| Date |
Text |
| 2022-07-07 17:32:46 | CASE NO. FSPR 22-08 |
| | RESIDENCES OF PALM BEACH WEST |
| | 401 SOUTH DIXIE HIGHWAY |
| | |
| | - 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 AND |
| | .PDF 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 29, 2022, TO BE ELIGIBLE TO BE SCHEDULED FOR THE |
| | SEPTEMBER 14, 2022 DOWNTOWN ACTION COMMITTEE MEETING. |
| | |
| | - PLEASE NOTE THAT IF THE PLANNING DIVISION HAS NOT |
| | RECEIVED A RESPONSE TO THE PPRC COMMENTS WITHIN 60 DAYS |
| | FROM THE DATE OF THE PPRC MEETING (BY SEPTEMBER 14, |
| | 2022), 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| | THAT THE CASE IS CONSIDERED WITHDRAWN.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 ($400). |
| | |
| | 1) THE SURVEY SHOWS PROPERTY ALONG FERN STREET AND |
| | SOUTH DIXIE HIGHWAY THAT WERE ACQUIRED BY MAINTENANCE |
| | MAPS BY THE CITY AND FDOT, RESPECTIVELY. THIS PROPERTY |
| | NEEDS TO BE EXCLUDED FROM THE OVERALL PROPERTY |
| | CALCULATIONS FOR THE SITE, INCLUDING FAR AND OPEN |
| | SPACE. ALL DATA TABLES AND PLANS NEED TO BE UPDATED |
| | ACCORDINGLY. |
| | |
| | 2) THE LANDSCAPE PLAN DOES NOT MATCH THE SITE AND CIVIL |
| | PLANS. ALL PLANS MUST SHOW CONSISTENT, ACCURATE |
| | CONDITIONS. ADDITIONAL COMMENTS WILL BE SUPPLIED WHEN |
| | ALL PLANS MATCH. |
| | |
| | 3) APPENDIX A OF THE TRANSPORTATION ELEMENT OF THE |
| | COMPREHENSIVE PLAN AND TABLE X-1 CONTAINED IN SECTION |
| | 94-305.D OR THE ZONING AND LAND DEVELOPMENT REGULATIONS |
| | ARE THE LIST OF REQUIRED THOROUGHFARE RIGHT-OF-WAY |
| | SETBACKS. THE TABLES REQUIRE A ROADWAY SETBACK OF 100 |
| | FEET FROM THE CENTERLINE OF QUADRILLE BOULEVARD IN |
| | ADDITION TO THE SETBACKS REQUIRED BY THE ZONING |
| | DISTRICT. A PORTION OF THE BUILDING ALONG QUADRILLE |
| | BOULEVARD DOES NOT COMPLY WITH THE COMPREHENSIVE PLAN |
| | AND ZONING AND LAND DEVELOPMENT REGULATION REQUIREMENT. |
| | |
| | 4) THE ELEVATIONS MUST ACCURATELY SHOW THE BUILDING |
| | FEATURES THAT ARE SHOWN ON THE PLAN SHEETS, TO INCLUDE |
| | DIMENSIONS. FOR EXAMPLE, THERE ARE NO DOORS SHOWN |
| | ANYWHERE ON THE BUILDING ELEVATIONS. PLEASE NOTE THAT |
| | SOME OF THE ELEVATION DRAWINGS ARE MISLABELED AS TO |
| | WHICH ELEVATION THEY REPRESENT. |
| | |
| | 5) THE PROJECT IS REQUESTING NUMEROUS VARIANCES FROM |
| | THE DMP REQUIREMENTS WITHOUT PROVIDING ADEQUATE |
| | JUSTIFICATION AS TO WHY STAFF SHOULD SUPPORT THE THEM. |
| | THE NEW PORTION OF THE PROJECT OCCUPIES ALMOST THE |
| | ENTIRETY OF A CITY BLOCK AFTER THE ABANDONMENT OF THE |
| | ALLEY, SO THE REQUESTS ARE VARIANCES OF CONVENIENCE AND |
| | DO NOT FOSTER A DESIRABLE RELATIONSHIP WITH THE |
| | SURROUNDING PROPERTIES IN THE DMP. |
| | |
| | 6) VERIFICATION THAT THE 3-FOOT FPL UTILITY EASEMENT IS |
| | ABANDONED WILL NEED TO BE PROVIDED PRIOR TO ZONING |
