| Date |
Text |
| 2014-10-08 12:39:20 | PLANS AND PLATS REVIEW COMMITTEE (PPRC) ZONING REVIEW |
| | ___________________________________________ |
| | |
| | DATE OF REVIEW: 10.08.2014 |
| | PROJECT NO.: Z14090014 AND Z14090015 |
| | CASE NO.: PB 1628A & B |
| | ADDRESS: 1624 DOUGLASS AVENUE |
| | APPLICANT/CONTACT: JON SCHMIDT & JOSH NICHOLS |
| | TELEPHONE NO.: 561.684.6141 |
| | SCOPE OF REVIEW: NEW 120-UNIT MULTIFAMILY HOUSING |
| | DEVELOPMENT. |
| | ___________________________________________ |
| | |
| | PLEASE PROVIDE A WRITTEN RESPONSE TO THE FOLLOWING |
| | REVIEW COMMENTS: |
| | |
| | 1. THE COMMENTS PROVIDED HERE ARE FOR PURPOSES OF THE |
| | PLANS AND PLATS REVIEW COMMITTEE (PPRC). THESE DO NOT |
| | INCLUDE THE THOUGHTS AND CONCERNS THAT WERE EXPRESSED |
| | AT THE APPLICANT/STAFF MEETING THAT OCCURRED ON FRIDAY, |
| | OCTOBER 3, 2014. THOSE ITEMS THAT WERE DISCUSSED AT |
| | THAT TIME ARE STILL CONSIDERED A PART OF STAFF?S REVIEW |
| | OF THE PROJECT AND WILL BE FACTORED INTO ANY |
| | RECOMMENDATION THAT IS MADE. STAFF WOULD ENCOURAGE THAT |
| | AN ADDITIONAL APPLICANT/STAFF MEETING OCCUR IN THE VERY |
| | NEAR FUTURE TO FURTHER DISCUSS HOW THESE CONCERNS MAY |
| | BE ADDRESSED, POSSIBLE ALTERNATIVES, ETC. |
| | |
| | 2. PURSUANT TO SECTION 94-10 OF THE CITY?S CODE OF |
| | ORDINANCES, ?NO APPLICATIONS WILL BE PROCESSED BY THE |
| | CITY, AND NO REVIEWS WILL BE CONDUCTED BY THE CITY, |
| | UNTIL AN APPLICANT HAS FIRST SHOWN THAT THE APPLICANT |
| | IS NOT FINANCIALLY INDEBTED TO THE CITY FOR ANY REASON, |
| | INCLUDING, BUT NOT LIMITED TO, AD VALOREM PROPERTY |
| | TAXES, SPECIAL ASSESSMENTS, CITY UTILITY CHARGES, AND |
| | OTHER GOVERNMENT-IMPOSED LIENS.? ACCORDING TO CITY |
| | RECORDS, THERE ARE SEVERAL PROPERTIES THROUGHOUT THE |
| | CITY THAT ARE OWNED BY THE HOUSING AUTHORITY AND HAVE |
| | OUTSTANDING LIENS/FINES. |
| | |
| | 3. THE OVERALL SURVEY FOR DUNBAR VILLAGE IDENTIFIED THE |
| | 120 FOOT DEEP PARCEL ALONG TAMARIND AVENUE AS ?FUTURE |
| | COMMERCIAL?. PLEASE CLARIFY. THIS PARCEL IS ZONED FOR |
| | PROFESSIONAL OFFICE / RESIDENTIAL DEVELOPMENT. |
| | |
| | 4. UTILITY LETTERS SHALL BE PROVIDED FROM THE REMAINING |
| | UTILITY COMPANIES (AT&T, COMCAST, AND FPL). |
| | |
| | 5. PLEASE NOTE SPECIAL ATTENTION TO FPL AS THERE IS A |
| | BLANKET EASEMENT ACROSS THE PROPERTY IN WHICH THEY |
| | WOULD HAVE TO PROVIDE EASEMENT CONSENT TO ALL |
| | IMPROVEMENTS. ADDITIONALLY, JUST A REMINDER THAT |
