Plan Review Notes
Plan Review Notes For Permit 20120712
Permit Number 20120712
Review Stop Z
Sequence Number 1
Notes
Date Text
2021-02-04 12:21:14 
 SITE PLAN APPROVAL PROCESS HAS NOT BEEN FINALIZED. THE
 BUILDING PERMIT WILL NOT BE PASSED BY ZONING UNTIL THE
 SITE PLAN APPROVAL LETTER IS OBTAINED. PLEASE SUBMIT
 ONE FINAL SET INCORPORATING ALL THE CONDITIONS OF
 APPROVAL FROM DAC AND HPB, AND ADDRESSING ANY
 OUTSTANDING COMMENTS FROM THE SITE PLAN APPROVAL
 PROCESS TO CLOSE THE APPROVAL. COMMENTS LISTED BELOW
 ARE THE COMMENTS STILL IN THE SYSTEM UNDER THE SITE
 PLAN APPROVAL PROCESS. SOME ADDITIONAL COMMENTS ARE
 LISTED AT THE END.
 TO FACILITATE THE TRACKING ALL COMMENTS ARE KEPT IN THE
 LIST AND JUST MARKED AS SATISFIED, PARTIALLY SATISFIED
 OR NOT SATISFIED.
 COMMENTS TO THE 11-23-20 PPRC RESUBMITTAL
 1. NOT SATISFIED. TABLE NEEDS TO LIST THE RESULTING GSF
 FOR EACH OF THE CATEGORIES AND TOTAL THE GBA PERMITTED
 BY RIGHT AND WITH INCENTIVES. PREVIOUS COMMENT: ON
 SHEET A-01 PLEASE CREATE A SITE DATA TABLE THAT
 INCLUDES THE THREE DIFFERENT ZONING DESIGNATION ON
 SITE, THE AREA OF EACH, THE CORRESPONDING BASE FAR AND
 RESULTING GBA ALLOWED BY RIGHT, AND THE ADDITIONAL FAR
 AND GBA ALLOWED WITH INCENTIVES FOR EACH BASE ZONING.
 THIS TABLE WILL LIST THE MAXIMUM GBA ALLOWED ON SITE BY
 RIGHT AND INCENTIVES. TABLE ALSO NEEDS TO INCLUDE THE
 PROPOSED GSF AND THE NUMBER OF TDRS NEEDED FOR THE
 PROJECT.
 2. SATISFIED. SURVEY AND CIVIL DRAWING SHALL INDICATE
 THE EXISTING CURB ACROSS STREET AND DIMENSION THE
 EXISTING TRAVEL LANES AFTER CHANGES.
 3. PARTIALLY SATISFIED. PLEASE INDICATE THE LOCATION OF
 THE EXISTING CURB AND THE PROPOSED LOCATION, IF
 CHANGED.
 4. PARTIALLY SATISFIED. THE TRAVEL LANE ON 2ND STREET
 IS SHOWN AS 9 FEET IN WITH DUE TO THE PROPOSED
 ON-STREET PARKING. FURTHER DISCUSSION WITH TRAFFIC
 ENGINEER IS NEEDED TO DETERMINE IF THAT WIDTH IS
 ADEQUATE OR ADJUSTMENT ARE NEEDED. PREVIOUS COMMENT:
 WHAT IS THE WIDTH OF THE TRAVEL LANES ON 2ND STREET? IS
 IT CHANGE FROM CURRENT?
 5. NOT SATISFIED. PLEASE MODIFY TO FOLLOW THE ANGLE OF
 THE CURB OR PEOPLE WILL DESTROY THE LANDSCAPE FOLLOWING
 THE EASIER PATH OF TRAVEL. PREVIOUS COMMENT: SIDEWALK
 ON EAST SIDE OF 3RD STREET SHALL FOLLOW THE CURB
 ALIGNMENT.
 6. PARTIALLY SATISFIED. PLEASE UPDATE SHEET A-03 TO
 REFLECT CHANGES ALONG ROSEMARY. PREVIOUS COMMENT:
 PROPOSED ON-STREET PARKING ALONG ROSEMARY WILL NOT BE
 POSSIBLE, PLEASE REMOVE PROPOSED STRIPING.
