Plan Review Notes
Plan Review Notes For Project Z21010013
Project Number Z21010013
Review Stop Z
Sequence Number 1
Notes
Date Text
2021-01-29 15:44:00GENERAL COMMENTS/ARCHITECTURAL :
 1. PLEASE DISTINGUISH PROPERTY LINE FROM LD-4 ZONING
 LINE. THE EASTERN PROPERTY LINE OF THE SOUTHERN
 STRUCTURE LOT APPEARS TO BE SHOW IN AN INCORRECT
 LOCATION ON THE ARCHITECTURAL AND LANDSCAPE PLANS AND
 THE EXISTING PARKING GARAGE IS NOT SHOWN IN THE CORRECT
 LOCATION. BASED ON THE SURVEY, THE EAST PROPERTY LINE
 IS APPROX. 180 FEET FROM THE WESTERN PROPERTY LINE. THE
 EXISTING PHASE I PARKING GARAGE IS BUILT RIGHT UP TO
 THIS PROPERTY LINE.
 2. BY ZONING REGULATIONS FOR LD-4-12, A 5? SETBACK IS
 REQUIRED ALONG THE SIDE INTERIOR/REAR SETBACK (EASTERN
 PROPERTY LINE) FOR SOUTH BUILDING (LD-4-12 TABLE
 IV-52). HOWEVER, EXISTING LOFTIN PHASE I PARKING GARAGE
 IS BUILT RIGHT UP TO INTERIOR SIDE SETBACK. PER THE
 DECLARATION OF RESTRICTION IN ORB 28411 PG. 1108, AN
 ADDITIONAL SETBACK MAY BE REQUIRED FOR THE PROPOSED
 BUILDING FROM THE EDGE GARAGE. THE REQUIRED SETBACK
 DEPENDS ON THE PERCENTAGE OF OPENINGS ON THE PROPOSED
 STRUCTURE?S EAST FA?ADE
 3. PLEASE ADD STAIRS FOR GROUND FLOOR ACCESS TO THE
 RESIDENTIAL UNITS
 4. A PEDESTRIAN ACCESS EASEMENT (ITEM NO. 10 ORB 28271
 PAGE 144, ITEM H) EXISTS ON THE BOUNDARY SURVEY THAT
 CONNECTS THE ROW SIDEWALK TO THE GARAGE OF THE LOFTIN
 PHASE I STRUCTURE BUT THIS IS NOT INCORPORATED INTO THE
 PROPOSED DESIGN. PLEASE CLARIFY HOW ACCESS WILL REMAIN
 TO THIS PARKING GARAGE/UTILITY AREA
 5. THERE WAS A BUS SHELTER ON THE SOUTH PORTION OF
 PHASE II THAT SHOULD NOT HAVE BEEN REMOVED UNTIL PHASE
 II WAS CONSTRUCTED, WHEN A REPLACEMENT SHELTER WAS TO
 BE CONSTRUCTED ALONG THE NORTH BUILDING STREET. THE
 SHELTER WAS REMOVED AT SOME POINT, AND NEVER REPLACED.
 A BUS SHELTER SHALL BE CONSTRUCTED AS PART OF THIS
 PHASE II PROCESS. PLEASE CONSTRUCT IN ARCHITECTURALLY
 COMPATIBLE DESIGN. PALM TRAN PREFERS THE SHELTER REMAIN
 ON THE BLOCK BETWEEN EUCALYPTUS AND 8TH, WITHIN
 PROXIMITY TO THE EXISTING BUS STOP POLE.
 6. PLEASE EVALUATE LOCATION OF COLUMNS FOR PEDESTRIAN
 BRIDGE- THESE SHOULD BE LOCATED OUTSIDE THE MINIMUM
 SETBACK AND NOT WITHIN THE CITY ROW
 7. 30% OF THE EXPOSED ROOF PARKING MUST BE COVERED WITH
 VEGETATED AREA, OR 30% OF COVERED STRUCTURES LIKE THE
 PROPOSED TRELLIS. THE PROPOSED TRELLIS COVERS
 APPROXIMATELY 13% OF THE EXPOSED ROOF. PLEASE EXPAND OR
 PROVIDE OTHER MEANS OF MEETING THE 30% REQUIREMENT (OR
 ALTERNATE MEANS OF ART MURAL PER SECTION
 94-111(Q)(4)(D)