| | SECTION 94-207(B)(5) REQUIRES THAT ALL UTILITIES WITHIN |
| | A PLANNED DEVELOPMENT BE LOCATED UNDERGROUND. |
| | |
| | 6. WHILE EXEMPT FROM TRAFFIC CONCURRENCY REQUIREMENTS, |
| | THE TRAFFIC IMPACT STUDY SHALL BE SUBMITTED TO PALM |
| | BEACH COUNTY TO BE INCORPORATED INTO THE TPS |
| | SYSTEM/MODEL. PLEASE PROVIDE A LETTER FROM THE COUNTY |
| | INDICATING SUCH. |
| | |
| | 7. FURTHER DISCUSSION NEEDS TO OCCUR AS TO HOW THE |
| | PLANNED DEVELOPMENT WILL BE APPROVED/REGULATED. THERE |
| | NEEDS TO BE CLARIFICATION AND DISCUSSION AS TO THE |
| | PROPOSED ?BUBBLE? MASTER PLAN, AN ADOPTED SITE PLAN, |
| | ETC. |
| | |
| | 8. WILL THE SILVER PALMS DEVELOPMENT BE SUBDIVIDED FROM |
| | THE REST OF THE DUNBAR VILLAGE PARCEL, OR IS IT |
| | PROPOSED TO REMAIN AS-IS? THE SITE PLAN IDENTIFIES |
| | PROPERTY LINES ON THE NORTH AND SOUTH SIDES OF SILVER |
| | PALM PLACE, WHICH CURRENTLY DO NOT EXIST. ADDITIONALLY, |
| | THE SITE PLAN IDENTIFIES A 40 FOOT RIGHT-OF-WAY ON THE |
| | SOUTH SIDE OF THE SILVER PALM PLACE DEVELOPMENT. IS |
| | THIS PROPOSED TO BE DEDICATED TO THE CITY AS |
| | RIGHT-OF-WAY? PLEASE ENSURE THE PLAN CLEARLY IDENTIFIES |
| | AND DISTINGUISHES THE DIFFERENCE BETWEEN PROPERTY |
| | LINES, PROPOSED EASEMENTS, ETC. |
| | |
| | 9. PLEASE INCLUDE IN YOUR JUSTIFICATION OR RESPONSE HOW |
| | THE PROJECT IS DESIGNED TO COMPLY WITH SECTION |
| | 94-222(E)(5) AND SECTION 94-222(G) REGARDING THE |
| | REQUIRED OPEN SPACE. |
| | |
| | 10. THE DEVELOPMENT REGULATIONS TABLE ON THE SITE PLAN |
| | DOES NOT CORRESPOND TO THE REQUIREMENTS OF THE CITY?S |
| | ZONING AND LAND DEVELOPMENT REGULATIONS (SETBACKS ARE |
| | INCORRECT, THERE IS NO DISTINCTION IN SETBACKS BETWEEN |
| | RESIDENTIAL AND NONRESIDENTIAL, ETC). ADDITIONALLY, |
| | THIS TABLE STATES THAT THE PROPOSED ZONING DISTRICT IS |
| | RPD WITH AN MF20 UNDERLYING; CURRENTLY THE PROPERTY HAS |
| | AN MF32 ZONING DESIGNATION. IS THE PROPOSAL TO DOWNZONE |
| | THE PROPERTY PRIOR TO ESTABLISHING THE RPD? PLEASE |
| | CLARIFY. |
| | |
| | 11. ARCHITECTURAL PLANS SHALL IDENTIFY BUILDING |
| | MATERIALS, INDICATING COMPLIANCE WITH SECTION |
| | 94-222(H)(1). |
| | |
| | 12. IN MANY LOCATIONS, THE LANDSCAPE PLANS REFERENCE |
| | THE ARCHITECTURAL PLANS FOR DETAILS (I.E. FENCING, |
| | FOCAL POINT, ETC.); HOWEVER, THESE DETAILS WERE NOT |
| | PROVIDED WITHIN THE ARCHITECTURAL PLANS. |
| | |
| | 13. THE PARKING DETAIL SHALL CONFORM TO THE CITY?S |