 7. NOT SATISFIED. PLEASE PREPARE SOME CROSS SECTIONS
 FOR 2ND STREET AND 3RD STREET.
 8. NOT SATISFIED. PLEASE JUSTIFY WHY THE FDC ON 2ND
 STREET CANNOT BE WALL MOUNTED. IF IT CANNOT BE WALL
 MOUNTED IT SHALL BE INSTALLED WITHIN THE LANDSCAPE AREA
 AND NOT ON THE SIDEWALK. PREVIOUS COMMENT: IF POSSIBLE
 FDC SHALL BE WALL MOUNTED.
 9. NOT SATISFIED. PLEASE COORDINATE WITH ENGINEERING
 FOR THE LOCATION OF THE DCDA. VALVE SHALL BE LOCATED
 BEHIND THE MINIMUM SETBACK AND SCREENED WITH LANDSCAPE.
 PREVIOUS COMMENT: DCDA INDICATED ON 2ND STREET EAST OF
 THE PARKING GARAGE IS LISTED TO BE LOCATED UNDERGROUND.
 VAULT WILL NOT BE PERMITTED BY THE PUBLIC UTILITIES
 DEPARTMENT. NEW DCDA LOCATION SHALL BE BEHIND THE
 MINIMUM SETBACK AND SCREENED WITH LANDSCAPE.
 10. SATISFIED. PROPOSED EXFILTRATION TRENCH WILL
 CONFLICT WITH THE REQUIRED STRUCTURAL SOIL FOR THE
 STREET TREE. PLEASE DISCUSS WITH LANDSCAPE PLANNER IF
 THE CONTINUOUS PLANTING AREA WILL BE SUFFICIENT FOR
 TREES AND THERE IS NO NEED FOR STRUCTURAL SOIL.
 11. SATISFIED. PLEASE CORRECT THE MAXIMUM BUILDING
 FOOTPRINT TABLE TO ACCURATELY REFLECT THE REQUIREMENT
 FOR PROPERTIES LARGER THAN 80,000SF.
 12. PARTIALLY SATISFIED. BIKE STORAGE ALONG 2ND STREET
 CANNOT BE COUNTED AS ACTIVE USE. PLEASE REMOVE FROM
 CALCULATION. THE STREET FRONTAGE IS CALCULATED
 DISCOUNTING THE MINIMUM SETBACKS. PREVIOUS COMMENT:
 PLEASE PROVIDE A GRAPHIC TO CONFIRM COMPLIANCE WITH
 ACTIVE USE REQUIREMENT AS LISTED IN TABLE WITHIN SHEET
 A-01.
 13. NOT SATISFIED. APPLICANT SUBMITTED FOR A VARIANCE
 REQUEST. PREVIOUS COMMENT: CODE REQUIRES AN AVERAGE
 UNIT SIZE OF 800SF. PROJECT PROPOSED AVERAGE UNIT SIZE
 OF 765SF. A VARIANCE WILL BE NECESSARY IF NOT ADJUSTED
 TO MEET REQUIREMENT.
 14. PARTIALLY SATISFIED. ON THE 2ND FLOOR, THE AREA
 LISTED AS OPEN TO BELOW CAN BE DISCOUNTED FORM THE GBA
 CALCULATIONS. PREVIOUS COMMENT: THE SQUARE FOOTAGE
 TABLE LISTS TRASH WITHIN THE NON-LEASABLE AREA. THE
 TRASH CHUTE CAN BE EXCLUDED FROM GBA BUT THE ROOM WHERE
 THE TRASH CHUTE IS LOCATED WITHIN EACH FLOOR SHALL BE
 COUNTED AS GBA.
 15. SATISFIED. PLEASE ADJUST THE TRANSPARENCY
 CALCULATION GRAPHIC IN SHEET A-03 TO INDICATE THE 10
 FEET MARK AND CONFIRM THE CALCULATION IS BASED ON THAT
 DIMENSION. TRANSPARENCY IS ONLY REQUIRED FOR
 NON-RESIDENTIAL ACTIVE USES (LOBBY AND COMMERCIAL
 SPACE).