 8. PLEASE SHOW DOUBLE STRIPING IN PARKING GARAGE AND
 INCLUDE PARKING LOT STRIPING DETAIL PER SECTION 94-485
 9. PLEASE SHOW OUTLINE OF BUILDINGS ON WEST SIDE OF
 DIXIE ON ALL PLANS
 10. PLEASE PROVIDE FOLLOWING EXHIBITS:
 A. ACTIVE USE
 B. FOOTPRINT
 C. TRANSPARENCY
 D. PLANAR BREAK
 E. HORIZONTAL ELEMENTS
 F. FAR
 11. PLEASE NOTE, PEDESTRIAN BRIDGES COUNT AS GBA
 12. PLEASE PROVIDE A TABLE ILLUSTRATING BREAKDOWN OF
 SITE PLAN AREA WITH SPECIFIC ZONING/INCENTIVE ZONING
 WITH ALLOWABLE FAR PER SPECIFIC ZONING AND ALLOWABLE
 GSF PER AREA WITH A TOTAL (SIMILAR TO TABLE DONE IN
 2013 FOR LOFTIN PHASE I AND II BY MSA ARCHITECTS).
 PLEASE INDICATE INCENTIVE ZONING IN SITE DATA TABLE
 13. PLEASE INCLUDE FOLLOWING DATA IN SITE DATA TABLE:
 A. BUILDING FOOTPRINT PERCENTAGE ? SEE TABLES IV-51 AND
 IV-52 AT END OF SECTION 94-134
 14. PEDESTRIAN BRIDGE APPEARS TO TERMINATE INTO A
 RESIDENTIAL UNIT IN THE SOUTH BUILDING. PLEASE CLARIFY
 15. WILL THE PARKING GARAGE BE GATED? PLEASE NOTE THAT
 A 20? STACKING DISTANCE FROM ROW IS REQUIRED AND THE
 PARKING FOR RETAIL NEEDS TO BE PUBLICLY ACCESSIBLE
 16. THE 4 BICYCLE PARKING SPACES (1 PER 100? OF
 FRONTAGE) APPEARS TO BE TOO FEW. THE REQUIREMENT IS PER
 ALL STREET FRONTAGES (NORTH DIXIE HIGHWAY, EUCALYPTUS
 STREET, 8TH STREET). THESE BIKE PARKING SPACES NEED TO
 BE ON THE ROW OR ACCESSIBLE BY THE GENERAL PUBLIC (SEE
 BICYCLE PARKING GUIDELINES PREVIOUSLY SENT BY EMAIL).
 PLEASE PROVIDE BICYCLE RACK SPECS
 17. PLEASE ADD LABELS ON INDIVIDUAL PARKING SPACES THAT
 WILL BE RESERVED FOR RETAIL AND FOR GUEST PARKING
 18. PLEASE PROVIDE GUEST PARKING AT RATE OF 1/20
 REQUIRED MINIMUM PARKING SPACES (FOR ALL UNITS
 INCLUDING MICRO) AND INCLUDE IN PARKING DATA TABLE
 19. PLEASE UPDATE REQUIRED PARKING TABLE BASED ON
 MINIMUM AND MAXIMUM REQUIRED, NOT PROVIDED PARKING.
