Pre‑application review for North Washington Boulevard site highlights frontage, parking and stormwater requirements

A pre-application conference on Aug. 3 reviewed a proposed development for a property on North Washington Boulevard and Sixth Street and produced a letter of understanding that the city said it will issue to the applicant.

City planning and technical reviewers told the applicant team the project will require an administrative site-plan application and a number of code-specific clarifications before formal submittal, including frontage types on primary streets, ownership form for proposed townhomes, a recent boundary/topographic survey and a roof plan labeling rooftop structures.

Why it matters: The site is adjacent to primary streets and is subject to downtown and street-design standards that affect building facades, setbacks, parking location and pedestrian connectivity.

Rebecca Webster, the certified planner conducting zoning and current-planning comments, listed more than a dozen requirements and clarifications the applicant must provide. She asked that the applicant confirm whether the proposed townhomes will be condominium or fee-simple ownership and include a site data table showing all required and proposed development standards. Webster also required a boundary and topo survey dated within the prior six months and a roof plan that labels and dimensions rooftop structures.

Traffic and public-works staff raised detailed right-of-way and circulation items. Alisa Thomas, the traffic/concurrency reviewer, asked the applicant to ensure driveway separation requirements for the arterial Washington Boulevard (US 301) — a 70-foot separation to the nearest driveway — and to show curb radii, turning templates and proposed sidewalks and bike lanes according to the Downtown and Environs Community Manual (EDCM). Thomas also flagged that Sixth Street is a designated bike route and that the alley to the south has a planned 20-foot right-of-way.

Utilities staff said the existing 2-inch water main on Sixth Street could serve limited domestic needs but that a larger project or any required fire line would trigger an upgrade to an 8-inch or larger water main; utilities staff asked the applicant to be prepared for hydraulic calculations and a potential water-main upgrade.

Engineering reviewers noted standard right-of-way improvement requirements, ADA ramp placement at corners, driveway apron standards and the need to remove unused driveways and replace them with full-height curb and sidewalk. Public works also requested a solid-waste plan and turning templates for refuse collection.

Other technical notes from reviewers included:

- Building-height measurement and habitation-depth requirements from Table 6-1003 and Table 6-1004, including the 20-foot minimum depth of habitable space for the first two stories and first-floor glazing and material standards on primary frontages. - Parking location guidance: surface parking on a primary street should be masked by a street wall or liner building and parking access should come from an alley or secondary street when possible (Section 7-206 and related standards). - A public-art contribution requirement for projects with a construction value of $1,000,000 or greater, per Article 3, Division 5 of city code.

The applicant asked whether an existing driveway on Sixth Street could remain despite being closer than the 70-foot standard; staff advised that existing driveways can remain only if no changes are made, otherwise they must comply with the EDCM. The applicant will receive a letter of understanding summarizing the pre-application comments and next steps.

Next steps: Applicant to prepare the administrative site‑plan application, supply the requested survey and technical plans (roof plan, solid‑waste plan, turning templates) and coordinate with FDOT and utilities as needed. The city will issue a letter of understanding documenting the comments from this pre‑application session.