| | APPROVING THE BUILDING PERMIT. |
| | |
| | 7) THERE ARE LINES ON THE SITE PLANS THAT DO NOT MATCH |
| | ACROSS THE VARIOUS SHEETS. ALL PLANS MUST SHOW |
| | CONSISTENT CONDITIONS. |
| | |
| | 8) WHERE WILL THE TRASH AND RECYCLING FOR THE 401 SOUTH |
| | DIXIE BUILDING BE LOCATED AFTER THE NEW BUILDING IS |
| | CONSTRUCTED. |
| | |
| | INCENTIVES |
| | |
| | 9) PLEASE PROVIDE AN ACCOUNTING OF THE TDR SQUARE |
| | FOOTAGE NECESSARY FOR THE PROJECT: |
| | |
| | A. WHERE HAVE THEY/ARE THEY COMING FROM? |
| | B. WHEN DO YOU EXPECT TO ACQUIRE ANY TDRS THAT ARE NOT |
| | CURRENTLY IN YOUR POSSESSION? |
| | |
| | 10) THIS PROJECT IS UTILIZING TDRS AND CONTAINS MORE |
| | THAT 25% OF THE SQUARE FOOTAGE IN RESIDENTIAL USE. |
| | PLEASE PROVIDE HOW THE PROJECT COMPLIES WITH SECTION |
| | 94-134 DOWNTOWN MASTER PLAN HOUSING INCENTIVE PROGRAM. |
| | |
| | 11) AS PART OF RECEIVING THE TDRS AND FOLLOWING THE |
| | DOWNTOWN MASTER PLAN HOUSING INCENTIVE PROGRAM, THE |
| | BUILDING THAT IS ELEGIBLE FOR HISTORIC DESIGNATION |
| | LOCATED AT 401 SOUTH DIXIE HIGHWAY IS REQUIRED TO BE |
| | INTEGRATED INTO THE NEW DEVELOPMENT IN A MANNER WHICH |
| | MAINTAINS THE INTEGRITY OF THE HISTORIC STRUCTURE. THE |
| | CITY'S HISTORIC PRESERVATION PLANNER HAS REVIEWED THE |
| | APPLICATION AND DOES NOT AGREE THAT THE CURRENT DESIGN |
| | MEETS THE REQUIREMENT. |
| | |
| | A. THERE IS NO ARCHITECTURAL RELATIONSHIP BETWEEN THE |
| | 401 BUILDING AND THE PROPOSED BUILDING. |
| | B. THE SCALE OF THE NEW BUILDING DOES NOT PROVIDE AN |
| | ADEQUATE TRANSITION WHERE IT IS ADJACENT TO THE |
| | EXISTING BUILDING. |
| | C. THE PLANS INDICATE THAT THERE IS A BLANK WALL THAT |
| | SEPARATES THE PARKING RAMP AND THE GRADE LEVEL PARKING |
| | AREA FROM THE INTERIOR PROPERTY LINE ARE NOT |
| | ARCHITECTURALLY COMPATIBLE WITH THE 401 BUILDING. STAFF |
| | SUGGESTS INCORPORATING GROUND LEVEL ACTIVE USES FACING |
| | THE 401 BUILDING. |
| | D. THE FENESTRATION ON THE UPPER LEVELS OF THE NEW |
| | BUILDING, WHERE THEY OVERLOOK THE EXISTING BUILDING, |
| | SHOULD BE INCLUDED AND DESIGNED WITH AN ACKNOWLEDGEMENT |
| | TO THE 401 BUILDING'S FENESTRATION. |
| | E. IN ORDER TO MAINTAIN A CONTEXTUAL SETBACK |
| | RELATIONSHIP WITH THE 401 BUILDING ALONG SOUTH DIXIE |
| | HIGHWAY, THE PROPOSED BUILDING SHOULD BE PULLED BACK TO |
| | ALIGN WITH THE 401 BUILDING'S FACADE. |
| | |
| | ZONING COMPLIANCE |
| | |
| | 12) BUILDING HEIGHT IS CALCULATED FROM THE AVERAGE |
| | ELEVATION OF THE ADJACENT PUBLIC SIDEWALK TO THE TOP OF |
| | THE HIGHEST STORY. PROVIDE THE HEIGHT DIMENSION MEETING |
| | THIS REQUIREMENT. THE CURRENT ELEVATION DRAWINGS SHOW |
| | THE HEIGHT MEASUREMENT BEGINNING AT THE TOP OF THE |
| | GROUND FLOOR. STAFF WAS UNABLE TO LOCATE THE SIDEWALK |
| | GRADE ON THE PLANS. |