| | MINIMUM SPECIFICATIONS. PLEASE CONTACT ME FOR AN |
| | ELECTRONIC COPY. |
| | |
| | 14. PURSUANT TO SECTION 94-222(H)(4), ALL BUILDINGS |
| | SHALL HAVE THEIR PRINCIPAL PEDESTRIAN ENTRANCE(S), |
| | INCLUSIVE OF FLAT, STEPPED OR SLOPED WALKWAYS, ON THE |
| | FRONTAGE LINE, CONNECTING THE FRONT ENTRANCE OF THE |
| | PRIMARY STRUCTURES WITH THE STREET. |
| | |
| | 15. A DETAIL OR NOTE ON THE ARCHITECTURAL PLANS SHALL |
| | BE PROVIDED INDICATING COMPLIANCE WITH SECTION |
| | 94-222(H)(6) AND (7): |
| | |
| | (6). WINDOWS SHALL BE RECESSED A MINIMUM OF TWO INCHES |
| | FROM THE EXTERIOR FACE OF THE FACADE. |
| | (7). ALL WINDOWS SHALL BE OPERABLE. |
| | |
| | 16. PURSUANT TO SECTION 94-222(H)(10), SLIDING GLASS |
| | DOORS ARE NOT PERMITTED TO FACE THE STREET. THIS |
| | PROVISION SHALL ALSO BE APPLIED TO ALL NEW INTERNAL |
| | ?STREET? CONNECTIONS. |
| | |
| | 17. THE SITE PLAN INDICATES THAT THERE ARE 134 PARKING |
| | SPACES, BUT ONLY 132 APPEAR TO BE SHOWN ON THE PLAN |
| | [NOT INCLUDING ON-STREET PARKING ON DIVISION AVENUE (AS |
| | NOTED ON THE PLANS)]. |
| | |
| | 18. PLEASE PROVIDE PERCENTAGES FOR ALL SITE DATA (I.E. |
| | BUILDING COVERAGE, OPEN SPACE, LANDSCAPE AREA, ETC.). |
| | |
| | 19. BICYCLE PARKING SHALL BE EQUITABLY DIVIDED AMONGST |
| | THE VARIOUS ENTRANCES AND NOT CONSOLIDATED INTO ONE (1) |
| | LOCATION. |
| | |
| | 20. A DETAIL SHALL BE PROVIDED FOR THE BIKE RACK. THE |
| | DETAIL SHALL INCLUDE THE TYPE OF BIKE RACK, AS WELL AS |
| | A LAYOUT OF SPACING, ETC. THE BIKE RACK SHALL MEET THE |
| | CITY?S MINIMUM APPROVED DESIGN (CONTACT ME FOR A COPY). |
| | |
| | 21. SETBACKS SHALL BE MEASURED FROM THE PROPERTY LINE |
| | TO THE CLOSEST POINT OF THE STRUCTURE (INCLUDING |
| | SUPPORT COLUMNS FOR BALCONIES). |
| | |
| | 22. PURSUANT TO SECTION 94-77, THE MAXIMUM BUILDING |
| | HEIGHT IS THE GREATER OF 40 FEET OR TWO (2) FEET IN |
| | HEIGHT FOR EACH ONE (1) FOOT OF SETBACK FROM SIDE OR |
| | REAR LOT LINES. ACCORDING TO THE SITE PLAN, THE REAR |
| | SETBACK IS APPROXIMATELY 21 FEET, MEANING THAT THAT |
| | MAXIMUM BUILDING HEIGHT WOULD BE LIMITED TO 42 FEET. |
| | |
| | 23. WHAT IS LOCATED IN THAT AREA TO THE EAST AND WEST |
| | OF THE PROPOSED POOL? ARE THERE ADDITIONAL STRUCTURES |
| | PROPOSED? IF SO, DETAILS SHALL BE PROVIDED. |
| | |
| | 24. IDENTIFY THE LOCATIONS OF ALL FENCING ON THE SITE |
| | PLAN AND PROVIDE DETAILS ACCORDINGLY. |
