Plan Review Notes
Plan Review Notes For Project Z22090015
Project Number Z22090015
Review Stop Z
Sequence Number 3
Notes
Date Text
2023-04-24 17:42:161. ZONING REVIEW 4.20.23 [NOT SATISFIED]
  
 TABLE ON SHEET A1.00 STILL APPEARS TO HAVE
 DISCREPANCIES:
 RESIDENTIAL PARKING MIN: 1SPACE/UNIT & 1SPACE/20UNIT
 FOR GUEST
 87 REGULAR UNITS = 87 SPACES + 5 SPACES FOR GUEST = 92
 REQUIRED SPACES
 72 MICRO UNITS PROPOSED ??? DOES NOT REQUIRE PARKING
 MAX. PERMITTED: 0.5 SPACES/UNIT + 1SPACE/20UNIT FOR
 GUEST
 LIVE/WORK PARKING MIN: 2 SPACES/1000SF
 4,464 SF OF LIVE/WORK ON GROUND FLOOR (6 UNITS AT 744
 EACH PER SHEET A3.01) = 10 SPACES
 92 RES/GUEST + 10 LIVE/WORK = 102 REQUIRED PARKING
 SPOTS NOT 130
 HOWEVER, NOW THAT THE HISTORIC BUILDING AND ITS USES
 ARE INCORPORATED INTO THE PROJECT SITE, PLEASE PROVIDE
 USE/SQUAREFOOTAGE BREAKDOWN OF INTERIOR TENANTS, SO
 THAT THESE USES CAN BE APPROPRIATELY PARKED.
 5,750+5,778 SF = 11,528 SF OF POTENTIAL RETAIL OR
 OFFICE USES THAT NEED PARKING.
 PLEASE CLARIFY THE 8 GUEST SPACES, 12 LIVE/WORK SPACES,
 AND 23 COMMERCIAL SPACES CALCULATIONS AS SHOWN IN
 TABLE.
 PLEASE CLARIFY IF YOU ARE PROVIDING PARKING FOR ANY OF
 THE MICRO-UNITS.
 BICYCLE PARKING IS REQUIRED.
 - 1 BICYCLE SPACE PER EVERY 15 PARKING SPACES (SHALL BE
 WITHIN SECURED/COVERED ROOM).
 - 1 BIKE SPACE PER 100 LINEAR FEET OF FRONTAGE.
 - WITH INCLUSION OF MICRO-UNITS ALSO NEED 0.5 BIKE
 SPACES PER MICRO-UNIT.
  
 - A BIKESHARING STATION IS ALSO REQUIRED ONSITE, PLEASE
 CONTACT COLBY REESE 305-733-9650 [email protected] FOR
 DIMENSIONS OF THE CITY???S BRIGHTBIKE STATIONS.
 MICRO-MOBILITY STATION CANNOT BE LOCATED WITHIN
 REQUIRED LANDSCAPE STRIP ALONG DATURA FRONTAGE.
 - A PROJECT WITH RESIDENTIAL MICRO-UNITS SHALL PROVIDE
 ON-SITE CAR-SHARE STATIONS ON A RATIO OF ONE PER EVERY
 13 UNITS. THE TOTAL AMOUNT OF CAR-SHARE STATIONS MAY BE
 REDUCED BY ONE CAR-SHARE STATION PER EVERY 13 ON-SITE
 PARKING SPACES PROVIDED. THE TOTAL NUMBER OF CAR-SHARE
 STATIONS MAY BE ADJUSTED BASED ON CURRENT SYSTEM
 DEMANDS, BUT A MINIMUM OF ONE CAR-SHARE STATION SHALL
 BE PROVIDED. THE REMAINDER OF THE SPACES SHALL BE
 RESERVED FOR FUTURE SERVICE EXPANSION.
 - 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 OF THE CITY COMMISSION FROM
 TIME TO TIME.
  