| | |
| | 13) THE ELEVATION DRAWINGS SHOW PALM TREES ON LEVEL 25. |
| | NO LANDSCAPE PLAN FOR LEVEL 25 IS PROVIDED AND THE |
| | LEVEL 25 FLOOR PLAN FAILS TO SHOW ANY LANDSCAPE. ALL |
| | PLANS MUST SHOW CONSISTENT, ACCURATE CONDITIONS. |
| | |
| | 14) PLEASE CLARIFY THE FOLLOWING FOR FAR: |
| | |
| | A. WHAT OCCURS IN THE GROCER EQUIPMENT SPACE ON THE |
| | MEZZANINE AND WHY IS NO SQUARE FOOTAGE SHOWN FOR THIS |
| | AREA? |
| | B. WHAT OCCURS IN THE BOH SPACE ON THE MEZZANINE LEVEL |
| | AND WHY IS NO SQUARE FOOTAGE SHOWN FOR THIS AREA? |
| | C. THE STORAGE AREA SHOWN ON LEVEL 2 MUST BE COUNTED AS |
| | PART OF THE GROSS BUILDING AREA FOR FAR. PROVIDE THE |
| | SQUARE FOOTAGE FOR THIS AREA. |
| | D. THE CORRIDOR FROM THE RESIDENTIAL UNITS TO THE |
| | ELEVATORS ON THE WEST SIDE OF LEVELS 2, 4 AND 6 MUST BE |
| | COUNTED AS PART OF THE GROSS BUILDING AREA FOR FAR. |
| | D. THE STORAGE AREA SHOWN ON LEVELS 3 THOROUGH 6 MUST |
| | BE COUNTED AS PART OF THE GROSS BUILDING AREA FOR FAR. |
| | PROVIDE THE SQUARE FOOTAGE FOR THIS AREA. |
| | E. PLEASE EXPLAIN WHY THE FAR DIAGRAMS SHOW SQUARE |
| | FOOTAGE FOR THE SHADED AREA OF EACH LEVEL, WHICH |
| | EXCLUDES THE MECHANICAL AREAS, AND THEN FURTHER DEDUCTS |
| | MECHANICAL AREA IN THE TABLE. |
| | F. THE FAR TABLES ON SHEETS A0.01 AND A0.06 SHOW |
| | DIFFERENT VALUES. ALL TABLES NEED TO SHOW CONSISTENT, |
| | ACCURATE INFORMATION. |
| | |
| | 15) THE PROJECT IS SHOWN AS CREATING A NEW INTERIOR |
| | PARCEL LINE BETWEEN THE EXISTING 401 SOUTH DIXIE |
| | BUILDING AND THE NEW BUILDING. THE QGD 10-25 REQUIRES A |
| | 20-FOOT SETBACK ABOVE THE 8TH STORY (104 FEET) FROM THE |
| | INTERIOR PARCEL LINE. THIS DOES NOT OCCUR ON EITHER |
| | PORTION OF THE NEW BUILDING THAT IS ABOVE THIS HEIGHT. |
| | STAFF IS NOT PREPARED TO SUPPORT THIS SETBACK VARIANCE |
| | |
| | 16) PROVIDE VERIFICATION THAT THE PROPOSED ZERO SETBACK |
| | FROM THE INTERIOR PROPERTY LINES COMPLIES WITH NFPA |
| | REQUIREMENTS. |
| | |
| | 17) STAFF IS NOT PREPARED TO SUPPORT A SETBACK FROM |
| | SOUTH DIXIE HIGHWAY LESS THAN THE REQUIRED 27 FEET FOR |
| | THE PARKING USES ON LEVEL 6 AND THE 66 FEET FOR LEVEL 9 |
| | OF THE TOWER. |
| | |
| | 18) STAFF IS NOT PREPARED TO SUPPORT A SETBACK FROM |
| | GARDENIA LESS THAN THE REQUIRED 27 FEET FOR THE PARKING |
| | USES ON LEVEL 6. |
| | |
| | 19) THE BUILDING FOOTPRINT TABLES SHOW DIFFERING VALUES |
| | FOR THE PROVIDED SQUARE FOOTAGE OF LEVELS ON SHEETS |
| | A0.01 AND A0.07. ADDITIONALLY, IT APPEARS THAT THE 401 |
| | SOUTH DIXIE FOOTPRINT IS NOT INCLUDED ON ANY OF THE |
| | TABLES. STAFF CANNOT VERIFY COMPLIANCE WITHOUT ACCURATE |
| | INFORMATION. |
| | |
| | 20) THE TRANSPARENCY CALCULATIONS WERE NOT PROVIDED IN |
| | ACCORDANCE WITH FIGURE IV-33. STAFF IS UNABLE TO VERIFY |