 REQUIRED PARKING FOR RESIDENTIAL USE IS MIN. 1/UNIT AND
 MAX. 2/UNIT. MICROUNITS IS MIN. 0/UNIT AND MAX
 0.5/UNIT. RETAIL IS 2/1000 SF AND 4/1000 SF. PLEASE
 INCLUDE ADA PARKING REQUIRED AND PROVIDED PER LATEST
 BUILDING CODE REQUIREMENT
 20. ONE OF THE PARKING ROWS ON FIRST FLOOR IS LABELED
 WITH 15 PARKING SPACES BUT STAFF COUNTS 13
 21. REQUIRED BIKE PARKING FOR MICROUNITS (FOR LESS THAN
 13 MICROUNITS) IS ONE BIKE PARKING SPACE PER UNIT.
 PLEASE INCLUDE IN BIKE PARKING TABLE ? ONLY APPLIES TO
 THE 8 MICROUNITS, THE OTHERS FALL UNDER THE 1/15
 PARKING SPACE REQUIREMENT. ALL BICYCLE PARKING FOR
 RESIDENTIAL USE SHOULD BE IN A SECURE AND COVERED
 LOCATION (INSIDE PARKING GARAGE IS FINE, BUT PLEASE
 ILLUSTRATE HOW BEING SECURED)
 22. PLEASE NOTE, TRANSIT FEE (TROLLEY) CONTRIBUTION FEE
 PER SECTION 94-106(A)(8A)- CONTRIBUTION IS $10 PER
 MICROUNIT PER MONTH
 23. PLEASE PROVIDE LOS FOR TRASH COLLECTION TO
 DETERMINE REQUIRED COMPACTORS/DUMPSTERS WITHIN PROPOSED
 TRASH ROOM. HOW IS TRASH COLLECTION WORKING FOR SOUTH
 BUILDING? PLEASE SPEAK TO MATT HEJAZI REGARDING LOS AND
 NEEDED COMPACTORS/DUMPSTERS AND LOCATION FOR
 DUMPSTER/COMPACTOR STAGING ON PICK UP DAY
 24. THE EAST ELEVATION OF THE SOUTHERN BUILDING
 (SECTION 7 ON PAGE A-3.7) DOES NOT SEEM TO MATCH THE
 FLOOR PLANS. THERE ARE SOME GROUND FLOOR ELEVATIONS
 THAT HAVE THE APPEARANCE OF COMMERCIAL WINDOWS BUT ARE
 RESIDENTIAL UNITS. PLEASE UPDATE ELEVATIONS TO REFLECT
 SITE PLAN
 25. PLEASE INCLUDE ACTUAL SCORING OR MATERIAL CHANGE ON
 THE CORNER ELEMENTS, NOT JUST PAINTED SCORING
 26. ON FACADES ENCLOSING NON-ACTIVE USE (PARKING
 GARAGE), ARCHITECTURAL TREATMENT SHALL BE PROVIDED NOT
 TO INCLUDE PAINT AND FAUX TREATMENTS, MATERIAL
 APPLICATIONS LESS THAN 4 INCHES IN HEIGHT, DEPTH OR
 WIDTH, OR BUILDING SIGNS. ARCHITECTURAL DESIGN SHALL BE
 INTEGRATED WITH DESIGN OF ADJACENT ACTIVE USE FACADES.
 PLEASE PROVIDE ADDITIONAL ARCHITECTURAL TREATMENT ON
 PARKING GARAGE. SEE DEFINITION IN SECTION 94-109.
 EVALUATE MEANS OF REDUCING IMPACT OF RAMP FACING
 EUCALYPTUS STREET
 27. PLEASE SHOW PROPERTY LINES ON ELEVATIONS
 28. PLEASE REMOVE PEOPLE WALKING FROM ELEVATION A-3.3
 (SIDE LOT LINE) TO SHOW THAT THIS IS AN INTERIOR LOT
 LINE
 29. PLEASE PROVIDE A SEPARATION WITH A LINE OR OTHER
 MEANS ON MASSING STUDY BETWEEN PHASE I AND PROPOSED
 CIELO PROJECT
 30. PLEASE PROVIDE:
 A. BUILDING SECTIONS
 B. CONTEXTUAL ELEVATIONS
 C. GROUND FLOOR COLORED, CONTEXTUAL RENDERINGS WITH
 PLANTING HEIGHT LANDSCAPE
 D. MATERIAL SAMPLE IMAGERY AND MATERIAL SPECIFICATION
 DETAIL
 E. EXHIBITS OF SCORING LINE DEPTHS AND MATERIAL
 SECTIONS
 ENGINEERING
 31. SUBMIT UPDATED CIVIL PLANS REFLECTING NEW PROPOSAL
 AND INDICATE WHAT WAS COMPLETED WITH PHASE I AND WHAT
 IS PROPOSED AS PART OF THIS APPLICATION AND UPDATE
 AERIAL IMAGERY TO CURRENT DAY
 32. PLEASE SHOW DOUBLE STRIPING IN PARKING GARAGE AND
 INCLUDE PARKING LOT STRIPING DETAIL PER SECTION 94-485
 33. PLEASE SHOW OUTLINE OF BUILDINGS ON WEST SIDE OF
 DIXIE ON ALL PLANS
 34. PLEASE PROVIDE UPDATED CROSS SECTIONS INCLUDING:
 A. SIDEWALK SECTIONS ADJACENT TO PARALLEL PARKING
 SPACES
 B. SIDEWALK SECTIONS ADJACENT TO RETAIL/COMMERCIAL DOOR
 ENTRANCES
 C. SIDEWALK SECTIONS ADJACENT TO RESIDENTIAL UNITS
 35. ALL LARGE GRADING CHANGES SHALL BE CAPTURED WITHIN
 BUILDING NOT WITHIN SIDEWALK OR ROW