 16. NOT SATISFIED. PLEASE PROVIDE GRAPHIC INFORMATION
 TO CONFIRM COMPLIANCE WITH PLANAR BREAK, HORIZONTAL
 PROJECTIONS AND ARCHITECTURAL TREATMENT FOR FACADES
 ENCLOSING NON-ACTIVE USES (GARAGE). PREVIOUS COMMENT:
 PLEASE PROVIDE INFORMATION TO CONFIRM COMPLIANCE WITH
 ALL THE ELEMENTS REQUIRED BY TABLE IV-4 FACADE
 ARTICULATION REQUIREMENTS.
 17. NOT SATISFIED. PLEASE INCORPORATE THE CONDITIONS OF
 APPROVAL FROM THE HPB REVIEW AND REDESIGN THE WEST AND
 SOUTH PARKING GARAGE FACADES. PREVIOUS COMMENTS:
 FURTHER STUDY IS NECESSARY FOR THE WEST ELEVATION AS IT
 WILL BE HIGHLY VISIBLE FROM THE NEIGHBORHOOD. THE
 PARKING GARAGE FACADES NEED ADDITIONAL WORK TO COMPLY
 WITH THE REQUIREMENT FOR ARCHITECTURAL TREATMENT OF
 NON-ACTIVE USES. THE WEST STAIR CAN INCORPORATE SOME
 WINDOWS OR TREATMENT TO IMPROVE THE FACADE. THE PARKING
 GARAGE NORTH ELEVATION WILL BE ALSO VISIBLE AND NEED
 SOME IMPROVEMENTS.
 18. SATISFIED. PLEASE INDICATE THE MINIMUM REQUIRED
 GROUND SETBACK ON ALL FLOOR PLANS AND THE CONDITIONAL
 SETBACK LINE ON EACH OF THE REQUIRED LEVELS. ALSO
 CLEARLY INCLUDE THE PROPERTY LINE IN ALL DRAWINGS,
 INCLUDING CIVILS AND LANDSCAPE.
 19. SATISFIED. IN SHEET A-02 PLEASE REFER TO MAXIMUM
 PROPOSED GBA, NOT FAR.
 20. NOT SATISFIED. EASTERN MOST TOWN HOUSE UNIT SHALL
 BE SETBACK FOR THE SIDE INTERIOR PROPERTY LINE A
 MINIMUM OF 10 FEET. PREVIOUS COMMENT: PLEASE PROVIDE A
 SIDE INTERIOR SETBACK FOR THE EAST PROPERTY LINE.
 21. SATISFIED. PLEASE LIST THE TOTAL NUMBER OF PARKING
 SPACES REQUIRED BY CODE, AND THE TOTAL NUMBER OF BIKE
 SPACES REQUIRED BY CODE (WITHIN THE BUILDING FOR
 BUILDING TENANTS AT 1/15 PARKING SPACES, AND ALONG THE
 STREET FRONTAGE 1/100 LINEAR FEET OF FRONTAGE). THE
 TABLE LISTING THE REQUIRED PARKING BY CODE IS NOT
 ACCURATE. PLEASE USE PROVISIONS IN SEC 94-111 OF THE
 ZLDRS.
 22. NOT SATISFIED. PLEASE CLEARLY INDICATE IN THE
 PARKING GARAGE THE LOCATION OF THE GUEST PARKING AND
 THE PARKING FOR THE COMMERCIAL USE. THESE SPACES SHALL
 NOT BE LOCATED BEHIND ANY CONTROL GATE.
 23. SATISFIED. WHAT IS THE BACK OUT SPACE AT THE GROUND
 LEVEL PARKING GARAGE?
 24. PARTIALLY SATISFIED. PLEASE CHECK THE LABELING OF
 THE FACADES AS THEY ARE NOT ACCURATE. PREVIOUS COMMENT:
 PLEASE LOCATE THE EXISTING STRUCTURES WITHIN THE BLOCK
 THAT ARE NOT PART OF THE PROJECT FOR REFERENCE.
 25. SATISFIED. STAFF WOULD LIKE TO DISCUSS THE ARCADE
 REMOVAL IN RELATION TO POSSIBLE FUTURE TENANTS.