| | THE VALUES STATED ON THE TABLES. THE FENESTRATION |
| | REQUIREMENTS OF TABLE IV-4 SHALL BE CLEARLY ILLUSTRATED |
| | AS PART OF THE TRANSPARENCY VERIFICATION. |
| | |
| | 21) THE ACTIVE USE DIAGRAMS DO NOT ACCURATELY DIMENSION |
| | THE ACTIVE USE AREAS. ONCE THE DIAGRAMS ARE UPDATED, |
| | STAFF WILL REVIEW FOR COMPLIANCE. NOTE: STAFF IS NOT |
| | PREPARED TO SUPPORT WAIVERS FOR GROUND FLOOR OR LINER |
| | ACTIVE USES. |
| | |
| | A. THE ESCALATOR, ELEVATORS, STAIRS AND FIRE CONTROL |
| | ROOM ALONG QUADRILLE BOULEVARD, FERN, SOUTH DIXIE |
| | HIGHWAY AND GARDENIA THAT ARE ALONG THE EXTERIOR WALL |
| | OF THE BUILDING MAY NOT BE COUNTED TOWARD MEETING THE |
| | ACTIVE USE REQUIREMENT. |
| | B. PUBLIC OPEN SPACE AREAS MAY ONLY COUNT TO MEETING |
| | THE ACTIVE USE REQUIREMENT IF IT SEPARATES THE ACTIVE |
| | USE FROM THE RIGHT-OF-WAY. THIS EXCLUDES A SLIGHT |
| | PORTION OF THE NORTHWEST FERN FRONTAGE AND THE GARDEN |
| | COURTYARD. |
| | C. THE AREA BETWEEN THE 401 SOUTH DIXIE BUILDING AND |
| | THE SOUTH PROPERTY LINE INCLUDES NOT ACTIVE USES AND |
| | MAY NOT BE COUNTED. NOTE: THE AREA DOES NOT QUALIFY AS |
| | OPEN SPACE. |
| | D. THE TABLES FOR THE ACTIVE USE LINERS ARE MISLABELED. |
| | E. THE CART CORRAL, ESCALATOR, ELEVATOR, STAIRS AND |
| | MECHANICAL ROOMS ALONG QUADRILLE BOULEVARD, SOUTH DIXIE |
| | HIGHWAY AND GARDENIA THAT ARE ALONG THE EXTERIOR WALL |
| | OF THE BUILDING MAY NOT BE COUNTED TOWARD MEETING THE |
| | ACTIVE USE LINER REQUIREMENT FOR THE 2 TO 5 STORIES. |
| | F. THE ACTIVE USE DEPTH DIAGRAM INCLUDES ELEVATORS, THE |
| | MECHANICAL ROOM, PARKING GARAGE, EXTERIOR AREAS OF THE |
| | BUILDING, THE CART CORRAL, AND THE FIRE CONTROL ROOM, |
| | NONE OF WHICH ARE PERMITTED IN THE DEPTH. |
| | |
| | 22) THE DRAWINGS SHOW THAT THE GARDENIA FRONTAGE DOES |
| | NOT COMPLY WITH THE MINIMUM PLANAR BREAK REQUIREMENTS. |
| | STAFF IS NOT PREPARED TO SUPPORT BUILDING DESIGNS THAT |
| | DO NOT PROVIDE THE REQUIRED PLANAR BREAKS. |
| | |
| | 23) NO INFORMATION WAS PROVIDED TO VERIFY THE SIDE LOT |
| | LINE TOWER PLANAR BREAK COMPLIANCE. |
| | |
| | 24) THERE ARE HORIZONTAL PROJECTIONS SHOWN ON THE |
| | PLANS; HOWEVER, MANY ARE NOT LABELED AS TO WHAT THEY |
| | ARE NOR DO THEY INCLUDE THE DIMENSIONS SO THAT STAFF |
| | CAN VERIFY COMPLIANCE WITH THE CODE ALLOWANCES. |
| | |
| | A. AT THE GROUND FLOOR, HORIZONTAL PROJECTIONS THAT |
| | HAVE A MINIMUM CUMULATIVE HORIZONTAL LENGTH OF 50% OF |
| | THE BUILDING FRONTAGE SHALL BE PROVIDED. THIS IS NOT |
| | SHOWN ON ANY ELEVATION. |
| | B. WHILE DIMENSIONS WERE NOT PROVIDED, THE CANOPY AT |
| | THE RESIDENTIAL BUILDING ENTRY SCALES TO EXCEED THE |
| | 20-FOOT MAXIMUM HORIZONTAL PROJECTION. NO INFORMATION |
| | WAS PROVIDED ON ITS HEIGHT FROM GRADE. |
| | C. NO INFORMATION WAS PROVIDED ON THE BALCONIES. |
