Plan Review Notes
Plan Review Notes For Project Z22090013
Project Number Z22090013
Review Stop Z
Sequence Number 2
Notes
Date Text
2022-12-13 10:38:441. VARIANCE REQUEST FOR BUILDING FOOTPRINT LEVEL 6-7
 (MAX. 60%) PROPOSED AT 63%. PER SECTION 95-54 (D.)(4).)
 UNAUTHORIZED VARIANCES. THE DAC IS NOT AUTHORIZED TO
 GRANT VARIANCES FOR ANY OF THE FOLLOWING: (E.) AN
 INCREASE IN THE MAXIMUM BUILDING FOOTPRINT ABOVE THE
 MAXIMUM FOOTPRINT ALLOWED BY THE URBAN REGULATIONS.
  
 RESPONSE: THE APPLICANT BELIEVES A VARIANCE CAN BE
 GRANTED. WE HAVE REQUESTED A MEETING TO DISCUSS.
  
 ZONING REVIEW 12/2/22 ??? [SATISFIED] APPLICANT NO
 LONGER ASKING FOR FOOTPRINT VARIANCE, VARIANCE IS FROM
 SECTION 94-132(E.)(3.)(C.) FOR FUTURE ROW AREA IN
 BUILDING CALCULATIONS.
  
 2. WHAT IS THE TOTAL SQUARE FOOTAGE FOR OFFICE SPACE
 AND RETAIL? JUSTIFICATION LETTER STATES OFFICE AT
 425,798 SF; SHEET A0.01 STATES 378,137 SF; PLEASE
 CLARIFY SO STAFF MAY VERIFY PARKING REQUIREMENTS.
 RETAIL IN JUSTIFICATION LETTER IS 9,369 SF; SHEET A0.01
 STATES 9,161 SF. PARKING COUNT WILL HAVE TO BE ADJUSTED
 TO MEET RESPECTIVE REQUIREMENTS, THE RATIOS PER USE
 PROVIDED ON A0.01 ARE CORRECT.
  
 RESPONSE: THE GROSS BUILDING AREA PER USE AND OVERALL
 FAR IS CLARIFIED ON REVISED SHEET A0.01 AND THE
 JUSTIFICATION STATEMENT. SEE ALSO SHEET A0.10 BUILDING
 AREAS FOR FULL GROSS BUILDING AREA TABULAR PER USE.
  
 PER SECTION 94-111 OF THE ZONING CODE, PARAGRAPH B.2.,
 ???PARKING REQUIREMENT CALCULATIONS SHALL BE BASED ON
 NET INTERIOR AREA.??? NET INTERIOR AREA (OFFICE) OF
 378,137 SF IS CORRECT AS SHOWN IN THE PARKING TABULAR
 TABLE ON SHEET A0.01. NET INTERIOR AREA (RETAIL) OF
 9,161 SF IS CORRECT AS SHOWN IN THE PARKING TABULAR
 TABLE ON SHEET
 A0.01. SEE ALSO SHEET A0.09 NET INTERIOR AREA FOR FULL
 TABULAR AND DIAGRAMS.
  
 ZONING REVIEW 12/2/22 ??? [NOT SATISFIED] DEFICIENT 180
 SPACES FOR OFFICE USE. MIN. REQ. 946 PROVIDING 766.
 (19% REDUCTION)
  
 SEC. 94-485 - ALL SMALL CAR PARKING SPACES SHALL BE
 MARKED WITH INDIVIDUAL SIGNS STATING "SMALL CARS ONLY."
 SMALL CAR PARKING SPACES SHALL HAVE DOUBLE STRIPING ON
 EACH SIDE OF THE SPACE.
  
 3. PLEASE PROVIDE DIMENSIONS OR CALLOUTS SPECIFYING
 DEPTH OF ALL SETBACKS ON SITE PLANS, FLOOR PLANS, AND
 ELEVATIONS. MINIMUM AND MAXIMUM SETBACKS SHOW.
 A. CONDITIONAL SETBACK FOR PARKING USES ABOVE THE 5TH
 FLOOR; SHEET A1.06 ONLY SHOWS EVERNIA STREET SET BACK
 (PLEASE LABEL REQUIRED 27 FT FROM BACK OF THE CURB)
 ZONING REVIEW 12/2/22 ??? [SATISFIED] VARIANCE
 REQUESTED.
  