 2. ZONING REVIEW 4.20.23 [NOT SATISFIED]
  
 WITHIN CWD 10-12 DISTRICT, THE PODIUM GOES UP TO LEVEL
 5. SUBMITTED PLANS ARE ONLY SHOWING PLANAR BREAKS FOR
 GROUND FLOOR. SIMILAR TO SHEET A0.5.5 PLEASE SHOW
 PLANER BREAKS FOR FLOORS 2-5 ALONG THE DATURA FRONTAGE.
 PLEASE ADJUST THE CALCULATIONS AND AREA SHADED TO COUNT
 ONLY THE PORTIONS WHERE THE PRIMARY FACE OR PLANE OF
 THE BUILDING IS INTERRUPTED BY A 3 FT. + PROJECTION OR
 RECESSED AREA. PLEASE PROVIDE THE DIMENSION OF THE
 DEPTH OF THE RECESS OR PROJECTION AS WELL.
 SHEET A0.5.6 AND A0.5.7 IS NOT NEEDED OR CALCULATIONS
 DO NOT NEED TO BE PROVIDED; AS PLANAR BREAKS ARE ONLY
 FOR BUILDING FRONTAGES LONGER THAN 150 FT. AND ON
 STREETS; IN THIS CASE ONLY THE DATURA FRONTAGE. BECAUSE
 THE HISTORIC BUILDING ALONG DIXIE ALREADY PROVIDES A
 BREAK IN THE MASS AND IS ONLY 141???-3??? IN WIDTH.
  
 3. ZONING REVIEW 4.20.23 [NOT SATISFIED]
 PLEASE REVISE SHEET A0.03 AND L-203
 MINOR TEXT CORRECTION, OVERHEAD COVER IS NOT REQUIRED,
 IT IS JUST PERMITTED UP TO A MAXIMUM PERCENTAGE OF THE
 SPACE. WITHIN THE ROOFTOP GARDEN CALCULATIONS IT???S
 NOTED ???REQUIRED 30%???.
 PRIVATE OPEN SPACE ON GROUND FLOOR (GARDEN) IS NOT
 NEEDED AS THE REQUIREMENT IS MET WITH ROOFTOP GARDEN.
 ALSO IF PRIVATE OPEN SPACE IS LOCATED ON GROUND FLOOR,
 IT MUST BE DESIGNED TO MEET PUBLIC OPEN SPACE
 REQUIREMENTS AND BE ACCESSIBLE TO THE PUBLIC. RECOMMEND
 REMOVING REFERENCE TO GROUND FLOOR PRIVATE SPACE.
 SATISFIED REQUIREMENT WITH ROOFTOP SPACE.
  
 4. ZONING REVIEW 4.20.23 [SATISFIED]
  
 5. ZONING REVIEW 4.20.23 [SATISFIED]
  
 6. ZONING REVIEW 4.20.23 [PARTIALLY SATISFIED] SITE
 VISIBILITY CAN BE ADJUSTED TO BE FROM THE PROPERTY LINE
 INTERSECTION WITH THE DRIVEWAY. SEE SEC. 94-305 FOR
 MORE INFORMATION OR REFER TO FIGURE X-1.
  