| | |
| | 25) COMPLIANCE WITH THE VERTICAL PROJECTION ALLOWANCES |
| | WAS NOT PROVIDED. |
| | |
| | 26) PROVIDE THE UPPER ROOF LEVEL PLAN AS WELL AS CROSS |
| | SECTION DRAWINGS TO VERIFY THAT THE FULL HEIGHT OF ANY |
| | ROOFTOP MECHANICAL EQUIPMENT IS SCREENED BY THE |
| | PROPOSED PARAPETS. |
| | |
| | STREETSCAPE |
| | |
| | 27) SINCE THIS PROJECT INCLUDES THE 401 SOUTH DIXIE |
| | BUILDING, THE STREETSCAPE ADJACENT TO THIS BUILDING |
| | MUST BE INCLUDED. ANY AREAS WHERE THERE ARE CURRENT |
| | DEFICIENCIES MUST BE BROUGHT INTO COMPLIANCE WITH THE |
| | CURRENT DMP REQUIREMENTS. |
| | |
| | 28) INADEQUATE INFORMATION WAS PROVIDED TO VERIFY THAT |
| | THE PROJECT COMPLIES WITH ALL THE PROVISIONS OF SECTION |
| | 94-113. - LANDSCAPE AND STREETSCAPE REQUIREMENTS. THIS |
| | INCLUDES: |
| | |
| | A. EXTERIOR LIGHTING - NOT PROVIDED TO BACK OF CURB. |
| | B. SITE VISIBILITY TRIANGLE REQUIREMENTS - NOT PROVIDED |
| | FOR DRIVEWAY ENTRANCES. |
| | C. STREETSCAPE REQUIREMENTS. - MINIMUM SIDEWALK WIDTHS |
| | NOT PROVIDED, STREETLIGHTS AND STREET FURNITURE NOT |
| | SHOWN, NO IMPROVEMENT TO THE EXISTING PALM TRAN STOP |
| | SHOWN, NO BICYCLE PARKING PROVIDED, NO CROSS SECTIONS |
| | PROVIDE TO VERIFY THAT THE SIDEWALK ELEVATIONS ARE |
| | MAINTAINED ACROSS THE DRIVEWAYS. |
| | |
| | 29) MAINTENANCE AGREEMENTS WILL BE REQUIRED FOR ALL |
| | LANDSCAPING, TREE GRATES, STRUCTURAL SOIL AND |
| | IRRIGATION. |
| | |
| | DESIGN/ARCHITECTURE |
| | |
| | 30) THE DESIGN INTENT OF THE QUADRILLE GARDEN DISTRICT |
| | IS FOR PROJECTS TO HAVE A HIGH PERCENTAGE OF |
| | LANDSCAPING AND TREE CANOPY. THE PROJECT AS PRESENTED |
| | DOES NOT APPEAR TO MEET EITHER ONE OF THESE STANDARDS. |
| | ADDITIONALLY, GROUND FLOOR RESIDENTIAL IS ENCOURAGED AS |
| | ACTIVE USE LINERS. THIS INCORPORATION OF ADDITIONAL |
| | GROUND FLOOR RESIDENTIAL WOULD ALLEVIATE THE NEED FOR |
| | THE VARIANCES THAT THE CURRENT PLAN REQUIRES. |
| | |
| | 31) THE AMENITY TOWER ALONG SOUTH DIXIE HIGHWAY DOES |
| | NOT MATCH IN ELEVATION AND PLAN. ADDITIONAL DETAIL IS |
| | REQUIRED. |
| | |
| | 32) THE PROPOSED LOADING AREA ENTRANCE ALONG GARDENIA |
| | IS DIRECTLY ACROSS FROM THE PROPOSED LOBBY ENTRANCE OF |
| | THE APPROVED AC MARRIOT HOTEL. THE PROPOSED DESIGN |
| | PRESENTS A NEGATIVE IMPACT TO AN APPROVED NEIGHBORING |
| | PROJECT. |
| | |
| | PARKING |
| | |
| | 33) THE PROPOSED DEVELOPMENT PLAN REMOVES ALL OF THE |
| | CURRENT SURFACE PARKING FOR THE 401 SOUTH DIXIE |
| | BUILDING (NOTE - PART OF THE REQUIRED PARKING WAS |
| | ALREADY SOLD OFF, CREATING A PARKING DEFICIENCY, WHICH |
| | VIOLATES THE ZONING AND LAND DEVELOPMENT REGULATIONS). |
| | PROVIDE A PARKING TABLE WITH A BREAKDOWN OF THE USES |
| | WITHIN THE 401 SOUTH DIXIE BUILDING AND THE REQUIRED |
