Plan Review Notes
Plan Review Notes For Project Z17030019
Project Number Z17030019
Review Stop Z
Sequence Number 2
Notes
Date Text
2017-07-11 11:52:03VARIANCE REQUESTED:
  
 1.) A VARIANCE FROM ZLDR S. 94-209(2)(J)(1)(M), WHICH
 REQUIRES A MINIMUM DWELLING UNIT SIZE OF 550 SQ. FT.
 AND A CUMULATIVE AVERAGE OF 800 SQ. FT. FOR ALL
 DWELLING UNITS, TO ALLOW FOR A MINIMUM DWELLING UNIT
 SIZE OF 502 SQ. FT. AND A CUMULATIVE AVERAGE OF 680 SQ.
 FT., SHALL BE APPROVED BY THE ZONING BOARD OF APPEALS
 (ZBA) PRIOR TO THE APPROVAL OF THE SITE PLAN.
  
 2.) A VARIANCE FROM ZLDR S.94-215(H)(2), WHICH REQUIRES
 A MINIMUM BUILDING SETBACK OF 10 FT., TO ALLOW A 0 FT.
 SETBACK ON 27TH STREET (SECONDARY A), MUST BE GRANTED
 BY THE ZBA PRIOR TO THE APPROVAL OF THE SITE PLAN.
  
  
 GENERAL COMMENTS:
  
 1.) THE SITE PLAN MUST BE TECHNICALLY SOUND PRIOR TO
 SCHEDULING FOR THE ZONING BOARD OF APPEALS (ZBA). THE
 REVISED SITE PLAN IS FURTHER OUT OF COMPLIANCE WITH THE
 ZONING AND LAND DEVELOPMENT REGULATIONS. THESE ISSUES
 MUST BE ADDRESSED AND/OR ADDITIONAL VARIANCES/WAIVERS
 WILL NEED TO BE REQUESTED AS PART OF THE ZBA
 APPLICATION.
  
 2.) RESPONSES TO THE PPRC'S COMMENTS SHALL BE PROVIDED
 WITH THE RESUBMITTAL.
  
 3.) JUSTIFICATION LETTER MUST CLEARLY SPECIFY THE
 PROPOSED USE FOR THE PROPERTY (I.E. WILL THE RESIDENTS
 BE UNDER THE SUPERVISION OF DOCTORS AND/OR NURSES? WHAT
 ARE THE OFFICE ON THE GROUND FLOOR FOR? ARE THESE
 OFFICES OPEN TO THE PUBLIC, ETC.). THE GROUND LEASE
 AGREEMENT PROVIDED WITH THE ORIGINAL SUBMITTAL
 INDICATES THAT THE PROJECT WILL ALSO PROVIDE "MENTAL
 HEALTH SERVICES TO RESIDENTS." STAFF MUST DETERMINE IF
 THIS PROPOSED PROJECT IS A SINGLE USE OR A MIXED USE
 PROJECT.
  
 4.) PLEASE NOTE THAT IF THE OFFICES ON THE FIRST FLOOR
 WILL BE USED TO PROVIDE TREATMENT FOR THE RESIDENTS OF
 THE APARTMENT ONLY, THEN THE USE WILL BE CONSIDERED A
 GROUP HOME AND WILL REQUIRE A CLASS B SPECIAL USE
 PERMIT; HOWEVER, IF THE OFFICES ARE OPEN TO THE GENERAL
 PUBLIC, THEN THE USE WILL BE CONSIDERED A MIX USE
 PROJECT. THEREFORE, IT IS IMPORTANT TO CLARIFY THE
 SPECIFIC USE.
  
 5.) A RE-PLAT OF THE PROPERTY IS REQUIRED.
  
 6.) PROVIDE A LETTER FROM THE PALM BEACH COUNTY TRAFFIC
 DIVISION STATING THAT THE PROJECT COMPLIES WITH THE
 TRAFFIC PERFORMANCE STANDARDS (TPS) OF THE COUNTY.
  
 7.) PROVIDE A LETTER FROM THE SCHOOL DISTRICT OF PALM
 BEACH COUNTY INDICATING THAT THE PROJECT MEETS SCHOOL
 CAPACITY STANDARDS.
  
  
 SITE PLAN/ARCHITECTURAL COMMENTS:
  
 1.) SCALE SEEMS TO BE INCORRECT; THE DIMENSIONS ARE
 INACCURATE WHEN MEASURED. PLEASE ADDRESS.
  