 36. ILLUSTRATE INTERSECTION ADA RAMPS THAT MATCH THOSE
 ACROSS THE STREET ON ALL SIDES (SUBJECT TO REVIEW BY
 CITY TRANSPORTATION ENGINEER)
 37. PLAN REFERENCES THE REMOVAL OF TRAFFIC CALMING ON
 6TH STREET. IS THIS PROPOSED AS PART OF THIS
 APPLICATION? PLEASE CLARIFY WHY IF SO
 38. A PEDESTRIAN ACCESS EASEMENT (ITEM NO. 10 ORB 28271
 PAGE 144, ITEM H) EXISTS ON THE BOUNDARY SURVEY THAT
 CONNECTS THE ROW SIDEWALK TO THE GARAGE OF THE LOFTIN
 PHASE I STRUCTURE BUT THIS IS NOT INCORPORATED INTO THE
 PROPOSED DESIGN. PLEASE CLARIFY HOW ACCESS WILL REMAIN
 TO THIS PARKING GARAGE/UTILITY AREA
 39. THE DECLARATION OF EASEMENTS (ORB 28271 PAGE 144)
 MAY HAVE TO BE UPDATED AND AMENDED AS NECESSARY SUBJECT
 TO CITY ENGINEERING AND CITY LEGAL REVIEW
 40. PLEASE PROVIDE PHOTOMETRIC PLAN FOR ALL ROW
 INCLUDING PUBLIC OPEN SPACE, GARAGE ENTRANCES AND
 EXITS, ALL SIDEWALKS, ANY SIDEWALKS LEADING INTO
 BUILDING OR GARAGE AND INCLUDE LIGHT POLE SPECS
 41. PLEASE INDICATE LOCATION OF ALL ABOVE GROUND, ROOF
 MOUNTED, UNDERGROUND AND WALL MOUNTED UTILITIES. PLEASE
 PLACE OUTSIDE ROW WITHIN SIDE INTERIOR LOT LINES (IF
 POSSIBLE PER UTILITY REQUIREMENTS) AND SCREEN TO BEST
 EXTENT POSSIBLE WITH LANDSCAPE OR STRUCTURAL
 ARCHITECTURALLY COMPATIBLE COVERING. SUBJECT TO REVIEW
 BY MARK HURLEY (FOR DOMESTIC BACKFLOW AND WATER
 METERS), RAY CARANCI FOR IRRIGATION METERS, TRACY WARD
 FOR STORMWATER DRAINAGE, AND ALL APPLICABLE DEPARTMENTS
 42. PLEASE WALL MOUNT ALL FDC ? SUBJECT TO APPROVAL BY
 CHIEF PETER LEDUC
 LANDSCAPE:
 43. PLEASE ENSURE PROPERTY LINE IS SHOWN IN CORRECT
 LOCATION (SEE COMMENT IN ARCHITECTURAL SECTION)
 44. PLEASE EXTEND PLANTER BED ALONG AREAS ADJACENT TO
 PARALLEL PARKING WITH SMALL CUT THRU FOR PEDESTRIANS IN
 ACCESSIBLE LOCATIONS
 45. PLEASE INDICATE WHICH TYPE OF PUBLIC OPEN SPACE,
 SEMI-PUBLIC OPEN SPACE AND PRIVATE OPEN SPACE IS BEING
 PROPOSED BASED ON THE PERMITTED TYPES IN THE ZONING
 DISTRICT (TABLE IV-6), AND MAKING SURE THAT THE
 SELECTED TYPES MEETS THE DEFINITION (SECTION 94-109) OF
 EACH SPECIFIC OPEN SPACE TYPE (GARDEN, TERRACE, GARDEN
 PLAZA, ETC.), AND THAT THE SPECIFIC REQUIREMENTS OF
 EACH OPEN SPACE TYPE (TABLE IV-7) ARE MET WITHIN THAT
 AREA.
 46. THE PORTION OF LANDSCAPE BETWEEN THE PROPOSED
 PARKING GARAGE AND PROPERTY LINE WOULD NOT MEET ANY OF
 THE DEFINITIONS OF TYPES OF PRIVATE OPEN SPACE. CHECK
 PROPERTY LINE PLACEMENT HERE AS THE PHASE I PARKING
 GARAGE APPEARS ON PAPA TO BE RIGHT UP ON THE PROPERTY
 LINE
 47. THE DOG PARK CANNOT BE DESIGNED AS A PRIVATE
 AMENITY AND BE COUNTED AS PUBLIC OPEN SPACE. IT WOULD
 HAVE TO BE OPEN TO THE GENERAL PUBLIC TO BE CONSIDERED
 A PUBLIC OPEN SPACE. SEE DEFINITION OF PUBLIC OPEN
 SPACE IN SECTION 94-109. THE TYPE OF OPEN SPACE
 UTILIZED MUST BE PERMITTED WITHIN THE DISTRICT (LD-4 OR
 LD-10) AND THE REQUIREMENTS ARE IN TABLE IV-7 FOR EACH
 TYPE OF OPEN SPACE. THIS AREA HAS THE ABILITY TO MEET
 SOME REQUIREMENTS FOR PUBLIC OPEN SPACE. THE TYPES CAN
 BE EITHER GARDEN COURTYARD OR GARDEN PLAZA
 48. PLEASE ILLUSTRATE HOW THE PROPOSED PUBLIC OPEN
 SPACE AT THE SOUTH SIDE OF THE SOUTH BUILDING WILL
 CONNECT TO THE EXISTING AREA. PLEASE REMOVE THE
 PROPOSED BUTTONWOOD SHRUB TO CONNECT HE OPEN SPACES
 TOGETHER TO IMPROVE THE EXISTING OPEN SPACE AND PROVIDE
 FOR PEDESTRIAN CONNECTIVITY FOR THE PUBLIC AREAS.
