Plan Review Notes
Plan Review Notes For Project Z19120009
Project Number Z19120009
Review Stop Z
Sequence Number 1
Notes
Date Text
2020-01-07 16:39:061. AREA ALL OF THE UNITS AFFORDABLE OR ARE SOME MARKET
 RATE? IF SOME ARE MARKET RATE, THE TOTAL INCENTIVE
 PERMITTED FOR AFFORDABLE HOUSING AND MARKET RATE IS
 CALCULATED USING THE CITY?S MOST RECENT VERSION OF THE
 PURCHASE AFFORDABILITY TABLE AS ADMINISTERED BY THE
 HOUSING AND COMMUNITY DEVELOPMENT DEPARTMENT PER
 SECTION 94-134.
 2. THE PROPOSED PROJECT DOES NOT UTILIZE THE CRA
 PROPERTY, BUT IS DIRECTLY ADJACENT TO THE LAND THAT
 CONNECTS TO THE NORTHWEST NEIGHBORHOOD. THE CRA IS
 WILLING TO INCENTIVIZE THIS PROJECT AS IT IS AN
 IMPORTANT PROPERTY FOR ENTERING INTO THE NORTHWEST
 NEIGHBORHOOD. STAFF WOULD LIKE TO CONTINUE CONVERSATION
 WITH THE CRA AND THE DEVELOPER TO APPROPRIATELY CONNECT
 THIS PROPERTY TO THE NEIGHBORHOOD.
 3. PLEASE EXPLAIN WHY THE EXISTING BLACK OLIVE TREES
 CANNOT BE PRESERVED. THE PRESERVATION OF THESE TREES
 WAS INTENDED THROUGH THE BANYAN BOULEVARD STREETSCAPE
 IMPROVEMENTS.
 4. ZONING ATLAS IV ILLUSTRATES AN EXTENSION OF DOUGLAS
 AVENUE TO BE A ?NEW SECONDARY ROAD?. THIS IS FURTHER
 REFERENCED:
 A. SECTION 94-119 (A): ADDITIONALLY, THIS DISTRICT
 SHALL CREATE A STRONG CONNECTION WITH THE NORTHWEST
 NEIGHBORHOOD BY EXTENDING THE STREET GRID FROM BANYAN
 BOULEVARD TO 2 ND STREET.?
 B. SECTION 94-119(E): PROPOSED DEVELOPMENTS UTILIZING
 ANY INCENTIVE PROGRAM SHALL ACCOMMODATE THE EXTENSION
 OF DIVISION AND DOUGLAS AVENUES NORTH OF BANYAN
 BOULEVARD PURSUANT TO SECTION 94-133 TO ENHANCE
 CONNECTIVITY TO THE NORTHWEST NEIGHBORHOOD.
 THIS REQUIREMENT WILL NEED TO BE FURTHER ANALYZED AS
 THE PROPOSED DESIGN OF THE PEDESTRIAN CONNECTIVITY DOES
 NOT SATISFY THE INTENT OF THIS SECTION.
 5. THE PROPOSED PEDESTRIAN CONNECTION DOES NOT PROVIDE
 SATISFACTORY CONNECTIVITY TO THE NEIGHBORHOOD. HOW WILL
 THIS AREA BE IMPROVED? THIS AREA IS ADJACENT TO BLANK
 WALL AND MECHANICAL ROOM AND DOES NOT PROVIDE ANY
 PUBLIC BENEFIT FOR ITS USERS. TREE GRATES DOES NOT
 EFFECTIVELY ENHANCE THE AREA.
 6. ACTIVE USES ARE REQUIRED ALONG THE SIDE INTERIOR LOT
 LINE (30%), AS ZONING ATLAS IV ILLUSTRATES A ?NEW
 SECONDARY ROAD? EXTENSION OF DOUGLASS AVENUE.
 7. PLEASE ILLUSTRATE THE USE OF THE HATCHED AREA UNDER
 THE PARKING GARAGE AT THE BUILDING?S NORTHEAST CORNER
 (ADJACENT TO PROPOSED PEDESTRIAN CONNECTION).