 B. REQUIRED CONDITIONAL SETBACK ALONG FERN AND
 QUADRILLE PLAZA DR. IS 31 FT (PLEASE LABEL ON SHEET
 A1.06 AND A1.07)
 ZONING REVIEW 12/2/22 ??? [SATISFIED] VARIANCE
 REQUESTED.
  
 C. PLEASE LABEL OR PROVIDE THE FEC ROW ABUTMENT
 SETBACKS AND CONDITIONAL SETBACKS ON SHEET A0.05 AND
 A1.01 ONWARD.
  
 RESPONSE: DIMENSIONS AND CALLOUTS HAVE BEEN ADDED TO
 THE DRAWINGS AS REQUESTED.
 ZONING REVIEW 12/2/22 ??? [SATISFIED] VARIANCE
 REQUESTED.
  
 4. SHEET A0.08 FAR
 A. LEVEL 1 FAR- FAR COUNT NEEDS TO INCLUDE STORAGE
 SPACE ADJACENT TO PARKING RAMP
 B. LEVEL 2 FAR- PORTION OF NORTHEAST STAIRWELL NOT
 SHOWN AS IT IS ON A1.02, PORTION NEEDS TO BE COUNTED IN
 FAR
 C. MINOR NOTE: SHEET A1.03 DOESN'T SHOW SOUTHERN
 ELEVATOR AS YELLOW SHADING FOR CIRCULATION
 D. LEVEL 4 FAR- PORTION OF NORTHWEST STAIRWELL NOT
 SHOWN AS IT IS ON A1.04, PORTION NEEDS TO BE COUNTED IN
 FAR
 E. PENTHOUSE FAR- ROOFTOP ON A1.26 SHOWS UNLABELED ROOM
 BELOW THE ELEVATOR OVERRUNS, PLEASE LABEL AND IF NOT
 MECHANICAL, SPACE WILL COUNT TOWARD FAR.
  
 RESPONSE: PLEASE SEE SHEETS A0.08, A1.03, AND A1.26 FOR
 REVISIONS. SEE ALSO UPDATED FAR DATA ON SHEET A0.01.
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 5. PUBLIC OPEN SPACE REQUIREMENT NEEDS TO BE ADJUSTED.
 3% REQUIREMENT FOR LOTS 50,000- 80,000SF; TOTAL
 REQUIRED 2,292 SF PLUS THE ADDITIONAL 3,501 SF FROM THE
 ALLEY ABANDONMENT 1:1 REPLACEMENT. TOTAL REQUIRED 5,793
 SF. PLEASE ADJUST TABLE ON SHEET A0.06 OR LP-1 TO
 REFLECT THE CORRECT NUMBER.
  
 RESPONSE: PUBLIC OPEN SPACE CALCULATIONS ON SHEETS
 LP-1, LP-2 AND A0.06 ARE CORRECT. PARCEL 1 + PARCEL 2 +
 PARCEL 3 AREAS (PER SURVEY) = 26,629 SF + 39,621 SF +
 6,656 SF = 72,906 SF X .03 = 2,187 SF. PLUS 3,501 SF
 (PARCEL 4 AT 1:1) = 5,688 SF TOTAL
 REQUIRED.
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 6. WILL THE QUADRILLE PLAZA DRIVE RIGHT-OF-WAY BE A
 DEDICATED ROW? WHAT IS THE FINAL ROW WIDTH? PLEASE
 INDICATE ROW LINE ON PLANS, AS IT IMPACTS SETBACKS AND
 SITE CONFIGURATION. PLEASE PROVIDE DETAILED DIMENSIONS
 AND CONDITIONS OF THE QUADRILLE PLAZA DR. EXTENSION
 (SIDEWALK, TRAVEL LANE, LANDSCAPE BUFFERS,
 PLANTERS/LANDSCAPE BEDS, ETC.) ON SITE AND GROUND FLOOR
 PLANS, AS IS SHOWN IN CIVIL PLANS.
  
