42 EAST COAST PPRI21-0013 Responses to Plan Review Comments -REVISION 11-10-22Responses to Plan Review Comments
October 28, 2022
Permit Application No. PPRI21-0013
42 East Coast Drive, Atlantic Beach, FL 32233
Ahearn Mixed Use Building
ZONING
Motorcycle parking: only 3 motorcycle spaces are shown on the plans (plans say 4), and one space has a
pole shown inside of it. Please revise.
- The plans have been updated to show four (4) motorcycle spaces, with no conflicts.
Bicycle racks: Please show the bicycles to scale, on the plans. Based on measurements from the
submitted plans there does not appear that there is adequate space to park bicycles and maneuver in
adjacent walkway. Notably, access to some bicycle racks appear to be blocked by poles and/or if other
bicycles were parked. Please show that adequate parking and access/maneuvering space is provided or
revise accordingly. At least 36” per Florida Building Code, is required for access ways. Parked bicycles
would block this access.
- Per updated plan sheet C3.01 (attached), the angled layout of bicycle racks at the southern
property line have been adjusted to provide maximum clearance between the bicycles and the
building/valet parking area. The bicycles are shown to scale at 70” long. Depending on the
location, the clearance between the bicycles and the building /valet parking will be between 32
1/4” to 42”. Since the exit discharge from the rear stairs has been changed to go around the
sidewalks on the west and north sides of the building, there is no minimum clearance
requirement for the pathway on the south side of the building. However, the 32 1/4” clearance
meets the exceptions listed in FBC-Accessibility 403.5.1.
ROW: Please remove the bicycle rack from the right-of-way, bicycle parking must be on-site.
- The bicycle that was in the ROW was relocated to a new location per updated plan C3.01
Planter wall: The planter wall that was adjacent to the valet parking screened the parking the parking
from view from the abutting property. Without the planter wall, perimeter landscaping as required by
section 24-176e(2) must be met.
- Per updated plan sheet C3.01 we will provide a 6’ high “green fence” similar to the west
property line.
By Toni Gindlesperger at 3:42 pm, Nov 10, 2022
Green Fence: Please reduce the height of the green fence along the west lot line to 4 feet for the portion
within 10 feet of the north property line in accordance with section 24-157.
- This revision is noted on updated plan sheet C3.01
BUILDING
1. Several changes, made for other departments’ review comments, have made FBC egress
requirements unclear. After Zoning requirements are met, including parking, bicycle racks, valet
parking, green fence, etc., please provide a site plan showing that all egress and ADA
requirements are met, including the exit discharge from the rear exit to a public way, per FBC-B,
Chapter 10.
Updated plan sheet C3.01 indicates the proposed exit discharge from the rear stairs
which goes along the west and north sides of the building (shown with arrows) to the
public way on East Coast Drive. The sidewalk on the west side of the building will be
the same pervious True Grid Deck material that we are proposing at the handicap
parking spaces (which Dan Arlington has approved).
2. Several changes, made for other departments’ review comments, have made FBC flood
protection unclear. After Public Works requirements are met, including stormwater storage,
grading, and drainage, please clarify the building FFE in relation to grade, per FBC-B, Section
1804.4.
The project site is within Flood Zone X with a 0.2% annual chance flood hazard. The FFE
for the proposed new building is 10.70’. This elevation needs to be maintained so that
the building slab can connect to the existing sidewalk within the required ADA slope
limits. The bottom of the lowest curb gutter on East Coast Drive is 9.32’ and there are at
least four (4) storm drain inlets located at the intersection Ahern Street and East Coast
Drive. Plan sheet C5.01 also shows two (2) new storm inlets to be installed along Ahern
Street and in the driveway/parking area as part of the proposed construction project.
The top of the storm inlet at the driveway/parking lot is 9.00’ and is connected to the
new underground storm water tanks.
3. The area around the site can experience short term flooding during heavy rains. It is
recommended that the FFE be at least 12 inches above the crown of the road, on East Coast
Drive, in addition to minimum grading per FBC 1804.4. Owners, designers, and contractors build
less than 12 inches above the crown of the road at their own risk of moisture damage.
The owner is willing to accept this risk and they have signed the attached signed letter
from Zona Architecture dated 9-6-22.
PUBLIC WORKS
This 7th submittal does not address impervious area, or the revised SJRWMD stormwater permit
requested by Public Works.
- The updated plan sheet C3.0 shows the total impervious area as 11,419 SF (69.91%).
- We have included the updated FDEP stormwater certification dated 9-6-22.
PUBLIC UTILITIES
Awaiting utility information to assess fees.
- Not sure if this is just a comment, or if we need to respond to this.