Plan Review Notes
Plan Review Notes For Project Z21050015
Project Number Z21050015
Review Stop Z
Sequence Number 1
Notes
Date Text
2021-06-03 11:51:56CASE NO. PB 1857B
 FLAGLER TOWERS
 1315 SOUTH FLAGLER DRIVE
  
 - CONTACT ERIC SCHNEIDER @ (561) 822-1446,
 [email protected]
  
 - PLEASE PROVIDE RESPONSES TO REVIEW COMMENTS IN
 WRITTEN FORMAT.
  
 - WHEN RESUBMITTING, PLEASE PROVIDE A MINIMUM OF THREE
 (3) PAPER COPIES AND AN ELECTRONIC COPY IN .PNG FORMAT
 OF ALL PLANS. PLEASE NOTE THAT CHANGES ON THE
 RESUBMITTED PLANS OR THE SUBMITTAL OF INFORMATION/PLANS
 TO ADDRESS THE COMMENTS MAY RESULT IN ADDITIONAL
 COMMENTS.
  
 - THE PPRC COMMENTS SHALL BE SUFFICIENTLY ADDRESSED AND
 SUBMITTED TO THE PLANNING DIVISION BY 5 PM ON FRIDAY,
 JUNE 25, 2021, TO BE ELIGIBLE TO BE SCHEDULED FOR THE
 AUGUST 17, 2021 PLANNING BOARD MEETING.
  
 - PLEASE NOTE THAT IF THE PLANNING DIVISION HAS NOT
 RECEIVED A RESPONSE TO THE PPRC COMMENTS WITHIN 60 DAYS
 FROM THE DATE OF THE PPRC MEETING (BY AUGUST 10, 2021),
 THE PLANNING DIVISION MAY NOTIFY THE APPLICANT THAT THE
 CASE IS CONSIDERED WITHDRAWN. ANY FURTHER ACTION SHALL
 REQUIRE A NEW DEVELOPMENT APPLICATION.
  
 - 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% OF THE ORIGINAL APPLICATION FEE ($600).
  
 - PUBLIC HEARING NOTIFICATION SIGNAGE SHALL BE POSTED
 IN ACCORDANCE WITH THE REQUIREMENTS OF SECTION
 94-39(I)(5) OF THE ZONING AND LAND DEVELOPMENT
 REGULATIONS.
  
 1) THANK YOU FOR PROVIDING THE TRAFFIC STUDY THAT
 STATES THAT THE PROJECT DOES NOT GENERATE A SIGNIFICANT
 IMPACT. HOWEVER, YOU ARE STILL REQUIRED TO PROVIDE A
 PALM BEACH COUNTY TPS APPROVAL LETTER.
  
 2) THE SITE PLAN SHOWS A SIDEWALK AND WALKWAYS TO THE
 TOWNHOUSE UNITS BEING INSTALLED ON THE CITY OWNED
 PARCEL SOUTH OF THE PROJECT. THE PARCEL IS SUBJECT TO A
 DEED RESTRICTION THAT REQUIRES THE NORTON GALLERY AND
 SCHOOL OF ART, INC., TO BE NOTIFIED OF PROPOSED CHANGES
 TO THE PARCEL AND NOT OBJECT TO THE CHANGES. ONCE THE
 FULL SCOPE OF CHANGES TO THE PARCEL ARE FINALIZED
 BETWEEN THE APPLICANT AND STAFF, IT IS YOUR
 RESPONSIBILITY TO PROVIDE WRITTEN CONSENT FROM THE
 NORTON GALLERY AND SCHOOL OF ART, INC., TO THE CITY.
 THE SIDEWALK MUST BE A MINIMUM OF 10 FEET IN WIDTH AND
 IT WILL BE THE FLAGLER TOWERS MAINTENANCE
 RESPONSIBILITY. THERE WILL BE EASEMENTS AND OTHER
 AGREEMENTS REQUIRED FOR THE INSTALLATION OF ANY
 IMPROVEMENTS ON CITY PROPERTY.
  
 3) FPL EASEMENT WHICH BISECTS THE PROPOSED BUILDING
 LOCATION WILL NEED TO BE RELEASED BY FPL AND ALL
 OVERHEAD LINES MUST BE REMOVED. ANY NEW UTILITY LINES
 MUST BE RELOCATED UNDERGROUND.
  
 4) YOU ARE REQUIRED TO SUBMIT THE FFA APPROVAL FOR THE
 PROPOSED TOWER PRIOR TO SCHEDULING THIS CASE FOR
 PLANNING BOARD.
  