 RESPONSE: THE APPLICANT IS OPEN TO DISCUSSING WHETHER
 IT WILL BE A DEDICATED ROW OR EASEMENT. SEE SHEET A0.05
 FOR PROPOSED 60??? ROW FOR QUADRILLE PLAZA DRIVE. A
 16??? SETBACK LINE IS SHOWN FROM BACK OF CURB.
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
 60' ROW SHALL BE A DEDICATION OR PUBLIC ACCESS
 EASEMENT.
  
 7. REMOVAL OF METERED ON-STREET PARKING WILL INCUR A
 REMOVAL FEE. PERMANENT REMOVAL FEE INCLUDED WITHIN
 RESOLUTION 191-22, $24,000 PER SPACE. PLEASE SPEAK WITH
 ED DAVIS- PARKING ADMINISTRATOR FOR ANY QUESTIONS
 REGARDING THE REMOVAL PROCESS OR FEES.
  
 RESPONSE: ACKNOWLEDGED. THE PROJECT WILL REMOVE 11
 SPACES AND WORK WITH ED DAVIS AT PARKING ON THIS ISSUE.
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
 REMOVAL OF PARKING TO BE DISCUSSED FURTHER WITH PARKING
 ADMIN.
  
 8. PLEASE NOTE; IN THOSE CASES WHERE THE SIDE OF ANY
 PARKING STALL IS ADJACENT TO A WALL, FENCE, BUILDING,
 OR OTHER PHYSICAL OBSTRUCTION, THE STALL WIDTHS SHALL
 BE INCREASED BY A MINIMUM OF ONE FOOT. WHERE THERE IS
 AN OBSTRUCTION ON BOTH SIDES OF THE STALL, THE STALL
 WIDTHS SHALL BE INCREASED BY A MINIMUM OF TWO FEET.
  
 RESPONSE: ACKNOWLEDGED. PLEASE SEE SHEETS A1.02 THROUGH
 A1.05 FOR ADDITIONAL DIMENSIONS. LEVELS 6 AND 7 ARE
 ENTIRELY VALET PARKING AND UTILIZE FABRICATED STACKERS.
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 9. HISTORIC PRESERVATION: THE 501 FERN ST. BUILDING IS
 HISTORICALLY ELIGIBLE, PER THE REQUIREMENT OF SEC.
 94-131 THE BUILDING SHALL BE INTEGRATED INTO THE
 PROJECT AS PART OF THE NEW DEVELOPMENT. IF THE NEW
 QUADRILLE PLAZA DR. ROW DOES NOT CONSUME THIS BUILDING,
 BOTH HISTORIC PRESERVATION AND PLANNING STAFF REQUEST
 THAT THE DESIGN ELEMENTS FROM THE FRONT FACADE OF THE
 501 BUILDING IS PRESERVED, REPLICATED, OR INTEGRATED
 INTO THE GROUND-FLOOR DESIGN OF THE PROPOSED 515
 BUILDING AT THIS CORNER. PARTICULARLY THE FLUTED
 COLUMN-LIKE ELEMENTS AND THE HORIZONTAL STRIATIONS OF
 THE CORNICE AND ENTRY CANOPY.
  
 RESPONSE: THE BUILDING REFERENCED IS IN THE PROPOSED
 60??? ROW AND THE BUILDING WILL BE REMOVED.
 ZONING REVIEW 12/2/22 ??? [PARTIALLY SATISFIED] PER
 CONVERSATION WITH PLANNING & HISTORIC PRESERVATION
 STAFF, HAS THERE BEEN ANY ALTERATION OR PROPOSED
 INCLUSION OF ARCHITECTURAL ELEMENTS OR REFERENCES TO
 THE REMOVED ELIGIBLE STRUCTURE?
  