 2.) PROVIDE INFORMATION ON THE TOTAL AMOUNT OF OFFICE
 SQUARE FOOTAGE IN THE SITE DATA TABULAR ON SHEET G-2.
 THE AMOUNT OF OFFICE SQUARE FOOTAGE WILL DETERMINE THE
 REQUIREMENT FOR A LOADING ZONE WHICH MUST BE CLEARLY
 PROVIDED IN THE DATA.
  
 3.) PLEASE MAKE THE FOLLOWING CORRECTIONS IN THE SITE
 DATA TABULAR ON SHEET G-2: CLEARLY STATE THE NUMBER OF
 DWELLING UNITS PROPOSED FOR THE PROJECT (36 UNITS);
 CLEARLY STATE THE SQUARE FOOTAGE OF THE OFFICE
 COMPONENT; CHECK ACCURACY OF THE NET LOT AREA AND THE
 PROVIDED MINIMUM LOT AREA. THE NUMBERS SHOULD BE
 CONSISTENT WITH THE INFORMATION PROVIDED IN THE
 SURVEY/PLAT; CHECK THE BUILDING HEIGHT. THE MAXIMUM
 HEIGHT OF THE BUILDING SHALL BE MEASURED AT THE TALLEST
 POINT OF THE BUILDING. THE HEIGHT OF 42'-8" IS NOT
 ACCURATE; THE PARCEL WIDTH PROVIDED IS 92.67 FT. (NOT
 100 FT.); THE PARCEL DEPTH PROVIDED IS 312 FT. (NOT 300
 FT.); CHECK INTERIOR SIDE SETBACK PROVIDED. THE
 INTERIOR SIDE SETBACK DOES NOT SEEM TO BE 20'-8";
 PROVIDE IMPERVIOUS SURFACE REQUIREMENTS AND
 CALCULATIONS; CHECK PERVIOUS SURFACE CALCULATIONS;
 CLEARLY PROVIDE THE PARKING REQUIREMENTS. PARKING
 REQUIREMENT FOR THE OFFICE USE MUST ALSO BE INCLUDED IN
 THE CALCULATIONS; PROVIDE BICYCLE PARKING CALCULATIONS.
  
 4.) EXTEND THE WIDTH OF THE CROSSWALK ON POINSETTIA
 AVENUE SO THAT THE CROSSWALK LINES UP WITH THE
 SIDEWALK.
  
 5.) PER ZLDR S.94-209 2.(D)(2), THE CROSSWALKS ON BOTH
 27TH STREET AND POINSETTIA AVENUE SHALL BE LIGHTED FOR
 SAFETY AND SHALL REQUIRE A CHANGE IN TACTILE SURFACE
 TEXTURE. PLEASE DEMONSTRATE COMPLIANCE AND PROVIDE
 INFORMATION ON THE SURFACE TEXTURE OF THE CROSSWALK.
  
 6.) THE STRIPING DETAILS IN SHEET A-0.2 SHALL COMPLY
 WITH THE DIMENSIONS PROVIDED IN THE STALL PAINTING
 DETAIL IN ZLDR S.94-485(J). THE DETAIL PROVIDED IN
 SHEET A-0.2 INDICATES THAT THE STRIPING IS WIDER THAN
 NECESSARY AND THE EXCESS SPACE COULD BE UTILIZED TO
 PROVIDE ADDITIONAL GREEN SPACE FOR THE TERMINAL
 ISLANDS.
  
 7.) WHEEL STOPS CANNOT BE UTILIZED FOR COMPACT PARKING
 STALLS THAT ARE ONLY 16 FT. DEEP. CONSIDER A 2 FT. CURB
 OVERHANG INTO THE LANDSCAPE AREA OR PROVIDE PARKING
 STALLS THAT ARE 18 FT. DEEP WITH A WHEEL STOP.
  
 8.) ONLY 25 PERCENT OF THE TOTAL NUMBER OF PARKING
 SPACES MAY BE DESIGNATED FOR SMALL CAR USE (COMPACT
 PARKING STALLS). [ZLDR S.94-485(N)(1)]
  
 9.) EACH ROW OF PARKING SPACES SHALL BE TERMINATED BY
 LANDSCAPED ISLANDS OF NOT LESS THAN 5 FT. IN WIDTH
 (FROM THE INSIDE OF THE CURB). THE PARKING AREA DOES
 NOT MEET THIS MINIMUM REQUIREMENT. PLEASE ADDRESS.
 [ZLDR S.94-443(C)(3)]
  