 5) PROVIDE THE LEGAL DESCRIPTION IN WORD FORMAT.
  
 6) STAFF WILL NOT SUPPORT A BUILDING IN EXCESS OF 300
 FEET IN HEIGHT. THE PROPOSED 356-FOOT TALL TOWERS DO
 NOT CONTINUE THE PATTERN OF BUILDINGS TRANSITIONING
 DOWN IN HEIGHT AS THEY MOVE SOUTH ALONG SOUTH FLAGLER
 DRIVE AND SOUTH OLIVE AVENUE TOWARD THE EXISTING LOWER
 SCALE RESIDENTIAL NEIGHBORHOODS.
  
 7) SHEET C-300 SHOWS THE SAME AT&T LINE AS REMAINING
 AND BEING REMOVED. ALL PLANS MUST SHOW THE SAME
 ACCURATE CONDITIONS.
  
 BUILDING PLACEMENT
  
 8) BASED ON THE BUILDING DESIGN, YOU ARE SHOWING A
 ZERO-FOOT NORTH SETBACK FOR THE GROUND LEVEL. PLACING
 DIRT AND A RETAINING WALL BETWEEN THE ABOVE GRADE LEVEL
 OF PARKING AND THE PROPERTY LINE TO THE NORTH DOES NOT
 MAKE THAT LEVEL OF BUILDING DISAPPEAR FOR THE PURPOSES
 OF SETBACKS. STAFF DOES NOT CURRENTLY SUPPORT THIS
 DESIGN BASED ON THE WAIVERS THAT IT REQUIRES.
  
 9) THE BUILDING SETBACK ALONG SOUTH FLAGLER DRIVE DOES
 NOT COMPLY WITH THE THEME THAT HAS BEEN ESTABLISHED BY
 PRIOR PROJECTS TO SET THE BUILDINGS BACK AND CREATE AN
 ENHANCED VISUAL OPEN SPACE ALONG SOUTH FLAGLER DRIVE.
 NOT ONLY IS THE BUILDING NOT SET BACK APPROPRIATELY,
 BUT THE OUTSIDE STAIRWAYS FROM THE TERRACES ENCROACH
 INTO THE MINIMUM 25-FOOT FRONT SETBACK REQUIRED IF THIS
 WAS AN MF32 ZONING BASED PROJECT NOT LOCATED ALONG
 SOUTH FLAGLER DRIVE.
  
 10) THE TERRACE, WHILE NOT SHOWING AN EXACT SETBACK
 DIMENSION ON THE PLANS, APPEARS TO BE APPROXIMATELY 25
 FEET FROM SOUTH FLAGLER DRIVE. THE TERRACE WALL EXTENDS
 OVER EIGHT (8) FEET ABOVE THE SIDEWALK GRADE AND THUS
 DOES NOT CREATE AN ENHANCEMENT FOR SOUTH FLAGLER DRIVE.
 THE FIRST LEVEL OF THE TOWNHOUSE UNITS WILL NOT BE
 VISIBLE TO A PEDESTRIAN.
  
 11) THE SOUTH PORTION OF THE BUILDING (BEHIND THE
 FOUNTAIN) IS A STAIRCASE TO UP TO THE AMENITY DECK,
 WHICH, UNLESS OPEN TO THE PUBLIC, IS ANOTHER SECTION OF
 THE BUILDING BROUGHT CLOSE TO SOUTH FLAGLER DRIVE WHICH
 PROVIDES NO ACTIVE USE INTERACTION.
  
 12) STAFF DOES NOT OPPOSE THE PODIUM SETBACK OF 15 FEET
 ALONG THE SOUTH PROPERTY LINE; HOWEVER, MORE DETAIL ON
 THE INTERACTION BETWEEN THE TOWNHOUSES AND THE PROPOSED
 SIDEWALK IS REQUIRED. THE RENDERINGS SEEM TO INDICATE
 THAT THE SOUTHEAST CORNER OF THE SITE WILL HAVE A HIGH
 RETAINING WALL AT THE CORNER, WHICH DOES NOT FOSTER ANY
 PERCEIVED INTERACTION WITH THE SITE. THE ADDITIONAL
 DETAILING NEEDS TO SHOW THE ELEVATIONS BETWEEN THE
 PROPOSED SIDEWALK AND THE ENTRY GARDENS.
  