 7. ZONING REVIEW 4.24.23 [NOT SATISFIED]
  
 [REPEAT COMMENT]: PLEASE NOTE FAR CALCULATIONS ARE THE
 SAME AS GBA. PER SECTION 94-109. GROSS BUILDING AREA
 MEANS THE TOTAL FLOOR AREA OF A BUILDING, INCLUDING
 AIR- CONDITIONED OR FULLY ENCLOSED STORAGE SPACES,
 ENCLOSED AREAS ON THE ROOFTOP, SUCH AS BATHROOMS AND
 LOBBIES, STAIRS AND ELEVATOR AREAS, AND EXTERNAL
 UNENCLOSED CIRCULATION AREAS. THE GROSS BUILDING AREA
 DOES NOT INCLUDE PARKING AREAS; UNENCLOSED COLONNADES,
 PORCHES AND BALCONIES; MECHANICAL AND ELECTRICAL
 SPACES; AND TRASH ROOMS. STORAGE SPACES WITHOUT WINDOWS
 AND ENCLOSED BY SURFACES THAT ALLOW FOR NATURAL
 VENTILATION OR OUTSIDE AIR CIRCULATION SHALL NOT BE
 INCLUDED. GROSS BUILDING AREA REQUIREMENTS:
 1. ANY PORTION OF THE PARKING AREA WHICH EXCEEDS THE
 MAXIMUM PARKING RATIO SHALL BE INCLUDED IN THE
 CALCULATIONS OF GROSS BUILDING AREA. THIS SHALL INCLUDE
 STALLS AND ALL ASSOCIATED CIRCULATION AREAS.
 2. PARKING LOCATED BELOW GRADE SHALL NOT BE COUNTED AS
 PART OF THE GROSS BUILDING AREA.
 3. THE GROSS BUILDING AREA SHALL BE MEASURED FROM THE
 OUTSIDE FACE OF EXTERIOR WALLS.
  
 YOUR FAR CALCULATION NEEDS TO INCLUDE BOTH ELEVATORS
 AND STAIRWELLS.
 DATA TABLE AND FIGURES ON A0.04 APPEAR TO HAVE
 DISCREPANCIES IN CALCULATIONS. IT IS STILL UNCLEAR TO
 STAFF WHAT SPACES ARE COUNTING TOWARD TOTAL FAR AND
 WHAT IS BEING OMITTED; DUE TO BEING A
 MECHANICAL/ELECTRIC ROOM, OR PARKING.
 STAFF RECOMMENDATION IS TO SIMPLIFY THE CALCULATIONS
 TABLE INTO A SINGLE ONE RATHER THAN SPLITTING INTO TWO
 COMPONENTS.
 STAFF ALSO RECOMMENDS A SIMPLE TWO-TONED GRAPHIC FOR
 FAR ON SHEET A0.04.
 BLANK OR WHITE SPACE = AREAS NOT COUNTED TOWARD FAR
 TOTAL
 RED OR SOME OTHER COLOR = SPACE THAT IS COUNTED TOWARD
 FAR TOTAL
  
 8. ZONING REVIEW 4.20.23 [SATISFIED]
  
 9. ZONING REVIEW 4.24.23 [PARTIALLY SATISFIED]
 PREVIOUS 12.09.22 SUBMITTAL HAD SETBACKS ALONG DATURA
 MEASURED FROM THE CENTER OF THE ON-STREET PARKING.
  
 WITHIN THIS 3.24.23 SUBMITTAL THE SETBACK IS BEING
 MEASURED FROM THE BACK OF CURB, HOWEVER, THE
 PREDOMINANT BACK OF CURB LINE IS THE INTERIOR CURB LINE
 OF THE ON-STREET PARKING. PLEASE ADJUST.
 SHEET A3.01 IS SHOWING TWO DIFFERENT SETBACKS ON THE
 DATURA FRONTAGE.
 SEE SEC. 94-109 SETBACK DEFINITION FOR MORE
 INFORMATION.
  
  
 10. ZONING REVIEW 4.24.23 [SATISFIED] HISTORIC BUILDING
 LEGAL NONCONFORMING, DOES NOT NEED TO MEET TRANSPARENCY
 REQUIREMENTS.
  