 PREVIOUS COMMENT: STAFF WOULD LIKE TO DISCUSS THE
 POSSIBLE RE-DESIGN OF THE RETAIL SPACE ALONG ROSEMARY
 AVENUE. ARCADES DO NOT HAVE A RECORD OF SUCCESS FOR
 COMMERCIAL SPACES.
 26. PARTIALLY SATISFIED. PLEASE REVISE ELEVATIONS TO
 REFLECT THE CHANGE TO SWING DOOR FOR RESIDENTIAL WALK
 UP UNITS. PREVIOUS COMMENT: WALK UP UNIT DOORS SHALL BE
 DESIGNED LIKE FRONT DOORS AND NOT SLIDERS.
 27. NOT SATISFIED. THE GARAGE ELEVATION NEEDS
 ENHANCEMENT TO COMPLY WITH THE PROVISION OF
 ARCHITECTURAL TREATMENT FOR NON-ACTIVE USES. ENHANCED
 DESIGN MAY INCORPORATE SOME OF THE CONDITIONS OF
 APPROVAL FROM THE HPB BOARD. PREVIOUS COMMENT: GARAGE
 HAS BIG BLANK WALL ALONG 2ND STREET. OPTION COULD BE TO
 MOVE THE BIKE STORAGE THERE.
 28. NOT SATISFIED. THE GARAGE ELEVATION NEEDS
 ENHANCEMENT TO COMPLY WITH THE PROVISION OF
 ARCHITECTURAL TREATMENT FOR NON-ACTIVE USES. ENHANCED
 DESIGN MAY INCORPORATE SOME OF THE CONDITIONS OF
 APPROVAL FROM THE HPB BOARD. PREVIOUS COMMENT: GARAGE
 ELEVATION ALONG 2ND STREET SHALL INCLUDE ARCHITECTURAL
 TREATMENT.
 28A SATISFIED. STAFF RECOMMENDS THE SECONDARY ENTRANCE
 ON 2ND STREET TO BE HIGHLIGHTED TO BREAK THE CONTINUITY
 OF THE RESIDENTIAL UNITS.
 29. PARTIALLY SATISFIED. ADDITIONAL WORK IS STILL
 NECESSARY IN COORDINATION TO THE ARCHITECTURAL
 TREATMENT OF THE PARKING GARAGE. PREVIOUS COMMENT: THE
 WEST ELEVATION OF THE RESIDENTIAL BUILDING SHALL BE
 ENHANCED TO PROJECT A GOOD FACADE TOWARDS THE
 RESIDENTIAL NEIGHBORHOOD. THE WEST HALLWAY FACADE SHALL
 INCORPORATE WINDOWS.
 30. SATISFIED. STREETSCAPE DESIGN ALONG ROSEMARY AVENUE
 SHALL FOLLOW THE RECOMMENDATIONS OF THE DANCE INTO THE
 SUNSET STREETSCAPE DESIGN.
 31. NOT SATISFIED. EXISTING DECORATIVE LIGHTS ALONG 3RD
 STREET SHALL BE REPLACED FOR CURRENT DOWNTOWN STANDARD,
 AND NEW DECORATIVE FIXTURES SHALL BE INSTALLED ALONG
 2ND STREET TO MEET THE MINIMUM 0.6 FOOTCANDLE REQUIRED.
 ALONG THE ROSEMARY FRONTAGE DECORATIVE LIGHTS MATCHING
 THE NEW LIGHT FIXTURES AND POLES BEING INSTALLED BY THE
 CITY SHALL BE INSTALLED ALONG THE PROJECT FRONTAGE.
 PREVIOUS COMMENT: PROJECT IS REQUIRED TO PROVIDE
 DECORATIVE STREET LIGHT ALONG THE STREET FRONTAGE TO
 MEET THE MINIMUM 0.6 FOOT-CANDLES REQUIRED. LIGHT
 FIXTURE SHALL MATCH CITY STANDARD.
 32. PARTIALLY SATISFIED. SEE HPB CONDITIONS OF
 APPROVAL. PREVIOUS COMMENT: A PORTION OF THE SITE IS
 LOCATED WITHIN THE HISTORIC DISTRICT, THEREFORE HPB
 APPROVAL FOR A COA WILL BE REQUIRED. PLEASE CONTACT
 FRIEDERIKE MITTNER AT 561-822-1457 TO DISCUSS
 REQUIREMENTS FOR SUCH APPLICATION. THE COA SHALL BE
 OBTAINED BEFORE PROCEEDING TO DAC FOR SPECIAL REVIEW.