| | NUMBER OF PARKING SPACES. PROVIDE HOW THESE PARKING |
| | SPACES WILL BE ACCOMMODATED WITHIN THE NEW PROJECT?S |
| | PARKING GARAGES. THIS SHALL INCLUDE SHOWING A CODE |
| | COMPLIANT ADA ROUTE TO THE BUILDING FROM THE REQUIRED |
| | ADA PARKING SPACES. |
| | |
| | 34) WHERE WILL THE REQUIRED PARKING FOR 401 SOUTH DIXIE |
| | DURING THE CONSTRUCTION OF THE PROJECT? |
| | |
| | 35) NO PARKING TABLES WERE PROVIDED FOR THE NEW |
| | BUILDING. THE PARKING TABLE NEEDS TO ENUMERATE THE |
| | REQUIRED AND PROVIDED PARKING FOR THE VARIOUS USER |
| | GROUPS, TO INCLUDE THE ADA AND TANDEM SPACES. STAFF IS |
| | UNABLE TO VERIFY THAT THE PROVIDED PARKING COMPLIES |
| | WITH THE MINIMUM/MAXIMUM DMP REQUIREMENTS. |
| | |
| | 36) PROVIDE THE DIMENSIONS FOR THE PARKING ROWS AND |
| | SPACES WITHIN THE GARAGE. |
| | |
| | 37) PROVIDE THE ADA ROUTE FOR THE ADA PARKING SPACES TO |
| | THE ACCESSIBLE ENTRANCES. IT APPEARS THAT A NUMBER OF |
| | THE SPACES MAY NOT BE THE CLOSEST PARKING SPACES TO THE |
| | ENTRY POINTS AND THAT THERE ARE SPACES THAT REQUIRE |
| | USERS TO WALK BEHIND OTHER CARS TO GET TO ENTRANCES. |
| | |
| | 38) PLEASE CONSIDER INCLUDING EV CHARGING SPACES FOR |
| | ALL THE USER GROUPS. THIS SHOULD ALSO INCLUDE PREWIRING |
| | THE GARAGE AND INCLUDING EXTRA AREA FOR PANELS IN THE |
| | ELECTRIC ROOM FOR FUTURE EV INSTALLATIONS. |
| | |
| | 39) THE PLANS INCLUDE A PARKING STACK DETAIL. WHERE IS |
| | THIS PLANNED FOR USE? PLEASE NOTE THAT THE MINIMUM |
| | REQUIRED HEIGHT OF THE STACK IS 11.5 FEET, YET ONLY A |
| | PORTION OF LEVEL 6 IS SHOWN EXCEEDING 10 FEET IN |
| | HEIGHT. PLEASE REMEMBER THAT PARKING STRUCTURES WITH |
| | MECHANICAL PARKING SHALL PROVIDE A COMMERCIAL ATTENDANT |
| | DURING THE OPERATING HOURS OF THE FACILITY. SUCH |
| | OPERATION SHALL BE ENFORCED THROUGH A RESTRICTIVE |
| | COVENANT RECORDED IN THE PUBLIC RECORDS. ALL |
| | RESTRICTIVE COVENANTS AND OTHER DOCUMENTS REQUIRED TO |
| | BE RECORDED SHALL BE ON CITY APPROVED FORMS, AND |
| | RECORDED IN THE PUBLIC RECORDS. |
| | |
| | 40) THE GUEST PARKING IS REQUIRED TO BE CLEARLY MARKED |
| | ON THE PLANS. |
| | |
| | 41) THERE ARE DEAD END PARKING ROWS ON MULTIPLE LEVELS, |
| | WHICH ARE NOT PERMITTED WITHOUT A TURN AROUND SPACE OR |
| | IF ALL SPACES ON THAT LEVEL ARE ASSIGNED PARKING. |
| | |
| | 42) THERE ARE CURRENTLY METERED ON-STREET PARKING |
| | SPACES ON FERN STREET. PLEASE DELINEATE HOW MANY ARE TO |
| | REMAIN. YOU WILL NEED TO CONTACT THE CITY?S PARKING |
| | ADMINISTRATOR AND PROVIDE HIS APPROVAL TO PERMANENTLY |
| | REMOVE THE PARKING SPACES. |
| | |
| | 43) PLEASE DESCRIBE WHAT IS PLANNED TO OCCUR IN THE |
| | ON-STREET AREA IN FRONT OF THE RESIDENTIAL BUILDING |
| | ENTRANCE. |
| | |
| | 44) NONE OF THE DRIVEWAY OPENING COMPLY WITH THE |
| | REQUIREMENT THAT CURB CUTS, PARKING ENTRANCES, EXITS, |