 EXPLORE REMOVING THE FENCE ON THE LOFTIN PHASE I
 PROPERTY WITHIN THIS AREA TO BETTER CONNECT
 49. PLEASE REDUCE THE AMOUNT OF HARDSCAPE WITHIN THE
 PASSAGE AREAS TO THE NORTH COURTYARD AND INCLUDE
 PLANTING AREAS
 50. THE AREAS AROUND THE RESIDENTIAL UNITS CAN BE
 COUNTED AS SEMI-PUBLIC WALK UP GARDENS ONLY IN THE
 PORTIONS THAT MEET THE REQUIREMENT OF 7 FEET DEPTH.
 PLEASE ADD STAIRS FOR GROUND FLOOR ACCESS FROM THE
 STREET. THESE LANDSCAPE AREAS COULD BE COUNTED AS
 PRIVATE OPEN SPACE GARDEN TYPE IF A 4-FOOT WALL IS
 PLACED (TO MEET DEFINITION OF GARDEN IN SECTION 94-109)
 THE AREAS ADJACENT TO THE RETAIL/COMMERCIAL SPACES
 DON?T MEET THIS REQUIREMENT.
 51. THE AREAS COUNTED AS SEMI-PUBLIC OPEN SPACE WHICH
 EXCEED THE PERCENTAGE OF REQUIRED SEMI PUBLIC COULD BE
 COUNTED TOWARDS THE PERCENTAGE OF REQUIRED PRIVATE OPEN
 SPACE, BUT HAVE TO BE TREATED AS A PERMITTED PUBLIC
 OPEN SPACE TYPE IN LD-10/LD-4 AND OPEN TO THE GENERAL
 PUBLIC
 52. THE PORTION OF PUBLIC OPEN SPACE AT THE SOUTH SIDE
 OF THE NORTH BUILDING WOULD NOT BE MEET THE REQUIREMENT
 FOR MINIMUM SIZE, WHICH REQUIRES THAT NO ONE SIDE CAN
 BE 5 TIME THE LENGTH OF ANY OTHER SIDE AS THE LENGTH
 EXCEEDS THE DEPTH BY OVER 5X
 PROPOSED PROVISOS:
 1. AN AMENDMENT TO HE RESTRICTIVE COVENANT MAY BE
 REQUIRED IF NECESSARY PENDING ENGINEERING AND LEGAL
 REVIEW
 2. ALL ABOVE GROUND UTILITIES SHALL BE LOCATED WITHIN
 SIDE INTERIOR LOT LINES IF POSSIBLE AND SCREENED BY
 LANDSCAPE, HARDSCAPE OR ARCHITECTURALLY COMPATIBLE
 SCREENING. FIELD LOCATES SHALL BE SUBJECT TO ZONING
 APPROVAL
 3. ALL PARKING GARAGE CEILINGS SHALL BE PAINTED
 (INCLUDING CEILING PIPES AND UTILITIES) TO A DEPTH OF
 20 FEET FROM ENTRANCES/EXITS AND FROM ALL OPENINGS
 4. APPLICANT SHALL ENTER MAINTENANCE AGREEMENT WITH
 CITY FOR ALL STREETSCAPE UPGRADES (TREES, TREE GRATES,
 BENCHES, LANDSCAPE, ETC) WITHIN THE CITY OWNED ROW TO
 INCLUDE BUS SHELTER
 5. THE SIDEWALK SHALL BE KEPT LEVEL ACROSS CURB CUTS
 6. A SIDEWALK EASEMENT WILL BE REQUIRED FOR PUBLIC
 SIDEWALK WITHIN PRIVATE PROPERTY
  
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