 10.) ONE INTERIOR LANDSCAPE ISLAND SHALL BE REQUIRED
 FOR EVERY TEN (10) PARKING SPACES IN A ROW. INTERIOR
 LANDSCAPE ISLANDS SHALL BE AT LEAST 5 FT. WIDE MEASURED
 FROM THE INSIDE OF THE CURB AND SHALL CONTAIN AT LEAST
 ONE (1) SHADE OR FLOWERING TREE PER ROW OF PARKING. THE
 PARKING AREA DOES NOT MEET THIS MINIMUM REQUIREMENT.
 PLEASE ADDRESS. [ZLDR S.94-443(C)(3)]
  
 11.) THE DETAILS ON SHEET A-0.2 INDICATE THE USE OF A
 HANDICAP SIGN ON A POST; HOWEVER, IT IS NOT CLEAR TO
 WHERE THE SIGN WILL BE PLACED. PLEASE SHOW IN THE SITE
 PLAN WHERE THE SIGN WILL BE LOCATED.
  
 12.) BICYCLE PARKING IS REQUIRED PURSUANT TO ZLDR
 S.94-209 2.(N). PLEASE ILLUSTRATE THE LOCATION OF THE
 BICYCLE PARKING. BICYCLE PARKING IS REQUIRED FOR THE
 RESIDENTIAL AND OFFICE COMPONENT FOR THE PROJECT.
  
 13.) ON-STREET PARKING DIRECTLY AND WHOLLY ABUTTING THE
 SUBJECT PROPERTY MAY BE COUNTED TOWARDS THE PARKING
 REQUIREMENT. THIS SHOULD BE CONSIDERED SINCE THE DESIGN
 OF THE PARKING AREA IS INADEQUATE AND FAILS TO MEET THE
 MINIMUM REQUIREMENTS OF THE ZLDRS (I.E. ADEQUATE BACK
 OUT FOR VEHICLES, INSUFFICIENT SPACE PROVIDED TO OPEN
 DOORS, REQUIRED TERMINAL/LANDSCAPE ISLANDS, ETC.).
 [ZLDR S.94-485(B)(2)]
  
 14.) PLEASE PROVIDE DIMENSION AT THE ENTRANCE/EXIT ON
 27TH STREET. THE ENTRANCE/EXIT SHALL NOT EXCEED 24 FT.
 MAXIMUM. [ZLDR S.94-209 2.(E)(2)]
  
 15.) THE REQUIRED MINIMUM 5 FT. WIDE LANDSCAPE BUFFER
 STRIP ALONG THE SIDE AND REAR PROPERTY LINES SHALL BE
 MEASURED FROM THE INSIDE OF THE CURB (NOT OUTSIDE). THE
 BUFFER STRIP CURRENTLY DOES NOT MEET THIS MINIMUM
 REQUIREMENT. PLEASE ADDRESS. [ZLDR S.94-209 2.(F)]
  
 16.) STREET TREES ARE REQUIRED AND SHALL BE SPACED AT A
 MAXIMUM OF 30 FT. ON CENTER. [ZLDR S.94-209 2.(F)(2)]
  
 17.) A LANDSCAPE PLAN WAS NOT INCLUDED AS PART OF THE
 SUBMITTAL; THEREFORE, A FORMAL REVIEW OF THE LANDSCAPE
 REQUIREMENTS COULD NOT BE COMPLETED.
  
 18.) WILL THERE BE ANY SITE LIGHTING? IF SO, PLEASE
 PROVIDE A PHOTOMETRIC PLAN.
  
 19.) LIGHT POLES SHALL COMPLY WITH THE FOLLOWING
 STANDARDS PER ZLDR S.94-209 2.(I): LIGHT POLE FIXTURES
 SHALL NOT EXCEED AN OVERALL HEIGHT OF 17.5 FT. ABOVE
 GRADE; NO COBRA HEAD LIGHTS ARE PERMITTED; ALL LIGHTING
 SHALL BE LED OR LIGHT-EMITTING DIODE; ALL LIGHTING
 SHALL BE WEATHER AND VANDAL RESISTANT (I.E. RESISTANT
 TO GRAFFITI, SHATTERING, ETC.)
  
 20.) THE COLONNADE SHALL BE GUTTERED, AND DRAINAGE
 SHALL BE DEPOSITED ON SITE. [ZLDR S.94-209 2.(J)]
  
 21.) IF THE GROUND FLOOR OFFICES ARE CONSIDERED AN
 ACTIVE USE, THEN THESE OFFICES SHALL COMPLY WITH THE
 ACTIVE USE STANDARDS OF ZLDR S.94-209 2.(J), INCLUDING,
 BUT NOT LIMITED TO: MUST HAVE A TRANSPARENT CLEAR
 GLAZED AREA OF NOT LESS THAN 70 PERCENT OF THE FACADE
 AREA. PROVIDE CALCULATIONS; GROUND FLOOR WINDOW SILLS
 SHALL BE PLACED AT A MAXIMUM HEIGHT OF 24 INCHES ABOVE
 GRADE. PROVIDE ILLUSTRATIONS WITH DIMENSIONS.
  
