General Information:
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The developer is proposing a new three story building, which is located on the Southbank portion of the Downtown Zoning Overlay at the northeast corner of Hendricks Avenue and Louisa Street. It is proposed that the first floor consist of an 8,000 SF restaurant and a small lobby that allows access to the second and third floor office space. The second and third floors will be office, with approximately 8,000 SF per floor, for a total 16,000 square footage. The total square footage for the building is approximately 26,000 SF. The developer will not provide on-site parking, but rather proposes to use parking in the immediate area to meet parking needs and will require the approval of a parking deviation. The developer also proposes to provide a "valet pull-off lane" on Louisa Street, which will require the approval of the Traffic Engineer, Department of Public Works and a deviation from the Streetscape Design Standards.
Source: Downtown Development Review Board Request for Conceptual Review Application 2009-005 - May 28, 2009
Conceptual Review of this project was approved subject the following conditions:
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1. The developer receive approval from the Traffic Engineer, Department of Public Works, for the valet-pull lane prior to Final approval by the DDRB and share documentation indicating communication with the FDOT regarding the time tables and construction activities to the Interstate 95 overpass in the immediate area of the proposed development site.
2. The developer provide a parking plan for the proposed project and receive a deviation to reduce the required parking space requirements from 33 spaces to 0 spaces prior to Final approval.
3. The developer provides detailed drawings and receives a deviation from the Streetscape Design Standards for the altered streetscape design proposed for Louisa Street improvements.
2. The developer provide a parking plan for the proposed project and receive a deviation to reduce the required parking space requirements from 33 spaces to 0 spaces prior to Final approval.
3. The developer provides detailed drawings and receives a deviation from the Streetscape Design Standards for the altered streetscape design proposed for Louisa Street improvements.
Source: Downtown Development Review Board Request for Conceptual Review Application 2009-005 - May 28, 2009
Article by Ennis Davis
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Hurricane
June 04, 2009, 07:43:41 AMGood Desgin! Nice to see some thought put into this instead of just a boring box...
The parking issue may be hard to overcome though. I wouldn't want to work in a building where I have to fight with everyone else for street parking. The restaurant would probably suffer from those people who refuse to let a valet drive his car.
archiphreak
June 04, 2009, 08:10:17 AMIt's right next to reddi arts. how many of you have ever seen that parking lot full on any day of the week? there is plenty of parking for people willing to walk more than 30 feet from their vehicle to get to where they need to go. If the city does NOT let this through it will be yet another example of good design being pushed out in favor of more surface parking that IS NOT NECESSARY!
Deuce
June 04, 2009, 08:37:48 AMI like the idea of not providing parking. I would rather see a small parking garage to serve the needs of this development and others in the future if it's needed. This creation of density without parking begins to force the issue of people living closer to where they work and usage of the mass transit system we have in place. This also helps spur the development of more mass transit.
Cliffs_Daughter
June 04, 2009, 08:38:51 AMDo you think Reddi-Arts is willing to allow their parking lot be used by anyone else? They always have signs up stating other customers will be towed. I personally have never called them out on it, but it seems to me they'd really have a bug up their you-know-whats if asked.
Best parking option right now is what's under the overpass / I95.
vicupstate
June 04, 2009, 08:49:05 AMThe renderings give the impression that the outdoor diners are physically/visually separated from the sidewalk traffic. That's not a good idea at all, IMO. Open outdoor dining is a great way to give an appearance of vitality and activity.
Otherwise, the design is so-so. I would prefer this property be joined with other adacent ones and something with more density built too. But I don't own it, so I guess this will have to do.
TPC
June 04, 2009, 09:25:30 AMWhat about the parking lot under 95?
Omarvelous09
June 04, 2009, 10:27:25 AMHa ha...funny. i used to work in this building, its the Current site of Circa63 owned by the Insetta Family. I wonder if this is John's new project? Great location, and i don't see a problem with parking, there's an entire free parking lot under the overpass next door.
tufsu1
June 04, 2009, 10:36:46 AMOpen outdoor dining is hard to control...this way you still have to be seated by a host/hostess.