 10. PLEASE LABEL AND PROVIDE SIDEWALK DIMENSIONS, AS
 WELL AS DIMENSIONS FOR PLANTERS/LANDSCAPE AREAS OR
 ELEMENTS WITHIN THE ROW ON BOTH THE GROUND FLOOR AND
 SITE PLAN A0.05 AND A0.01; APPEARS TO BE 8-12 FEET
 CLEAR, STAFF WOULD LIKE TO VERIFY THAT THE 8 FOOT CLEAR
 PATH IS MAINTAINED. CIVIL PLANS PROVIDE THESE
 DIMENSIONS.
  
 RESPONSE: PLEASE SEE SHEETS A0.05 AND A1.01 FOR
 ADDITIONAL SIDEWALK AND PLANTER LABELS AND DIMENSIONS
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 11. SHEET A0.06D FOR THE FA??ADE ARTICULATION
 COMPLIANCE MATRIX: WEST, ON THE PROVIDED FENESTRATION
 IT IS NOTED THAT FA??ADE E & G ARE MORE THAN 3 FEET
 FROM THE LOT LINE; SHOULD THIS READ AS LESS THAN 3 FT.?
  
 RESPONSE: NOTE IN MATRIX WAS IN ERROR. FACADES E AND H
 ARE NON-APPLICABLE AS THEY ARE NON-ACTIVE USE FACADES.
 THE BALANCE OF THE WEST FACADES ARE ACTIVE USES AND
 COMPLY. PLEASE SEE REVISED MATRIX, SHEET A0.06D.
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 12. DUE TO THE SIGNIFICANCE IN SCALE FOR THE PROPOSED
 DEVELOPMENT PROJECT AND ITS IMPACT ON THE SURROUNDING
 ROADWAY NETWORK, STAFF REQUESTS THAT TDM STRATEGIES ARE
 DISCUSSED FOR THIS PROJECT.
  
 RESPONSE: SIMILAR TO 360 ROSEMARY, GIVEN THE EVOLVING
 NATURE OF TRANSPORTATION MANAGEMENT STRATEGIES, THE
 APPLICANT WILL WORK WITH THE CITY ON A TDM PROGRAM FOR
 THE PROJECT THAT WILL BE IN PLACE PRIOR TO THE ISSUANCE
 OF A TCO.
 ZONING REVIEW 12/2/22 ??? [SATISFIED] TO BE DISCUSSED
 FURTHER WITH CITY STAFF AND APPLICANT
  
 13. ON THE SHEET A0.06E, PLEASE PROVIDE PROJECTION
 DIMENSION ON THE HORIZONTAL FEATURES.
  
 RESPONSE: PLEASE SEE SHEETS A0.06E, A0.6F, AND A0.6H
 FOR ADDED DIMENSIONS AT HORIZONTAL FEATURES.
  
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 14. QUADRILLE PLAZA DR. EXTENSION SHOULD BE
 RIGHT-TURN-ONLY AT FERN ST. INTERSECTION, NOT ENOUGH
 QUEUING OR STACKING SPACE BEFORE THE TRAIN TRACKS.
  
 RESPONSE: ACKNOWLEDGED.
  
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 15. PLEASE ILLUSTRATE SITE VISIBILITY TRIANGLES SO THAT
 STAFF MAY VERIFY THAT THERE ARE NO OBSTRUCTIONS AT THE
 INTERSECTIONS AND DRIVES.
  
 RESPONSE: SITE VISIBILITY TRIANGLES HAVE BEEN ADDED TO
 THE DRAWINGS, AND THE PROPOSED PLANTING HAS BEEN
 ADJUSTED, SEE SHEET LP-2.
  
 ZONING REVIEW 12/2/22 ??? [NOT SATISFIED] SITE
 VISIBILITY TRIANGLES NEED TO BE ADJUSTED TO BE FROM THE
 INTERSECTION OF THE PROPERTY LINES AND CORNERS. SEE
 SEC. 94-305(E.) AND FIGURE X-1.
  