| | AND DRIVEWAYS SHALL NOT BE WIDER THAN 25 FEET AS |
| | MEASURED PARALLEL TO THE STREET AT THE CURB. |
| | |
| | A. STAFF UNDERSTANDS THAT THE TRUCK MANEUVERING MAY |
| | REQUIRE AN OPENING GREATER THAN 25 FEET; HOWEVER, THE |
| | OPENING IN EXCESS OF 70 FEET AT THE SIDEWALK AND 100 |
| | FEET AT THE EDGE OF PAVEMENT IS EXCESSIVE AND STAFF IS |
| | NOT PREPARED TO SUPPORT A WAIVER TO THIS OPENING SIZE. |
| | PLEASE CONSIDER AN ALTERNATIVE DESIGN, POSSIBLY SIMILAR |
| | TO 360 SOUTH ROSEMARY WHERE THE TRUCKS PULL THROUGH THE |
| | BUILDING. |
| | B. STAFF IS NOT PREPARED TO SUPPORT A WAIVER TO THE |
| | MAIN BUILDING ENTRY DRIVE WHICH EXCEEDS 43 FEET ON FERN |
| | STREET. FERN STREET IS CLASSIFIED AS A PRIMARY |
| | PEDESTRIAN STREET. THE PROPOSED DRIVEWAY WIDTH DOES NOT |
| | PROMOTE A FAVORABLE PEDESTRIAN EXPERIENCE. |
| | C. STAFF IS NOT PREPARED TO SUPPORT A WAIVER FOR TWO |
| | DRIVEWAY CONNECTIONS ON SOUTH DIXIE HIGHWAY, BOTH |
| | EXCEEDING 25 FEET AT THE CURB LINE, TO PROVIDE ONE-WAY |
| | TRAFFIC IN AND OUT OF A PARKING FACILITY. THE INTERIOR |
| | OF THE GARAGE COULD BE REDESIGNED TO PROVIDE ONLY ONE |
| | CODE COMPLIANT DRIVE ONTO SOUTH DIXIE HIGHWAY. BETTER |
| | YET, IF THE PROJECT EXCEEDS THE MINIMUM PARKING |
| | REQUIREMENTS, THIS PARKING AREA SHOULD BE ELIMINATED. |
| | |
| | 45) PROVIDE THE DIMENSIONS TO VERIFY THAT NOT LESS THAN |
| | 20 LINEAR FEET SHALL BE PROVIDED FOR CAR QUEUING, SHALL |
| | OCCUR INTERNAL TO THE LOT, AND SHALL NOT INTERFERE WITH |
| | PEDESTRIAN CIRCULATION ON A PUBLIC SIDEWALK. |
| | |
| | 46) PROVIDE VERIFICATION THAT THE PARKING STRUCTURE |
| | ENTRANCES FACING A STREET FRONTAGE TREAT THE INTERIOR |
| | PORTION OF THE GARAGE ENTRY TO A DEPTH OF AT LEAST 20 |
| | FEET FROM THE BUILDING FACADE. TREATMENT MAY INCLUDE, |
| | BUT SHALL NOT BE LIMITED TO, STUCCO OR PLASTER, |
| | FINISHED AND PAINTED COMPARABLE TO A HABITABLE SPACE. |
| | ALL MECHANICAL, ELECTRICAL, AND PLUMBING SYSTEMS SHALL |
| | BE COVERED OR SCREENED. |
| | |
| | 47) THE ARROWS FOR THE GARAGE RAMPS PROVIDE CONFLICTS. |
| | THESE NEED TO BE DESIGNATED CORRECTLY. |
| | |
| | 48) A PORTION OF THE ENTRANCE RAMP IS GREATER THAN 14 |
| | PERCENT SLOPE, WHICH REQUIRES A BREAK-OVER TRANSITION. |
| | |
| | 49) PARKING RAMPS ARE NOT PERMITTED TO BE VISIBLE TO |
| | PUBLIC AREAS. PROVIDE HOW THE SIDE OF THE EXIT RAMP |
| | WILL NOT BE VISIBLE TO THE GARDEN COURTYARD. THE STAFF |
| | PREFERRED OPTION IS AN ACTIVE USE LINER. |
| | |
| | 50) NO BICYCLE PARKING TABLE SHOWING PROPOSED AND |
| | REQUIRED BICYCLE PARKING IS PROVIDED. THIS SHALL |
| | INCLUDE BREAK DOWNS FOR THE COMMERCIAL AND RESIDENTIAL |
| | USERS. |
| | |
| | 51) THE BICYCLE ROOMS SHOWN IN THE PLANS SHALL BE |
| | PROVIDED AT A LARGER SCALE WITH DIMENSIONS AND THE |