 8. THERE ARE ACTIVE USE REQUIREMENTS FOR GROUND FLOOR
 AND ACTIVE USE LINER REQUIREMENTS FOR THE SECOND FLOOR.
 TAMARIND AVENUE IS A PRIMARY PEDESTRIAN STREET AND
 REQUIRES 65% ACTIVE USE ALONG THE GROUND FLOOR AND 60%
 ACTIVE USE LINER FOR FLOOR 2 (ALONG PARKING GARAGE
 USE). SEE DEFINITIONS OF ACTIVE USE AND ACTIVE USE
 LINER IN SECTION 94-109.
 9. THE REQUIRED ACTIVE USE LINER DEPTH FOR RESIDENTIAL
 USE IS 15? FOR FLOOR 2. PLEASE COMPLY WITH ACTIVE USE
 LINER REQUIREMENT AND UPDATE REQUIREMENTS IN SITE DATA
 TABLE ON SHEET A-1.03 TO REFLECT CORRECT REQUIREMENT.
 THIS INCLUDES BANYAN BOULEVARD, TAMARIND AVENUE AND THE
 SIDE INTERIOR LOT LINE (NEW SECONDARY STREET).
 10. PLEASE ENSURE THAT THE LATEST BANYAN BOULEVARD
 STREETSCAPE DESIGN IS INCORPORATED INTO THE SITE PLAN
 AS THE REVIEW PROGRESSES.
 11. PLEASE INCLUDE THE STREET CENTERLINES ON THE SITE
 PLAN.
 12. ALL SETBACKS SHALL BE MEASURED FROM THE EXISTING
 CURB LINE. PLEASE INDICATE EXISTING CURB LINE AND
 PROPOSED CURB LINE CLEARLY ON ALL PLANS. THE BUILDING
 APPEARS TO EXCEED THE MAXIMUM SETBACK OF 30? ALONG
 TAMARIND AVENUE ON THE GROUND FLOOR AND THE TOWER.
 13. PLEASE INCLUDE THE SETBACK DIMENSION TO THE UPPER
 FLOORS ON THE SITE PLAN SHEET SP-1.
 14. PLEASE INCLUDE A MIN. EIGHT FOOT CLEAR SIDEWALK
 ALONG TAMARIND AVENUE. ALL STREETSCAPE REQUIREMENTS OF
 SECTION 94-113 (D) SHALL BE INCORPORATED ALONG TAMARIND
 AVENUE.
 15. PLEASE INCLUDE A PROPOSED HARDSCAPE PLAN.
 16. IN ORDER TO ACCOMMODATE THE BACK OF HOUSE UTILITIES
 AND ROOMS ALONG THE REAR PROPERTY LINE, PLEASE EVALUATE
 OPTIONS TO REORIENT THE PARKING GARAGE. WORKING WITH
 THE CITY?S TRAFFIC ENGINEER, PLEASE EVALUATE LOCATING
 THE ENTRANCE INTO THE PARKING GARAGE FROM BANYAN
 BOULEVARD (AT THE EAST SIDE OF THE PROPERTY) RATHER
 THAN ON TAMARIND AVENUE, AS THE ENTRANCE IS VERY CLOSE
 TO THE INTERSECTION OF BANYAN BOULEVARD AND TAMARIND
 AVENUE. THIS WILL ALSO PERMIT ACTIVE USES OR APPEARANCE
 OF ACTIVE USES ALONG THE BANYAN BOULEVARD FA?ADE RATHER
 THAN A LARGE EXPANSE OF NON-ACTIVE USE WITH LARGE
 ROLLING DOORS.
 17. CONSIDER THE ROLLING OF DUMPSTERS TO THE BANYAN
 BOULEVARD CURB THROUGH THE IMPROVED PEDESTRIAN WALKWAY
 AREA, WITH A DUMPSTER HOLDING AREA ALONG THE FRONTAGE
 OF BANYAN BOULEVARD. NEED TO INCLUDE PUBLIC WORKS
 DEPARTMENT IN DISCUSSION. THIS WILL ELIMINATE NEED FOR
 LARGE ROLLING DOOR WHICH NEGATIVELY IMPACTS THE
 BUILDING FA?ADE ALONG BANYAN BLVD.