Ocklawaha
June 04, 2009, 10:40:00 AMWith the Mass Transit Station just 100' behind this project we SHOULD exempt them from all parking requirements. We've got a chance to roll back a stupid rule that holds TAD and TOD to the same parking requirements as the rest of the metro. THIS IS HOW WE CREATE DENSITY!
My only negative is WHAT ABOUT THAT BIG TREE? OAK? Don't even THINK about taking it down...
Skyway on down to San Marco at Atlantic and we're in business... GO FOR IT.
OCKLAWAHA
JA
June 04, 2009, 10:40:08 AMIt was my understanding that the I-95 upgrades were going to result in the loss of the parking below the overpass. Is that incorrect?
JeffreyS
June 04, 2009, 10:58:54 AMI would love to see a very deliberate walkway (think Yellow brick road) with signage to the Skyway. I know the Skyway won't bring large percentage of the customers but let's tie in everything we can.
Ocklawaha
June 04, 2009, 11:11:37 AMPerhaps not that overpass, as Kings and Hendricks will still go under, however to the east where there once was a railroad yard, that space will be filled and the bridges done away with.
Jeffery, your right on the money, CONNECT IT!
OCKLAWAHA
downtownjag
June 04, 2009, 11:13:28 AMAnyone know who the developer is?
Deuce
June 04, 2009, 11:13:35 AMGood point OCK. I lived in Maryland near a Metro stop and developers were allowed to reduce the number of parking spaces provided when they built within a certain distance from the Metro. I can't tell you how many times I had to explain this to homeowners in our condo complex who looked at me like they had been cheated by the developer because there weren't enough spaces for their 3 cars plus room for visitors.
vicupstate
June 04, 2009, 12:30:22 PMOpen outdoor dining is hard to control...this way you still have to be seated by a host/hostess.
You can still have a knee high wall to partition it off. The rendering shows only the top of the umbrellas showing. That's overkill. Open it up.
ralpho37
June 04, 2009, 12:33:05 PMGreat site plan. Developers really need to start excluding surface parking lots in downtown projects. Generating downtown pedestrian activity is definitely dependent on this. This project is exciting to see. Now hopefully the city will let them go through with it!
JeffreyS
June 04, 2009, 12:46:20 PMI do think it will look great.
Omarvelous09
June 04, 2009, 01:24:28 PMPretty sure it's Jon Insetta, he owns the building. He's the restaurateur behind Chew and Orsay. Good guy, good restaurants.
konstantconsumer
June 04, 2009, 02:00:44 PMit should be noted that it probably won't end up being called "americana." still working on the name.
downtownjag
June 04, 2009, 02:41:16 PMPretty sure it's Jon Insetta, he owns the building. He's the restaurateur behind Chew and Orsay. Good guy, good restaurants.
JaxNative68
June 04, 2009, 03:29:02 PMvicupustate, look at the rendering carefully, it is a knee wall/planter with greenery growing out it that is obscuring the view of the table tops and umbrella bottoms.
Deuce, Zero parking on site is a little touch for restaurant patrons and clients/visitors to the office floors. I don’t think you can compare Jax’s skyway to the DC area Metro. The building could have parking incorporated into it (not the full zoning requirement, but at least around 1:1000sf). Possibly one or two floors of parking sandwiched between the retail and office building. The building design has an industrial feel to it, so this could be incorporated easily and tastefully.
In General, the interior of this building could use a little more natural light, maybe increase the size of the punched openings. If you are going to build it, might as well go for LEED certification . . . a good argument for less parking.
Deuce
June 04, 2009, 03:51:01 PMWasn't trying to compare the two necessarily, just pointing out that for a location such as this that has bus service, the skyway, and a number of residential units within walking distance, there should be codified parking exceptions that allow a developer to reduce parking without going through a special exception process. Put in the county/city code and it's the rule not the exception.
xian1118
June 04, 2009, 04:17:50 PMAs far as the parking issue goes, aren't there about 1,650 parking spaces in a little garage on Kings Avenue not too far from here? Plus the valet line could be complimentary and save patrons time from parking in the first place.
