIRED IF DIFFERENT FROM LEVEL 7 AND 8.
 75. PLEASE AMEND THE MASSING STUDY WITH THE UPDATED
 ELEVATION AND INCLUDE THE ADJACENT BROADSTONE BUILDING.
 76. A STRIP OF PAVERS THAT APPEARS ON THE ARCHITECTURAL
 PLANS DOES NOT APPEAR ON THE CIVIL PLANS. WHAT IS THE
 PURPOSE OF THIS STRIP? PLEASE COORDINATE PLANS.
 77. PLEASE INCLUDE ADA PARKING SPACES. SEE BUILDING
 COMMENTS.
  
 LIZ LEVESQUE, URBAN DESIGN PLANNER
 [email protected]
 561 822 1426
  
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