 18. THE ARCHITECTURE DOES NOT MEET THE INTENT OR
 REQUIREMENTS WITHIN THE DOWNTOWN MASTER PLAN ZONING OR
 THE INTENT OF THE COMPREHENSIVE PLAN FOR ARCHITECTURAL
 COMPATIBILITY AND DESIGN. ON FACADES ENCLOSING ACTIVE
 USES (SEE SEC. 94-109 FOR DEFINITION OF ACTIVE USE),
 FENESTRATION SHALL COVER A MINIMUM OF 15% OF THE FA?ADE
 AREA ? THIS DOES NOT INCLUDE PAINTED OR FAUX
 FENESTRATION. ON FACADES ENCLOSING NON-ACTIVE USES,
 ARCHITECTURAL TREATMENT SHALL BE PROVIDED (SEE SECTION
 94-109 FOR DEFINITION OF ARCH. TREATMENT). SEE TABLE
 IV-4: FA?ADE ARTICULATION REQUIREMENTS AT THE END OF
 SECTION 94-109 FOR MORE DETAIL.
 19. THE PROPOSED ARCHITECTURE IS NOT COMPATIBLE OR
 APPROPRIATE FOR THIS LOCATION, WHICH SERVES AS AN
 IMPORTANT ENTRANCE INTO THE CITY FROM AUSTRALIAN
 AVENUE, AS WELL AS A KEY ENTRANCE INTO THE HISTORIC
 NORTHWEST NEIGHBORHOOD. PLEASE EVALUATE THE SURROUNDING
 AREAS AND ARCHITECTURE FOR AN ARCHITECTURAL DESIGN THAT
 IS APPROPRIATE FOR THIS AREA.
 20. PER SECTION 94-119(E), MAIN BUILDING ENTRANCES TO
 LOBBIES AND COMMON AREAS SHALL HAVE A HIGH QUALITY
 DESIGN ENTRANCE CANOPY
 21. PLEASE INCLUDE STREET VIEW 3D RENDERINGS.
 22. PLEASE ILLUSTRATE COMPLIANCE WITH THE REQUIRED
 BUILDING FOOTPRINT FOR LEVELS 2-8, WHICH CANNOT EXCEED
 90% PER FLOOR. PLEASE SEE DEFINITION OF FOOTPRINT IN
 SECTION 94-109 WHICH EXCLUDES SOME AREAS INCLUDING
 ROOFTOP DECKS, AND POOLS, ETC.
 23. THE FAR IS CALCULATED BASED ON GROSS BUILDING AREA
 AND DOES NOT INCLUDE MECHANICAL ROOMS, TRASH ROOMS,
 ETC. PER DEFINITION OF GROSS BUILDING AREA IN SECTION
 94-109. PLEASE REVISE SHEET A-1.01 AND SITE PLAN DATA
 TO REFLECT.
 24. PLEASE SEPARATE BASE FAR PERMITTED AND FAR
 PERMITTED WITH INCENTIVE. PLEASE INDICATE TOTAL SF
 PERMITTED BY RIGHT AND SEPARATELY, THE SF PERMITTED
 WITH THE INCENTIVE. PLEASE INCLUDE TOTAL SF PROPOSED
 FOR INCENTIVE.
 25. THERE IS A DISCREPANCY BETWEEN GROSS SF LISTED ON
 SHEET A-1.01 AND SHEET SP-1. PLEASE CLARIFY.
 26. SHEET A 1.06 LISTS GROSS AREA; HOWEVER THE CITY?S
 DEFINITION OF GROSS AREA EXCLUDES MECHANICAL ROOMS,
 TRASH ROOMS, ETC. PLEASE RELABEL TO AVOID CONFUSION
 WITH SHEET A-1.01.
 27. PLEASE INCLUDE PERMITTED HEIGHT BY RIGHT AND
 PERMITTED INCENTIVE HEIGHT IN DATA TABLE.
 28. THE PROPOSED RECESSED STAIRWELL ALONG BANYAN
 BOULEVARD DOES NOT MEET THE INTENT OF A PLANAR BREAK
 PER THE DEFINITION. A PLANAR BREAK SHOULD RESULT IN AN
 OPEN SPACE OR EXTENSION OF THE PUBLIC SIDEWALK AT THE
 GROUND LEVEL.
