Zoning Resolution 25-Z-209 - Laserfiche WebLink

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January 16, 2025 PZ2024-07 *** To provide more information on the floor area ratio (FAR), the approved plans per Resolution 22-Z-189 impermissibly excluded floor area from the FAR calculations that was located on levels -2 through 2. Code Section §265-35.D(9)(a)[1][e] was incorrectly applied to exclude all floor area that is located within the parking structure. This excluded floor area included amenity spaces, cabanas, corridors, elevator lobbies, the pool bar, trash rooms, and bathrooms, while the only permissible exclusions are the parking spaces themselves. The total area that was excluded was 24,369 square feet. Upon submittal of the current site plan modification, this exclusion was revealed and corrected. The current plans "grandfather" the previously excluded 24,369 square feet. All new floor area on levels -2 through 2 are included in the FAR totals, such as pet spas, office spaces, housekeeping, etc. The site plan modification approved via Resolution 22-Z-189 included a shared parking agreement between the spa and restaurant uses because there was a deficiency in parking. However, the modification currently proposed decreased the unit density by 129 residential units, which decreased the required parking. Therefore, the shared parking agreement is no longer required. The City's planning, traffic, civil, and landscape consultants have reviewed the proposed site plan modification for conformance with the applicable Land Development Regulations. All comments were addressed, except for three comments from the landscape architect, which are included as a condition of approval of this modification. These comments are regarding street tree spacing, irrigation, and an discrepancy in the quantities of native and drought tolerant plants. VI. FINAL ANALYSIS The proposed site plan modification is consistent with the Comprehensive Plan and Land Development Regulations. Staff recommends the conditions outlined in Section VII be included, should the City Commission approve the application. Staff has compiled the relevant facts of the requested site plan modification and recommends the application be presented to City Commission for consideration. VII. CONDITIONS Page 6 of 10 16 §265 46 Off Street Parking Gode Section Re`qu�red t Previously Proposed Standard A ` rove_ d Off-street parking 833 spaces 1,000 spaces 900 spaces Loading 4 spaces 8 spaces 8 spaces The site plan modification approved via Resolution 22-Z-189 included a shared parking agreement between the spa and restaurant uses because there was a deficiency in parking. However, the modification currently proposed decreased the unit density by 129 residential units, which decreased the required parking. Therefore, the shared parking agreement is no longer required. The City's planning, traffic, civil, and landscape consultants have reviewed the proposed site plan modification for conformance with the applicable Land Development Regulations. All comments were addressed, except for three comments from the landscape architect, which are included as a condition of approval of this modification. These comments are regarding street tree spacing, irrigation, and an discrepancy in the quantities of native and drought tolerant plants. VI. FINAL ANALYSIS The proposed site plan modification is consistent with the Comprehensive Plan and Land Development Regulations. Staff recommends the conditions outlined in Section VII be included, should the City Commission approve the application. Staff has compiled the relevant facts of the requested site plan modification and recommends the application be presented to City Commission for consideration. VII. CONDITIONS Page 6 of 10 16