 33. ACKNOWLEDGED. DEMOLITION OF EXISTING BUILDINGS ON
 SITE CANNOT OCCUR UNTIL BUILDING PERMIT FOR NEW
 CONSTRUCTION HAS BEEN APPROVED.
 34. NOT SATISFIED. TO BE INCLUDED AS A CONDITION IN
 SITE PLAN APPROVAL LETTER. PREVIOUS COMMENT: A PROPERTY
 RE-PLAT WILL BE REQUIRED.
 35. PARTIALLY SATISFIED. AN APPLICATION WAS SUBMITTED
 ON NOVEMBER 12, 2020. STAFF STARTED THE PROCESS FOR THE
 ALLEY ABANDONMENT AND WILL NOTIFY THE APPLICANT IF
 ADDITIONAL INFORMATION IS NEEDED. REQUEST WILL GO THE
 DAC AT THE SAME TIME THAN THE SPECIAL REVIEW, AND TO
 CITY COMMISSION AFTER THAT. STAFF HAS DETERMINED THE
 OPEN SPACE REQUIREMENT HAS BEEN MET BY THE PROJECT
 THROUGH THE ADDITIONAL PRIVATE OPEN SPACE PROVIDED. A
 WAIVER WILL NOT BE NECESSARY. PREVIOUS COMMENT: AN
 APPLICATION SHALL BE SUBMITTED FOR THE ALLEY
 ABANDONMENT. THE ALLEY ABANDONMENT REQUIRES THAT A
 PUBLIC OPEN SPACE EQUIVALENT TO THE AREA OF THE
 ABANDONED ALLEY BE ALLOCATED ON SITE. ALLEY AREA = 15
 X500=7,500SF. PLEASE INDICATE IF A PUBLIC OPEN SPACE
 EQUAL TO 7,500 SF CAN BE LOCATED ON SITE. IF NOT, A
 WAIVER OF SUCH PROVISION SHALL BE REQUESTED TO THE CITY
 COMMISSION AS PART OF THE ALLEY ABANDONMENT PROCESS. IS
 THERE ANY POSSIBILITY TO PROVIDE ANY PUBLIC OPEN SPACE
 ON SITE TO COMPLY WITH THE ALLEY ABANDONMENT PROVISION?
 SMALLER THAN THE REQUIRED?
 36. SATISFIED. HAS THE PROPERTY ON THE SOUTH SIDE OF
 THE ALLEY (NOT PART OF THE PROPOSED PROJECT) CONFIRMED
 SUPPORT FOR ALLEY ABANDONMENT?
 37. PARTIALLY SATISFIED. THE PROJECT REQUIRES DAC
 APPROVAL FOR SPECIAL REVIEW. IN PREPARATION FOR THE
 DAC, PLEASE PROVIDE COLORED ELEVATIONS IN CONTEXT FOR
 DAC SPECIAL REVIEW, MORE DETAILED COLORED ELEVATIONS
 WITH CALL OUT MATERIALS AND PICTURES OF PROPOSED
 MATERIALS, AND STREET LEVEL RENDERS.
 38. ACKNOWLEDGED. EASEMENTS WILL BE INCLUDED IN
 RE-PLAT. PREVIOUS COMMENT: PROJECT WILL BE REQUIRED TO
 PROVIDE A SIDEWALK ACCESS EASEMENT FOR THE SIDEWALK
 LOCATED ON PRIVATE PROPERTY.
 39. ACKNOWLEDGED. PROJECT WILL BE RESPONSIBLE FOR THE
 MAINTENANCE OF ALL HARDSCAPE AND LANDSCAPE INSTALLED
 WITHIN THE ROW AS PART OF THIS PROJECT. A MAINTENANCE
 AGREEMENT SHALL BE SIGNED BETWEEN THE CITY AND THE
 DEVELOPER BEFORE FINAL CO.