 11. ZONING REVIEW 4.24.23 [SATISFIED] RESTRICTIVE
 COVENANT AND RECORDED DOCUMENTATION WILL BE A CONDITION
 OF APPROVAL
  
 12. ZONING REVIEW 4.24.23 [SATISFIED]
  
 13. ZONING REVIEW 4.24.23 [SATISFIED]
  
 14. ZONING REVIEW 4.24.23 [SATISFIED]
  
 15. ZONING REVIEW 4.24.23 [SATISFIED]
  
 FROM 1.19.23 COMMENTS
 1. ZONING REVIEW 4.24.23 [SATISFIED]
  
 2. ZONING REVIEW 4.24.23 [NOT SATISFIED]
 ON SHEET A3.01 AND OTHERS THE BIKE RACKS ARE SHOWN
 PARALLEL TO SIDEWALK, IS THE 8FT. CLEAR PATH MAINTAINED
 WITH THE BIKES IN THIS POSITION? SHEET A0.6.2 SHOWS
 UTILIZATION OF???INVERTED U??? RACKS, WITH THESE RACKS
 THE BIKES ARE TYPICALLY PERPENDICULAR TO SIDEWALK AS IT
 IS EASIER TO ACCESS FOR USERS. SPACES CAN BE PARALLEL
 BUT RECOMMEND PLACING THEM ON A SEPARATE PAD WITHIN
 LANDSCAPE BUFFER OR ANOTHER DEDICATED SPACE, AS THIS
 MAINTAINS THE 8FT. CLEARANCE ON SIDEWALK.
 MICROMOBILITY STATION AND STREETLIGHTS STILL APPEAR TO
 OVERLAP STREET TREE LOCATIONS.
  
 3. ZONING REVIEW 4.24.23 [NOT SATISFIED]
 STREET TREE ON EITHER SIDE OF THE DRIVEWAY ALONG DATURA
 STREET ARE NOT SPACED 30FT. APART. THERE IS THE WIDTH
 OF THE DRIVEWAY AND THE MICROMOBILITY STATION
 INTERRUPTING THE TREE CONTINUITY. PLEASE RECONFIGURE
 TREES ON EITHER SIDE OF THE DRIVEWAY OR A VARIANCE MUST
 BE REQUESTED AS IT DOES NOT MEET CODE PROVISION OF SEC.
 94-113(D.)(2.)
  
 4. ZONING REVIEW 4.24.23 [NOT SATISFIED] ON THE NORTH
 EASTERN CORNER OF PROJECT, THE STAIRWELL ENCROACHES
 INTO THE SETBACK. PLEASE ADJUST TO BE OUTSIDE OF
 REQUIRED 5FT. SETBACK. ALSO PLEASE REMOVE PLANTERS
 WITHIN 5 FT. SETBACK, SHOULD BE HEDGES PLANTED AT 2-3
 FOOT INTERVALS AND SHADE TREES EVERY 30 FT.
  
 5. ZONING REVIEW 4.24.23 [NOT SATISFIED]
 PER SEC. 94-113(F.)(1.) A 5 FOOT LANDSCAPE BUFFER IS
 NEEDED WITH SHRUBS PLANTED AT 2 OR 3 FT. INTERVALS AS
 WELL AS SHADE TREES PLANTED AT 30 FT. INTERVALS.
 SUBMITTED PLANS DO NOT SHOW SHADE TREES. PLEASE REMOVE
 PLANTERS AND ENCROACHING STAIRWELL.
  
 ZONING COMMENTS 4.24.23:
  