 VISIBILITY AT INTERSECTIONS. AT ANY ROAD INTERSECTIONS,
 VISIBILITY SHALL NOT BE OBSCURED BY THE CONSTRUCTION,
 PLACEMENT, OR MAINTENANCE OF A STRUCTURE WALL, SIGN,
 FENCE, BERM, PLANT MATERIAL, SHRUBS, OR ANY SIMILAR
 ITEM BETWEEN 18 INCHES OR EIGHT FEET IN HEIGHT WITHIN A
 TRIANGLE BEGINNING AT THE POINT WHERE PROPERTY LINES
 MEET AT THE CORNER, THEN 20 FEET ALONG THE FRONT
 PROPERTY LINE, THENCE DIAGONALLY TO A POINT ALONG THE
 SIDE PROPERTY LINE 20 FEET FROM THE POINT OF BEGINNING,
 AND THENCE TO THE POINT OF BEGINNING. IN THE EVENT THE
 CORNER OF AN INTERSECTION IS ROUNDED, THE MEASUREMENT
 SHALL BEGIN AT THE POINT THE PROPERTY LINES WOULD MEET
 WITHOUT ROUNDING. (SEE FIGURE X-1)
  
 16. MINOR NOTE: DRAWINGS ONLY PROVIDE ENTRY TO BIKE
 ROOM FROM OUTSIDE PLAZA, IS THIS INTENTIONAL?
  
 RESPONSE: YES, THIS IS INTENTIONAL, IN ORDER TO ALLOW
 ALL BUILDING OCCUPANTS TO PASS THROUGH THE LOBBY
 CONTROL AREA.
 ZONING REVIEW 12/2/22 ??? [NOT SATISFIED] PLEASE
 CONSIDER ALTERNATIVE ENTRY INTO BUILDING FROM BIKE
 ROOM, IF THE CONCERN IS SECURITY PLEASE NOTE MANY OF
 THE INTERNAL CORRIDORS AND BACK OF HOUSE ROOMS ADJACENT
 TO LOADING OPERATION PROVIDE ACCESS TO THE INTERIOR OF
 BUILDING. THE BIKE ROOM SHOULD REFLECT A SIMILAR
 CONDITION, AS CIRCULATING USERS OUTSIDE OF THE BUILDING
 DISCOURAGES BIKE USE.
  
 17. PLEASE PROVIDE A DETAILED AND DIMENSIONED SCHEMATIC
 FOR THE INTERNAL BIKE ROOM, SHOWING THE PROPOSED RACKS
 FROM A3.01 WITH ADEQUATE SPACING/SEPARATION WITHIN THE
 ROOM. PLEASE PROVIDE THE SPACING DETAILS FOR THE
 OUTSIDE BIKE RACK AS WELL.
  
 RESPONSE: PLEASE SEE SHEET A3.01 / DETAIL 6 FOR INDOOR
 BIKE ROOM LAYOUT. DIMENSIONS FOR THE OUTSIDE BIKE RACKS
 HAVE BEEN ADDED, SEE SHEET LH-1.
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 18. PER SEC. 94-111; A MINIMUM OF ONE SHOWER AND
 CHANGING FACILITY SHALL BE PROVIDED OR BE AVAILABLE FOR
 ALL TENANTS AND SHALL BE LOCATED WITHIN THE BUILDING,
 OR WITHIN 200 FEET OF THE BUILDING ENTRANCE, FOR
 DEVELOPMENTS GREATER THAN 50,000 SQUARE FEET IN GROSS
 BUILDING AREA.
 PLEASE INDICATE ON THE PLANS WHERE THIS SHOWER FACILITY
 IS LOCATED.
  