 ADDITIONAL COMMENTS:
 40. PLEASE CORRECT THE PARKING TABLE TO REFLECT THE
 ACCURATE PARKING REQUIREMENTS FOR RETAIL WITHIN THIS
 DISTRICT AS FOLLOWS: MIN-1/1,000SF; MAX 2/1,000SF.
 41. PLEASE RELOCATE AT LEAST TWO OF THE BIKE PARKING AT
 THE PEDESTRIAN EXIT ON 3RD STREET TO THE ROSEMARY
 AVENUE FRONTAGE, IN FRONT OF RETAIL AREA.
 42. PLEASE DISCUSS WITH ENGINEERING DEPT THE
 POSSIBILITY TO REDUCE THE PARKING SPACES TO 8 FEET
 INCLUDING THE GUTTER. THAT WILL ALLOW ONE ADDITIONAL
 FOOT TO THE AREA IN FRONT OF THE RESIDENTIAL UNITS ON
 3RD STREET AND PROVIDE ADDITIONAL PRIVACY FOR THE FIRST
 FLOOR UNITS. IN ADDITION, THE PLANTING AREA NEXT TO THE
 CURB CAN BE REDUCED TO 4 FEET IN WIDTH, ALSO PROVIDING
 ONE ADDITIONAL FOOT THAT CAN BE INCORPORATED WITHIN THE
 FRONT YARD OF THE FIRST FLOOR RESIDENTIAL UNITS ON 3RD
 STREET.
 43. PLEASE REDUCE THE PARKING GARAGE ENTRANCE FROM
 SAPODILLA AVE AND 2ND STREET TO 20 FEET IN TOTAL WIDTH.
 44. THE PLANTING AREA NEXT TO THE CURB ALONG 3RD STREET
 MAY BE REDUCE TO 4 FEET IN WIDTH. THE SIDEWALK CAN BE
 MOVED 1 FOOT NORTH AND THE ADDITIONAL FOOT SHALL BE
 ALLOCATED TO THE FRONT PLATING AREA OF THE RESIDENTIAL
 UNITS.
 ADDITIONAL COMMENTS FROM BUILDING PERMIT SET:
 THE DRAWINGS SUBMITTED FOR BUILDING PERMIT ARE NOT
 CONSISTENT WITH THE DRAWINGS SUBMITTED FOR DAC
 APPROVAL. STAFF CONDUCTED A PRELIMINARY REVIEW OF THE
 BUILDING PERMIT SET CONSIDERING A MORE ADVANCED SET WAS
 ALREADY REVIEWED FOR THE DAC SUBMITTAL AND COMMENTS TO
 THAT SET ARE ALREADY INCLUDED IN THE PPRC LIST
 (COMMENTS LISTED ABOVE). FOR NEXT SUBMITTAL, PLEASE
 INCORPORATE THE CONDITIONS OF APPROVAL FROM THE HPB
 APPROVAL AND THE JANUARY 13 DAC MEETING .
 45. DRAINAGE PLAN SHOWS THE GAS LINE ALONG 3RD STREET
 RUNNING IMMEDIATELY SOUTH OF THE NEW CURB. PROPOSED
 LOCATION MAY CONFLICT WITH THE PROPOSED TREES NEXT TO
 THE CURB. PLEASE DISCUSS WITH FPU THE DEPTH OF THE
 PROPOSED LINE AND CONFIRM NO CONFLICT EXISTS.
 46. THE GAS LINE PROPOSED ALONG THE NORTH SIDE OF 2ND
 STREET MAY BE IN CONFLICT WITH THE PROPOSED TREES ON
 THE BULB OUTS. TO AVOID FUTURE PROBLEMS THE TREES CAN
 BE MOVED FROM THE BULB OUT TO THE PLANTING STRIP NORTH
 OF THE CURB. THE PLANTING AREA IN FRONT OF THE LOBBY
 CAN BE EXPANDED TO ALLOW FOR THE SAME RELOCATION OF THE
 TREE.
 47. DRAWINGS NEED TO REFLECT THE CONDITIONS OF APPROVAL
 FROM THE JANUARY 13, 2021 DAC.
 48. IN THE PARKING GARAGE PLEASE INDICATE THE PARKING
 SPACES FOR GUEST AND COMMERCIAL USES.
  
  


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