 1. PLEASE PROVIDE SIDEWALK AND CLEARPATH WIDTH FOR BOTH
 DATURA AND S. DIXIE FRONTAGES. 8FT. CLEAR PATH REQUIRED
 ON DATURA STREET FRONTAGE, SOUTH DIXIE HWY FRONTAGE TO
 MAINTAIN EXISTING SIDEWALK WIDTH OR INCREASE COMPLIANCE
 WITH REQUIRED 8FT. ALSO PROVIDE WIDTH OF LANDSCAPE
 STRIP ALONG DATURA AND S DIXIE FRONTAGE. MICRO-MOBILITY
 STATION CANNOT BE LOCATED WITHIN REQUIRED LANDSCAPE
 STRIP ALONG DATURA FRONTAGE.
 2. PLEASE PROVIDE WIDTH OF DRIVEWAY OR CURBCUT WHERE IT
 INTERSECTS WITH THE PROPERTY LINE, DIMENSION CANNOT
 EXCEED 25FT.
 3. ON THE ELEVATION DRAWINGS, PLEASE PROVIDE HEIGHT OF
 ROOFTOP ELEMENTS (TRELLIS, DECORATIVE ELEMENTS, ETC.),
 EACH ELEMENT MUST MEET THE PROJECTION STANDARDS OF SEC.
 94-109 TABLE IV-5.
 4. PER SEC. 94-112 ALLEYS AND PUBLIC RIGHTS OF WAY:
 INSTALLATION OF PUBLIC UTILITIES. ALL PROPOSED
 DEVELOPMENTS EQUAL TO OR GREATER THAN 50,000 GROSS
 SQUARE FEET SHALL HAVE ALL PUBLIC UTILITIES SERVICE
 CONNECTIONS, INCLUDING TELEPHONE, CABLE AND ELECTRIC
 DISTRIBUTION SERVICE INSTALLED UNDERGROUND.
 5. PLEASE WALLMOUNT FDC IF LOCATED ALONG DATURA
 FRONTAGE, AND PROVIDE SOME LANDSCAPING OR SCREENING SO
 LONG AS ACCESS IS NOT HINDERED.
 6. ON THE NORTH EASTERN CORNER OF PROJECT, THE
 STAIRWELL ENCROACHES INTO THE SETBACK. PLEASE ADJUST TO
 BE OUTSIDE OF REQUIRED 5FT. SETBACK.
 7. LANDSCAPE TERMINAL ISLANDS AND BUILDING BASE
 PLANTING ON THE REAR SURFACE PARKING DOES NOT SEEM
 VIABLE AS IT IS UNDER THE AMENITY DECK/ROOF, THESE
 AREAS WILL NOT HAVE DIRECT SUNLIGHT OR OPEN-AIR ACCESS.
 8. ART IN PUBLIC PLACES CONTRIBUTION OR ART LOCATION ON
 SITE MUST BE IDENTIFIED PRIOR TO TAKING THE SITE PLAN
 TO DAC.
 9. LANDSCAPE PLANS CONFLICT WITH ARCHITECTURAL PLANS,
 TREE LOCATIONS APPEAR TO DIFFER OR INTERFERE WITH SITE
 ELEMENTS. BE SURE TO SHOW ON BOTH THE LANDSCAPE AND
 ARCHITECTURE PLANS THE LOCATION OF ANY STREETSCAPE
 ELEMENT (BIKERACK, LIGHTS, STREET TREES, FURNITURE,
 METERS/VAULTS, PLANTERS, ETC.)
 10. PLEASE LIST AND IDENTIFY ANY ZONING VARIANCES THAT
 ARE REQUESTED.
  
  
 THERE ARE MANY OUTSTANDING ZONING COMMENTS POSSIBLY DUE
 TO MISINTERPRETATION OR CONFUSION WITH CODE ELEMENTS
 AND/OR SITE CHANGES FROM THE PREVIOUS SUBMITTAL HAS
 OUTLINED OR CAUSED NEW COMMENTS. STAFF WOULD LIKE TO
 SUGGEST AN IN-PERSON MEETING WITH THE APPLICANT/DESIGN
 TEAM TO CLARIFY THE REMAINING ZONING COMMENTS SO THAT
 THE NEXT SUBMITTAL MORE SUFFICIENTLY ADDRESSES COMMENTS
 AND IS OKAYED FOR THE NEXT STEP IN THE DESIGN PROCESS
 (DAC APPROVAL).
  
 CHRIS KIMMERLY, AICP
 URBAN DESIGN PLANNER
 [email protected] 561-822-1426
  
  
  
  
  
  
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