 RESPONSE: PLEASE SEE SHEET A1.01. THE SHOWER IS
 INDICATED JUST WEST OF STAIR 1, ALONG THE CORRIDOR
 CONNECTING THE BUILDING LOBBY TO THE MANAGEMENT OFFICES
 AND THE LOADING AREA. THE SHOWER IS LOCATED
 APPROXIMATELY 110 FEET FROM THE MAIN BUILDING ENTRANCE.
 ZONING REVIEW 12/2/22 ??? [NOT SATISFIED] PLEASE
 CONSIDER RELOCATING THE SHOWER FACILITY CLOSER TO THE
 STORAGE ROOM OF THE BIKES, CIRCULATION OF USERS
 DOESN???T SEEM TO MAKE MUCH SENSE, REQUIRES USERS TO GO
 AROUND BUILDING AND ON THE OPPOSITE SIDE. PERHAPS WHERE
 THE STORAGE ROOM IS LOCATED IS MORE APT FOR SHOWER
 FACILITIES.
  
 19. SHEET A3.01 PARKING STALL DIMENSIONS NOT COMPLIANT
 WITH CITY STANDARD AND STRIPPING DETAIL. STANDARD
 SPACES SHOULD BE 8.5FTX18FT AND ADA SPACES ARE
 12FTX18FT WITH 5 ADA AISLE, COMPACT SPACES ARE
 TYPICALLY 8FTX16FT. PLEASE NOTE, ONLY 30% OF PARKING
 SPACES MAY BE DESIGNATED AS COMPACT SPACES AND SHALL BE
 INDICATED COMPACT SPACES WILL REQUIRE SEPARATE SIGNAGE
 DESIGNATING THESE SPACES AS COMPACT.
  
 RESPONSE: PARKING STALL DIMENSIONS AND STRIPING DETAILS
 AS SHOWN ON SHEET A3.01 ARE CONSISTENT WITH THE
 REQUIREMENTS OF SECTION 94-485 OF THE WEST PALM BEACH
 ZONING CODE, INCLUDING FIGURE XV-2 AND THE STALL
 PAINTING DETAIL. WE HAVE SPLIT THE STANDARD SPACE AND
 ACCESSIBLE SPACE DETAILS INTO TWO SEPARATE DETAILS FOR
 FURTHER CLARITY.
  
 21% OF PARKING SPACES SHOWN ARE INDICATED AS COMPACT
 SPACES AND WILL BE SIGNED TO SO INDICATE. PLEASE SEE
 SHEETS A1.02 THROUGH A1.07.
  
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 20. SHEET A1.06 & A1.07 SHOWS WHAT APPEARS TO BE TANDEM
 SPACES, PLEASE NOTE PER SEC. 94-111 (E.): FOR
 COMMERCIAL USES, TANDEM PARKING SPACES SHALL BE COUNTED
 AS ONE SPACE UNLESS THERE IS A VALET ATTENDANT IN
 CHARGE OF ALL OPERATING HOURS, AND SUCH REQUIREMENT IS
 ESTABLISHED THROUGH A RESTRICTIVE COVENANT. ALL
 RESTRICTIVE COVENANTS AND OTHER DOCUMENTS REQUIRED TO
 BE RECORDED SHALL BE ON CITY APPROVED FORMS, AND
 RECORDED IN PUBLIC RECORDS.
  
 RESPONSE: ACKNOWLEDGED. ALL TANDEM SPACES WILL BE
 SERVED BY A VALET ATTENDANT DURING OPERATING HOURS. THE
 PROPERTY OWNER WILL EXECUTE A RESTRICTIVE COVENANT, AS
 REQUIRED.
 ZONING REVIEW 12/2/22 ??? [SATISFIED] CONDITION OF SITE
 PLAN APPROVAL.
  
 ADDITIONALLY DUE TO THE INCLUSION OF STACKERS, PER SEC.
 94-111(K.): MECHANICAL AND AUTOMATED PARKING. PARKING
 STRUCTURES WITH MECHANICAL PARKING SHALL PROVIDE A
 COMMERCIAL ATTENDANT DURING THE OPERATIONS HOURS, AND
 SUCH OPERATION IS ESTABLISHED 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.
  