 29. FA?ADE H DOES NOT MEET THE DEFINITION OF PLANAR
 BREAK AT THE GROUND LEVEL. PLANAR BREAKS ARE REQUIRED
 AT BOTH GROUND LEVEL AND TOWER LEVEL.
 30. PARKING SPACES SHALL BE DOUBLE STRIPED MEETING
 REQUIREMENTS OF SECTION 94-485.
 31. TANDEM PARKING SPACES CAN ONLY COUNT AS TWO SPACES
 IF THE SPACES ARE DEDICATED TO THE SAME RESIDENTIAL
 UNIT, AND A RESTRICTIVE COVENANT SHALL BE RECORDED ON
 CITY APPROVED FORMS, AND RECORDED IN THE PUBLIC
 RECORDS. (SECTION 94-111(E)). THE SITE DATA CURRENTLY
 LISTS THE RESIDENTIAL PARKING AT 1 PER UNIT.
 32. IF THE PARKING SPACES ARE NOT RESERVED, PARKING
 SPACES ADJACENT TO A WALL OR OTHER PHYSICAL BARRIER
 SHALL HAVE AN INCREASED WIDTH OF ONE FOOT. WITH
 OBSTRUCTION ON BOTH SIDES OF THE STALL, THE STALL
 WIDTHS SHALL BE INCREASED BY A MINIMUM OF TWO FEET.
 33. AN EQUIVALENT OF ONE PARKING SPACE SHALL BE
 PROVIDED AND STRIPED AT THE TERMINUS OF DEAD-END DRIVE
 AISLES FOR A TURN-AROUND SPACE.
 34. THE AREA IN FRONT OF THE ENTRANCE TO THE TENANT
 STORAGE AREA IN THE PARKING GARAGE SERVES ALSO AS A
 BACKUP AREA FOR VEHICLES IN THE END PARKING SPACE,
 WHICH IS A DANGEROUS SITUATION. PLEASE ADDRESS FOR SAFE
 ACCESS.
 35. PLEASE PROVIDE FIVE RESERVED SPACES FOR CAR SHARING
 STATION PARKING. ONCE PROJECT IS FINALIZED, STAFF CAN
 DETERMINE HOW MANY SPACES NEED TO BE OCCUPIED BY CAR
 SHARING AND HOW MANY CAN BE RESERVED FOR FUTURE CAR
 SHARE.
 36. MICROUNIT PROJECTS ARE REQUIRED TO PROVIDE A BIKE
 SHARING STATION ON SITE. THIS CAN BE RESERVED FOR A
 MICROMOBILITY SHARING STATION AS THE CITY IS GOING
 THROUGH THE PROCESS OF CONTRACTING A REPLACEMENT FOR
 SKYBIKE.
 37. PLEASE NOTE, A PROJECT WITH RESIDENTIAL MICRO-UNITS
 SHALL CONTRIBUTE A TROLLEY FEE PER UNIT PER MONTH TO
 SUPPORT THE OPERATION OF THE CITY?S TROLLEY SYSTEM, AS
 ESTABLISHED BY RESOLUTION.
 38. IN ADDITION TO MICRO-UNIT AND STANDARD UNIT BICYCLE
 RACKS, THE PROJECT IS REQUIRED TO INCLUDE BICYCLE RACKS
 FOR PUBLIC USE AT A RATE OF 1 PER 100 FEET OF STREET
 FRONTAGE. THESE PUBLIC BICYCLE RACKS CAN BE LOCATED AT
 THE PROJECT?S ENTRANCE.
 39. THE BICYCLE RACKS FOR MICRO AND STANDARD UNITS MUST
 ALL BE CONTAINED WITHIN THE BUILDING, UNDER COVER AND
 SECURE.
 40. HOW WILL THE PARKING GARAGE BE SECURED? HOW WILL
 THE PARKING SPACES FOR THE RETAIL USE BE ACCESSIBLE?
 PLEASE RESERVE THE PARKING SPACES THAT ARE LISTED FOR
 RETAIL USE.