| | |
| | 25. PLEASE IDENTIFY THE LOCATIONS OF ALL DUMPSTERS, |
| | RECYCLING, BINS, ETC. ALL DUMPSTERS SHALL BE SCREENED |
| | IN ACCORDANCE WITH SECTION 94-444(B). |
| | |
| | 26. PURSUANT TO SECTION 94-304(D)(2)1.B. AND C., EVERY |
| | SWIMMING POOL SHALL BE ENCLOSED BY A PERMANENT FENCE OR |
| | SIMILAR STRUCTURE WHICH IS INSTALLED TO OBSTRUCT ACCESS |
| | BY PERSONS OTHER THAN THE OWNERS OR OCCUPANTS OF THE |
| | RESIDENCE WITHIN WHICH A SWIMMING POOL IS LOCATED. |
| | BARRIERS OR FENCES SHALL BE AT LEAST FOUR FEET IN |
| | HEIGHT ABOVE GRADE. ACCESS TO AN ACCESSORY SWIMMING |
| | POOL MUST BE THROUGH A BUILDING OR THROUGH A |
| | SELF-CLOSING AND SELF-LATCHING GATE. |
| | |
| | 27. ARE THE SIDEWALKS ADJACENT TO THE PARKING RAISED |
| | ABOVE THE PARKING LOT, OR ARE THEY FLUSH WITH THE |
| | ASPHALT. IF THEY ARE RAISED, IT IS RECOMMENDED THAT ALL |
| | OF THE CURB LINES BE RELOCATED AND THAT THE WHEEL STOPS |
| | BE REMOVED. THE SPACE CAN BE 16 FEET IN LENGTH WITH A |
| | TWO (2) FOOT OVERHANG. PLEASE NOTE THAT SIDEWALKS MAY |
| | NEED TO BE WIDENED SO AS TO ALLOW CLEAR WIDTH OUTSIDE |
| | OF THE OVERHANG. PLEASE CONTACT ME FOR A GRAPHIC OR |
| | DISCUSS FURTHER. |
| | |
| | 28. WHERE IS MECHANICAL EQUIPMENT PROPOSED TO BE |
| | LOCATED? ALL MECHANICAL EQUIPMENT SHALL BE SCREENED |
| | FROM VIEW; IF ON THE GROUND, SCREENING SHALL CONSIST OF |
| | A SOLID OPAQUE FENCE/WALL AND SHRUBS/HEDGES PLANTED AT |
| | TWO (2) FOOT INTERVALS. |
| | |
| | 29. ALL GROUND FLOOR UNITS SHALL HAVE THEIR MAIN |
| | ENTRANCES FROM THE STREET. |
| | |
| | 30. IS ANY SIGNAGE PROPOSED? IF SO, IT SHALL BE |
| | IDENTIFIED ON THE SITE PLAN AND DETAILS SHALL BE |
| | PROVIDED REGARDING HEIGHT, AREA OF SIGNAGE, ETC. |
| | |
| | 31. PURSUANT TO SECTION 94-443(C)(3)A., TERMINAL |
| | LANDSCAPE ISLANDS SHALL BE A MINIMUM WIDTH OF FIVE (5) |
| | FEET AND SHALL EXTEND THE FULL LENGTH OF THE PARKING |
| | STALL. |
| | |
| | 32. PLEASE CLARIFY WHY A COCOPLUM HEDGE IS BEING |
| | PLANTED AROUND THE PERIMETER OF THE PROPERTY, EVEN |
| | SEPARATING SIDEWALKS ALONG THE STREET FROM THE INTERIOR |
| | OF THE SITE, ETC. THIS STYLE OF PLANTING FURTHER |
| | EMPHASIZES THE SEPARATION OF THE PROJECT FROM THE |
| | SURROUNDING AREA, ETC. |
| | |
| | 33. REQUIRED SHADE/FLOWERING TREES REQUIRE A CLEAR |
| | TRUNK OF AT LEAST FIVE (5) FEET. THERE ARE SEVERAL |
| | SPECIES LISTED WITH A CLEAR TRUNK OF ONLY FOUR (4) |
| | FEET. |
| | |