Also, as far as Bay Street has come to being an entertainment mecca, I would gladly trade it for Kings Avenue adding a few more bars and maybe some loft apartments in other buildings. The parking wouldn't be a problem...add in the school board building and JEA property nearby and you've got yourself a winner.
vicupstate
June 04, 2009, 04:25:00 PMIt looks like waist height to me, with a dense wall of plants blocking the view from the waist level to to top of the umbrellas. My point is that the folks walking or driving by might be drawn in, if they can actually SEE that people are eating at this location, and WHAT they are eating. Likewise the patrons might like like there are actually outside and not in a 'room' with no ceiling.
Sidewalk dining is far too rare in Jax. This is a chance to offer it, no to mention save the expense of that brick/plant partition .
vicupstate
June 04, 2009, 04:25:35 PMIt looks like waist height to me, with a dense wall of plants blocking the view from the waist level to to top of the umbrellas. My point is that the folks walking or driving by might be drawn in, if they can actually SEE that people are eating at this location, and WHAT they are eating. Likewise the patrons might like like there are actually outside and not in a 'room' with no ceiling.
Sidewalk dining is far too rare in Jax. This is a chance to offer it, not to mention save the expense of that brick/plant partition .
Southbanker
June 04, 2009, 04:27:49 PMOh, so this is going to be a local restaurant? I assumed it was part of the Champps Americana chain (http://www.champps.com/).
JaxNative68
June 04, 2009, 04:38:42 PMa full time valet service + leasing parking in a nearby garage and associative insurance = $$$$$, which would get passed on the tenants by higher rents which = less tenants willing to rent here than the a few blocks away for less $$. There is a dollar threshold to all rental space that is directly connected to building amenities that can't be crossed. This site is flirting pretty strongly with that threshold. The developer might want to consider looking at the adjacent lot to the east . . . might be cheaper in the long run. But it’s easy for me to make suggestions when it’s not my money being spent.
JaxNative68
June 04, 2009, 04:53:02 PMvicupstate, knee or waste, we're only talking about +/- 12 inches. If the planting is transparent enough, it will achieve your goal. I agree with the lack of sidewalk dining in Jax, there definately needs to be more. Having the outdoor dining elevated so that your eye to eye instead of eye to crotch with the street pedestrians in a nice touch, not to mention you're also getting a site line above the cars. The planting, depending on the height and level of transparency, gives the dining area a better feeling of intimacy, but allows one to not feel boxed in, if you can see over it when standing or have a view (although partially obscured) through. It also helps filter the car noise and street dust and debris. With this economy, I'm willing to not make to may critiques of any new development that show progress.
nicktooch
June 04, 2009, 05:01:32 PMOh, so this is going to be a local restaurant? I assumed it was part of the Champps Americana chain (http://www.champps.com/).
yeh i think they were using the phrase "americana" like they would for anything from ruby tuesday's to cheesecake factory.
JaxNative68
June 04, 2009, 05:04:08 PMmore chain restaurants . . . just what Jacksonville needs . . . but then again we need jobs too.
vicupstate
June 04, 2009, 05:16:04 PMThe rendering makes the planting look like a boxwood hedge, something to deliberately block the view. People watching is a side activity while dining, so why make it impossible? Someone that didn't know there was a restaurant there, could walk by it and STILL not know there is a restaurant there. But if they can see people seated there with plates of food, that won't happen. Not to mention, maybe the pedestrian will like what they see on someone's plate.
If I were building something that requires attracting patrons, I would WANT to get suggestions for improvements that would increase the chance for success. Making a change now is cheap and easy, it won't be once the work is completed.
nicktooch
June 04, 2009, 05:18:50 PMwell "americana" doesn't necessarily mean "chain", just a variety of foods that mimic the american style of cooking. so could be national...could be local... could be good...or bad...lol
JaxNative68
June 04, 2009, 05:27:28 PMAnything is cheap and easy when you’re not paying for it, but dreams, hopes and aspiration are cheap. Hire me and I’ll be glad to design a great building for you.
By the way it looks like a grass type of plant to me; the sounds and smells should allude to a restaurant behind the semi-opaque grass wall. Besides, don’t take everything so personal. My intent is not to offend, just to think aloud and hopefully get people to think about their urban environment and how it affects them.