 RESPONSE: ACKNOWLEDGED. ALL STACKER SPACES WILL BE
 SERVED BY A VALET ATTENDANT DURING OPERATING HOURS. THE
 PROPERTY OWNER WILL EXECUTE A RESTRICTIVE COVENANT, AS
 REQUIRED.
 ZONING REVIEW 12/2/22 ??? [SATISFIED] CONDITION OF SITE
 PLAN APPROVAL.
  
 A VALET OR OPERATION ATTENDANT WILL BE REQUIRED FOR
 STACKERS, AS SUCH THE TANDEM SPACE IF SERVICED BY THE
 VALET OPERATIONS MAY COUNT AS 2 SPACES. PLEASE PROVIDE
 DETAILS OF THE STACKERS.
  
 RESPONSE: PLEASE SEE DETAILS 7 & 9 / SHEET A3.01 FOR
 THE STACKER DETAIL.
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 21. PLEASE CLARIFY MIDDLE OF PARKING STRUCTURE ON SHEET
 A1.05, ELECTRIC SPACES APPEAR TO OVERLAP COMPACT
 SPACES, AND CONFLICT WITH THE PARKING RAMP.
  
 RESPONSE: THE AREA IN QUESTION ON SHEET A1.05 IS
 SHOWING LEVEL 4.5, BELOW, AND THUS SPACES APPEAR TO BE
 OVERLAPPING. WE HAVE MORE CLEARLY INDICATED A GUARD
 WALL AT THE EDGE OF SLAB OF LEVEL 5 ON A1.05, REVISED.
  
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
 22. SHEET A1.01 SHOWS A CANOPY ON THE FERN ST. SIDE,
 PLEASE PROVIDE DETAILS THAT THE CANOPY IS IN COMPLIANCE
 WITH THE PROJECTION STANDARDS OF SEC. 94-109 TABLE
 IV-5. REQUIRES 10FT. VERTICAL CLEARANCE, MAXIMUM
 ENCROACHMENT IN ROW OF 12FT AND MAXIMUM PROJECTION OF
 20FT.
  
 RESPONSE: PLEASE SEE DETAILS 4 AND 5 ON SHEET A0.06E,
 WITH ADDITIONAL DIMENSIONAL INFORMATION.
  
 ZONING REVIEW 12/2/22 ??? [SATISFIED]
  
  
 ZONING REVIEW 12/12/22 ??? NEW COMMENTS/VARIANCE LIST:
  
 1. ALONG FERN ST. FRONTAGE, STREET TREES NEED TO BE
 LOCATED ADJACENT TO THE CURB, MOVE TREES INTO PROPOSED
 LANDSCAPE BEDS ON EITHER SIDE OF THE PROPOSED DROP-OFF
 SPACE. IF REQUIREMENT CANNOT BE ACCOMODATED MAY BE
 SUBJECT TO VARIANCE.
  
 2. ALONG FERN ST. FRONTAGE, STREET TREES NEED TO MEET
 THE 30 FT. ON CENTER MEASUREMENT, PALMS DO NOT COUNT
 TOWARD TREE COUNT, NEED AT LEAST 10 ON FERN FRONTAGE.
 THE TREES WITHIN TREEGRATES ADJACENT TO THE DROP-OFF
 MUST MEET 30 FT. SPACING TOO. IF REQUIREMENT CANNOT BE
 ACCOMODATED MAY BE SUBJECT TO VARIANCE.
  
 VARIANCES:
 1. CONDITIONAL SETBACK OF 27??? FROM BACK OF CURB ALONG
 EVERNIA FOR LEVELS 5+ OF PARKING. REQUESTING A 12???
 REDUCTION ON LEVEL 6 & LEVEL 7.
 2. VARIANCE FROM SECTION 94-132(E.)(3.)(C.) TO COUNT
 THE PORTION OF THE SETBACK/LAND DEDICATION AREA WITHIN
 BUILDING REQUIREMENTS.
 3. VARIANCE FROM PARKING REQUIREMENTS (TABLE IV-9) FOR
 OFFICE USES. DEFICIENT 180 SPACES FOR OFFICE USE. MIN.
 REQ. 946 PROVIDING 766. (19% REDUCTION)
  
  
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