42 EAST COAST DR PPRI21-0013 COMMENT RESPONSE revision 4-19-22
CITY OF ATLANTIC BEACHPLANNING &
BUILDING DEPARTMENT
Plan Review Comments
Permit Application Number: PPR121-0013
Project:
AHEARN MIXED USE
42 EAST COAST DRIVE
ATLANTIC BEACH, FL 32233
ARCHITECT RESPONSE IN BLUE
DEPARTMENT-BUILDING
1. The Civil Permit for this project was denied. See comments for CIV20-0007.
The Civil comments have been addressed with this submission
2. Some building details and dimensions were changed on the architectural plans, but the structural and
civil details do not match.
Structural and Civil have been updated to match Architectural
3. This latest submittal cannot be reviewed until all plans are corrected and match each other.
Civil and structural are updated to match Architectural. MEP is not revised as there are no significant
changes, with the exception of the relocation of rooftop mechanical equipment as shown in
architectural revised sheets.
4. . The NE corner of the building still appears to obstruct the intersection sight distance requirements.
Please provide drawing that shows acceptable sight line, per COAB 19-5(a) Figure 3.
See sheet C3.01. The site triangle is added and the building corner does not obstruct the site per
COAB 19-5(a), Figure
5. All required parking must be on owner's property.
Parking shown and parking calculations are the result of consultation and agreement with Shane
Corbin. Civil and architectural show parking specific to those discussions.
DEPARTMENT-PUBLIC WORKS
1. Construction Site Management Plan – Plan indicates construction fencing located in the right-of-way.
Sidewalks must remain open at all times during construction
Construction Management Site plan to be provided by the Contractor. Sidewalk on East Coast
Drive and on the north side of Ahearn will remain open.
2. Civil - Sheet 4.0 – Provide applicable detail for stormwater inlet protection.
Stormwater inlet Protection details are located on Sheet CD4.0 Sediment and Erosion control
details. The contractor can submit an alternate method for approval if desired.
3. Civil – Sheet 5.01 – According to as-built plans, the downstream west invert elevation of existing
stormwater structure ST-3 is 7.01 FT. Modify stormwater management system design to accommodate this
limitation.
See updated sheet C5.01 and the updated stormwater calculations provided.
By Toni Gindlesperger at 2:14 pm, Apr 19, 2022
4. Civil – Sheet CD3.0 – Provide proposed underdrain details. Underdrains are generally not permitted to
drain pervious areas.
There are no proposed underdrains. They have been removed.
5. Section 24-68(b) of the Land Development Regulations requires on-site storage of stormwater runoff from
impervious areas unless a valid SJRWMD permit has been issued for the project. Either provide volume
calculations and on-site retention required per Section 24-68(b) or submit SJRWMD permit and supporting
documentation. If a pre-development condition of 84.2% impervious area was utilized to support the
issuance of the SJRWMD permit, provide evidence that this was the case. * Comment regarding
predevelopment impervious area not addressed, SJRWMD permit and upporting
documentation not provided.
Stormwater is being stored onsite in the proposed stormtech chambers shown in the plans.
6. Documentation shows that proposed impervious areas are over the 70% allowed by City code, per Section
24-155(e). Submit impervious area calculations including impervious areas proposed from the building,
bicycle racks, curbing, etc.
See the drainage design calculations provided showing the proposed impervious area.
6. It appears that column foundations may encroach on the ROW and neighboring property in several
areas. Please verify that this is not the case ormodify drawings/design accordingly.
Foundations do not encroach on ROW, see current architectural and Structural sets
8. Documentation must show a 3' concrete apron between the sidewalk and gravel. * Review comment was
incorrect. Corrected review comment is that a 3’ concrete apron is required between the back of curb and
the compacted aggregate .
See the provided site plan. The 3 ft concrete apron is shown.
DEPARTMENT-ZONING
Height: Per Section 24-81(n), the the vertical distance to the highest point of a building's roof structure or
parapet, and any attachments thereto, exclusive of chimneys. This height is measured from the highest
established grade on the lot. Please identify this highest established grade and show the overall height does
not exceed 35 feet from this point.
Height: Plans show equipment exceeding the 35 foot height limit. Please revise.
Building is 35’ to the highest point from highest point on grade. See dimension on 1/A309 in
architectural set. Roof access is via a hatch in the stairwell. Only when the hatch is open does it
extend beyond the 35’ height limit. This is not a typical condition, and the hatch will only be open
during maintenance.
Additionally, mechanical equipment is shown relocated from the roof to new “hvac shelves” added
to the 2nd and 3rd floors on the north side above the parking lot.
Projections: Please show on elevation drawings that the proposed balconies, awnings, etc. do not project
into the city right of way.
Proposed balconies and awning do not project into ROW, see updated sections on sheets A312 and
A313
Parking Dimensions: Please label the dimensions for each of the proposed parking areas. It appears the on-
street parking spaces are less than 9 feet by
18 feet.
Parking dimensions have been labeled for the on-street Parking
Planter wall: Please provide details for the planter wall along the valet parking. Also include what type of
shrubbery/greenery will be planted.
CMU PLANTER WITH EFIS TO MATCH BUILDING EXTERIOR, EVERGREEN SHRUB OR FERNS BASED ON
BEST GROWING CONDITIONS TO BE DETERMINED BY LANDSCAPE DESIGNER ONCE PROPER LIGHT
CONDITIONS CAN BE ESTABLISHED. SEE SHEET A311
Bicycle parking: The proposed bicycle racks do not meet the spacing as shown in the specs. Please revise.
Bicycle Parking Racks are to be spaced at 2.5 apart per the plan provided. The detail was modified to
show the minimum spacing required.
Lighting Plan: Please submit a lighting plan to show compliance with Section 24-161(m). Include the height of
the proposed light poles in the parking lot.
Sconce Lighting is attached to building, no light poles in the parking lot
Landscaping: The west and southern landscape buffers were reduced from 5 feet to 2.5 feet in accordance
with Sec. 24-176(m)a. Please show that thereis a 2.5 foot buffer between the west and southern property
lines and the adjacent vehicle use area. This area can include any fencing or planter walls.
See the accepted site plan provided.
Trees: In accordance with Section 24-176(m)a, the required trees were reduced by 25% resulting in three
total trees required. Two of which must beshade trees (or 4 palms). Existing trees count. If the 4 palm trees in
the right-of-way near the parking entrance are preserved and 4 palms are planted,this results in one tree (or
two palms) required within 25 feet of the parking area. Please show that this will be met.
Landscape plans call out 4 palms to be provided.
Square Footage: Please provide a site/floor plan showing the breakdown of the square footage used for
parking counts.
Floor plan breakdowns of useable/leasable square footages added as sheet A320. Also,
included with this response, is the original breakdowns that were in the parking agreement with
Shane Corbin.
Responses respectfully submitted by:
John Zona III
Architect of Record