| | 34. ALL LANDSCAPING SHALL BE IRRIGATED WITH AN |
| | AUTOMATIC SYSTEM PROVIDE 120% COVERAGE. THE NOTES ON |
| | THE LANDSCAPE PLANS ONLY INDICATE 100% COVERAGE. |
| | |
| | 35. IT APPEARS THAT THERE ARE SEVERAL EXISTING TREES |
| | WITHIN THE AREA OF THE PROPOSED DEVELOPMENT. A TREE |
| | ALTERATION PERMIT SHALL BE PROVIDED ALONG WITH ALL OF |
| | THE REQUIRED MATERIALS FOR SUCH. MITIGATION SHALL BE |
| | DONE IN ACCORDANCE WITH SECTION 94-448. |
| | |
| | 36. ARE THE PROPOSED LIVE OAKS ALONG DIVISION AVENUE A |
| | SUFFICIENT DISTANCE AWAY THAT THEY WILL NOT BE IN |
| | CONFLICT WITH THE EXISTING/PROPOSED OVERHEAD LINES? |
| | |
| | 37. A PHOTOMETRIC PLAN SHALL BE PROVIDED SHOWING THE |
| | LOCATION, HEIGHT, AND ILLUMINATION OF ALL OUTDOOR |
| | LIGHTING. |
| | |
| | 38. INDICATE THE LOCATION OF EXISTING AND PROPOSED FIRE |
| | HYDRANTS LOCATED WITHIN 250 FEET OF THE PROPOSED |
| | STRUCTURES. |
| | ___________________________________________ |
| | |
| | PLEASE NOTE THE FOLLOWING WHEN RESUBMITTING: |
| | |
| | A) WRITTEN RESPONSES TO COMMENTS MADE BY ALL |
| | DEPARTMENTS SHALL BE PROVIDED UPON RESUBMISSION. |
| | |
| | B) 15 SETS OF REVISED PLANS AND/OR DOCUMENTS SHALL BE |
| | PROVIDED, ALONG WITH ONE (1) REDUCED COPY (11IN X |
| | 17IN), AND AN ELECTRONIC COPY OF ALL PLANS. |
| | |
| | C) PLEASE NOTE THAT RE-SUBMITTALS MAY BE SUBJECT TO |
| | ADDITIONAL COMMENTS. |
| | |
| | D) IF NO RESPONSE IS RECEIVED WITHIN 60 DAYS OF THE |
| | ISSUANCE OF THESE COMMENTS, THE APPLICATION WILL BE |
| | CONSIDERED WITHDRAWN AND ANY FURTHER ACTION WILL |
| | REQUIRE SUBMISSION OF A NEW DEVELOPMENT APPLICATION. |
| | |
| | E) PLEASE NOTE THAT YOU WILL BE PERMITTED ONE (1) |
| | RESUBMITTAL AT NO ADDITIONAL COST. IF PREVIOUSLY-ISSUED |
| | COMMENTS CONTINUE TO NOT BE SUFFICIENTLY ADDRESSED, THE |
| | APPLICANT WILL BE ACCESSED A RESUBMITTAL FEE. SUCH FEE |
| | WILL BE 20% OF THE ORIGINAL APPLICATION FEE. |
| | ___________________________________________ |
| | |
| | QUESTIONS/COMMENTS, PLEASE CONTACT THE FOLLOWING: |
| | |
| | JOHN ROACH, PRINCIPAL PLANNER |
| | CITY OF WEST PALM BEACH |
| | DEVELOPMENT SERVICES DEPARTMENT ? PLANNING DIVISION |
| | 401 CLEMATIS STREET - P.O. BOX 3147 |
| | WEST PALM BEACH, FLORIDA 33402 |
| | |
| | PHONE: 561.822.1448 |
| | FAX: 561.822.1460 |
| | |
| | EMAIL: [email protected] |
| | |
| | WWW.WPB.ORG |
| | |
| | |
| |
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