 22.) ACTIVE USE LINER MUST HAVE A MINIMUM DEPTH OF 20
 FT. THE DEPTH OF THE CURRENT ACTIVE LINER USE SEEMS TO
 FALL SHORT OF THIS MINIMUM REQUIREMENT. ALSO, PLEASE
 PROVIDE DIMENSIONS. [ZLDR S.94-209 2.(J)]
  
 23.) PROVIDE DIMENSIONS TO DEMONSTRATE THAT THE
 COLONNADE COLUMN SPACING, WINDOWS AND DOORS ARE
 PROPORTIONED SUCH THAT THE HEIGHT OF EACH OPENING IS
 GREATER THAN ITS WIDTH. [ZLDR S.94-209 2.(J)(1)]
  
 24.) ARE THE INDIVIDUAL UNITS EQUIPPED WITH KITCHENS
 AND BATHROOMS? IF SO, PLEASE ILLUSTRATE IN THE FLOOR
 PLAN.
  
 25.) HOW DO THE RESIDENTS GET ACCESS TO THE GYM? THERE
 DOES NOT SEEM TO BE AN OPENING TO THE GYM ROOM. PLEASE
 ADDRESS.
  
 26.) THE SITE PLAN REFERENCES A 10 FT. WIDE ARCADE;
 HOWEVER, THE DESIGN INDICATES THAT IT IS A COLONNADE.
 PLEASE CORRECT.
  
 27.) COLONNADE COLUMN SPACING, WINDOWS AND DOORS SHALL
 BE PROPORTIONED SUCH THAT THE HEIGHT OF EACH OPENING IS
 GREATER THAN ITS WIDTH. [ZLDR S.94-209 2.(J)]
  
 28.) THE COLONNADE SHALL HAVE A MINIMUM 10 FT. VERTICAL
 CLEARANCE FROM THE SIDEWALK. [ZLDR S.94-209 2.(J)]
  
 29.) THE BALCONIES SHALL NOT PROJECT MORE THAN 4 FT. OF
 THE BACK OF CURB. PLEASE PROVIDE DIMENSIONS TO
 DEMONSTRATE COMPLIANCE. [ZLDR S.94-209 2.(J)(3)]
  
 30.) THE REQUIRED BUILDING FRONTAGE ALONG POINSETTIA
 AVENUE AND 27TH STREET IS 80 PERCENT. PLEASE PROVIDE
 CALCULATIONS TO DEMONSTRATE COMPLIANCE. [ZLDR
 S.94-215(H)]
  
 31.) THE COLONNADE SHALL MEET THE BUILDING SETBACK
 REQUIREMENT IF THE PORTION OF THE COLONNADE IS TO BE
 CONSIDERED PART OF THE BUILDING FRONTAGE, AND SHALL
 CONTAIN ACTIVE USE. [ZLDR S.94-215(O)]
  
 32.) THE MINIMUM OPEN SPACE REQUIREMENT FOR THE PROJECT
 IS 10 PERCENT. PLEASE PROVIDE CALCULATIONS TO
 DEMONSTRATE COMPLIANCE. [ZLDR S.94-215(J)]
  
  
 INSTRUCTIONS FOR RESUBMITTAL:
  
 * PLEASE PROVIDE RESPONSES TO REVIEW COMMENTS IN
 WRITTEN FORMAT.
  
 * WHEN RESUBMITTING, PLEASE PROVIDE A MINIMUM OF SIX
 (6) PAPER COPIES, ONE (1) REDUCED COPY IN 8.5 INCHES X
 11 INCHES AND ONE (1) SET IN 11 INCHES X 17 INCHES, AND
 AN ELECTRONIC COPY OF ALL PLANS. PLEASE NOTE THAT
 CHANGES ON THE RESUBMITTED PLANS MAY RESULT IN
 ADDITIONAL COMMENTS.
  
 * 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 ASSESSED A RESUBMITTAL FEE. SUCH FEE
 WILL BE 20 PERCENT OF THE ORIGINAL APPLICATION FEE.
  
 * CONTACT LINDA LOUIE @ (561) 822-1458 IF THERE ARE
 QUESTIONS.
  
  
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