 41. ALL ABOVE GROUND UTILITIES SHALL BE UNDERGROUNDED.
 42. PLEASE INDICATE THE PROPOSED LOCATION OF THE
 EXISTING TRAFFIC SIGNAL POLE.
 43. PLEASE NOTE, ANY ROOF MOUNTED MECHANICAL EQUIPMENT
 SHALL BE SCREENED TO THE HEIGHT OF THE EQUIPMENT.
 44. PLEASE MAKE NOTE ON PLANS THAT ANY WALL MOUNTED
 UTILITIES SHALL BE PAINTED TO MATCH BUILDING FA?ADE
 AND/OR EFFICIENTLY SCREENED FROM THE PUBLIC VIEW.
 45. UNDERSTANDING THE LOCATION MAY CHANGE AS THE
 PROCESS CONTINUES, PLEASE INDICATE PROPOSED LOCATION OF
 BACKFLOW PREVENTER ON PLANS. ALL GROUND MOUNTED
 UTILITIES SHALL BE SCREENED BY LANDSCAPING TO THE
 FULLEST EXTENT POSSIBLE. PLEASE INCLUDE ON LANDSCAPE
 PLANS.
 46. PLEASE EVALUATE UTILIZING WALL MOUNTED FDC.
 47. PLEASE INCLUDE THE FPL TRANSFORMER INSIDE THE
 BUILDING.
 48. PLEASE NOTE, ALL PARKING STRUCTURE ENTRANCES SHALL
 BE REQUIRED TO TREAT THE INTERIOR PORTION OF THE GARAGE
 TO A DEPTH OF AT LEAST 20 FEET, INCLUDING FLOORS WALLS
 AND CEILINGS. ALL MECHANICAL, ELECTRICAL, AND PLUMBING
 SYSTEMS SHALL BE COVERED OR SCREENED. TREATMENT MAY
 INCLUDE, BUT SHALL NOT BE LIMITED TO, STUCCO OR
 PLASTER, FINISHED AND PAINTED COMPARABLE TO A HABITABLE
 SPACE. PLEASE MAKE NOTE ON PLANS TO MEET REQUIREMENT.
 49. PLEASE INCLUDE PHOTOMETRIC PLANS AND LOCATION OF
 PROPOSED LIGHT POLES ON THE ROW.
 50. PLEASE REMOVE REFERENCE TO ANY SIGNAGE OR ADD A
 NOTE ?SIGNAGE TO BE REVIEWED UNDER SEPARATE PERMIT?
 51. PLEASE NOTE, A MAINTENANCE AGREEMENT SHALL BE
 REQUIRED FOR THE PROJECT PER SECTION 94-113(7).
 52. FOR THE AFFORDABLE HOUSING INCENTIVE PROGRAM, PER
 SECTION 94-134, THE PROPOSED DEVELOPMENT SHALL OBTAIN
 CITY COMMISSION AUTHORIZATION FOR THE CONVEYANCE OF
 CITY-OWNED DEVELOPMENT RIGHTS AS A REQUIREMENT OF SITE
 PLAN APPROVAL. PLEASE NOTE, IF THE SITE PLAN APPROVAL
 EXPIRES PRIOR TO COMMENCEMENT OF CONSTRUCTION, THE
 DEVELOPMENT RIGHTS TRANSFERRED BY THE CITY AT NO COST
 ARE FORFEITED AND REVERT BACK TO THE CITY.
 53. PLEASE NOTE, ALL DEVELOPMENTS SEEKING TO UTILIZE
 THE AFFORDABLE HOUSING INCENTIVE SHALL ENTER INTO ENTER
 INTO AN AFFORDABLE HOUSING DEVELOPMENT AGREEMENT WITH
 THE CITY, ON CITY APPROVED FORMS WHICH INCLUDE THE
 CONDITIONS LISTED IN SECTION 94-134(F).
 54. PLEASE INCLUDE CIVIL PLANS FOR ALL SETS WITH
 RESUBMITTALS.
  
 LIZ LEVESQUE, URBAN DESIGN PLANNER
 [email protected]
 561 822 1426
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