| | SPECIFIC RACK SYSTEM THAT IS PROPOSED. |
| | |
| | 52) THE STREETSCAPE BICYCLE PARKING SHALL BE |
| | DIMENSIONED ON THE PLANS AS WILL AS SHOWN ON A |
| | DIMENSIONED BICYCLE DETAIL, WHICH INCLUDES THE SPECIFIC |
| | RACK USED. |
| | |
| | 53) THE ENTIRE DEVELOPMENT CONTAINS MORE THAN 50,000 |
| | SQUARE FEET OF COMMERCIAL USES, SO A SHOWER AND |
| | CHANGING FACILITY SHALL BE PROVIDED. |
| | |
| | 54) THE TRUCK TURN PLANS MUST SHOW THE FULL EXTENT OF |
| | THE GARDENIA RIGHT-OF-WAY. THIS SHALL INCLUDE ONE |
| | DRAWING SHOWING THE EXISTING CONDITION WITH THE |
| | LOCATION OF THE ON-STREET PARKING SPACES AND SIDEWALK |
| | ON THE SOUTH SIDE AND ONE SHOWING THE PROPOSED AC |
| | MARRIOT CHANGES TO THE RIGHT-OF-WAY. THE TURN PLANS |
| | MUST VERIFY THAT THAT PROPOSED TRUCK MOVEMENTS DO NOT |
| | CONFLICT EXISTING OR PROPOSED CHANGES TO GARDENIA. |
| | |
| | OPEN SPACE |
| | |
| | 55) THE OPEN SPACE DIAGRAMS ON SHEET A0.09 DO NOT |
| | ACCURATELY HIGHLIGHT THE AREA THAT IS PERMITTED TO BE |
| | COUNTED AS PUBLIC OPEN SPACE. THE AREAS THAT ARE WITHIN |
| | THE REQUIRED 16-FOOT SETBACK ARE NOT PERMITTED TO BE |
| | COUNTED AS OPEN SPACE. PLEASE UPDATE THE DRAWINGS AND |
| | CALCULATIONS ACCORDINGLY. |
| | |
| | 56) SINCE THE PROJECT CONTAINS MORE THAN 80,000 SQUARE |
| | FEET OF AREA, THE PUBLIC OPEN SPACE IS REQUIRED TO BE |
| | PROVIDED ADJACENT TO THE BUILDING ENTRANCE AND |
| | CONSOLIDATED INTO ONE SINGLE OPEN SPACE. THE PROPOSED |
| | BIFURCATED PUBLIC OPEN SPACE DOES NOT MEET THIS |
| | REQUIREMENT. |
| | |
| | 57) PUBLIC OPEN SPACES SHALL NOT BE LOCATED ADJOINING |
| | CURB CUTS, DRIVEWAYS, OR PARKING ACCESS RAMPS, EXCEPT |
| | OUTDOOR PASSENGER DROP-OFF AREAS. THE PROPOSED GARDEN |
| | COURTYARD DOES NOT COMPLY WITH THESE REQUIREMENTS. |
| | |
| | 58) PROVIDE THE TABULAR INFORMATION TO SHOW HOW THE |
| | PROPOSED PUBLIC OPEN SPACE MEETS THE REQUIREMENTS OF |
| | TABLE IV-7 OPEN SPACE STANDARDS BASED ON THE OPEN SPACE |
| | TYPE. VISUALLY, IT DOES NOT APPEAR THE STANDARDS ARE |
| | MET. |
| | |
| | 59) THE LANDSCAPE PLAN AND THE SITE PLAN CONFLICT ON |
| | WHAT IS SHOWN FOR THE LEVEL 9 ROOFTOP AMENITY AREA. |
| | ONCE THE FINAL PROPOSAL IS SHOWN ON ALL PLANS, STAFF |
| | CAN VERIFY COMPLIANCE WITH CODE. |
| | |
| | 60) THE OPEN SPACE TABLES ON SHEETS A0.01 AND A0.09 |
| | SHOW DIFFERENT VALUES. ALL TABLES NEED TO SHOW |
| | CONSISTENT, ACCURATE INFORMATION. THE TABLE ON SHEET |
| | A0.01 CLAIMS A 15% PUBLIC OPEN SPACE REDUCTION; |
| | HOWEVER, NO INFORMATION WAS PROVIDED ON HOW THE PROJECT |
| | COMPLIES WITH THE DMP HOUSING INCENTIVE PROGRAM. |
| | ADDITIONALLY, THE REDUCTION IS ONLY PERMITTED FOR OPEN |
| | SPACE THAT IS LOCATED IN ONE LOCATION, NOT TWO AS |
| | SHOWN. |
| | |
| |
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