 13) STAFF DOES NOT SUPPORT THE WESTERN TOWER BUILT TO
 THE 15-FOOT PODIUM LINE. THE JUSTIFICATION STATEMENT
 GOES TO GREAT LENGTHS TO STATE HOW THE DESIGN OF THE
 PODIUM AND THE TOWER POSITIONING LESSONS THE IMPACT OF
 THE MASS OF THE BUILDING. STAFF HAS ACCEPTED THIS IN
 THE PAST ONLY WHEN THE TOWER IS SETBACK FROM THE EDGE
 OF THE PODIUM. BUILDING A 20 PLUS STORY TOWER 15 FEET
 FROM A PROPERTY LINE ACCENTUATES THE SIZE OF THE
 BUILDING.
  
 14) THE NORTH/SOUTH PORTION OF CURRIE CRESCENT IS A
 FRONT PROPERTY LINE, WHICH REQUIRES A 25-FOOT, NOT
 10-FOOT SETBACK. NOTE: THIS IS NOT A FENCE HEIGHT
 WAIVER FOR THE WALL, SINCE THE WALL IS THE BUILDING
 WALL THAT ENCROACHES INTO THE SETBACK.
  
 15) THE EAST/WEST PORTION OF CURRIE CRESCENT IS A SIDE
 PROPERTY LINE SO IT MUST MEET THE ONE-FOOT SETBACK FOR
 EACH TWO FEET IN HEIGHT REQUIREMENT. THIS SECTION IS
 NOT COVERED IN YOUR WAIVER REQUEST.
  
 16) SHEET G-201 SHOWS THE BAY WINDOWS BEING 18 INCHES
 DEEP. PLEASE EXPLAIN WHY THE WAIVER REQUEST IS FOR 36
 INCHES.
  
 17) SHEET G-201 SHOWS THE BALCONY BEING 3 FEET 8 INCHES
 DEEP. PLEASE EXPLAIN WHY THE WAIVER REQUEST IS FOR 5
 FEET.
  
 18) STAFF DOES NOT OBJECT TO THE CAFE AWNINGS
 ENCROACHING 7 FEET INTO THE WESTERN SETBACK OVER THE
 ENTRANCES TO THE CAFE FROM THE OUTDOOR SEATING.
  
 19) STAFF IS NOT PREPARED TO SUPPORT A 12-FOOT CANOPY
 ENCROACHMENT INTO THE WEST SETBACK. THERE HAS BEEN
 INADEQUATE JUSTIFICATION PROVIDED AS TO WHY SUCH A DEEP
 CANOPY IS REQUIRED AT THIS ENTRANCE.
  
 20) STAFF DOES NOT SUPPORT THE 12-FOOT CANOPY
 ENCROACHMENT INTO THE SOUTH SETBACK. THE BUILDING
 SETBACK IS ALREADY BEING REQUESTED TO BE REDUCED HAS
 ALREADY BEEN REDUCED BY OVER 150 FEET. ENCROACHING
 FURTHER INTO THE SETBACK IS NOT JUSTIFIED FOR THE
 CANOPY. ADDITIONALLY, A 12-FOOT AWNING ENCROACHES INTO
 THE REQUIRED LANDSCAPE BUFFER WHERE THE PROPOSED OAK
 TREE IS LOCATED.
  
 21) PROVIDE THE SETBACK DIMENSIONS OF THE PODIUM
 (INCLUDING THE AMENITIES LEVEL) AND THE TWO TOWERS.
 THIS IS THE METHODOLOGY USED ON THE NEARBY TOWERS TO
 ESTABLISH THE BUILDING SETBACKS.
  
 22) THE SITE OPEN SPACE IS INCORRECTLY CALCULATED. THE
 AREAS SUCH AS THE MOTOR COURT AND THE DRIVE WHERE IT IS
 ABOVE THE FIRST LEVEL OF THE BUILDING IS NOT OPEN SPACE
 IT IS A BUILDING ROOF.
  
 ELEVATIONS
  
 23) PROVIDE THE ELEVATION HEIGHTS OF ALL THE FEATURES
 ON THE AMENITY DECK AND THE LEVEL 5 PLANS FOR THE ROOF.
  
 24) PROVIDE THE ELEVATION HEIGHT OF THE ROOF TOP
 MECHANICAL EQUIPMENT AND COOLING TOWER.
  
 25) PROVIDE ELEVATION HEIGHTS FOR THE VARIOUS FEATURES
 ALONG THE SOUTH FLAGLER DRIVE FRONTAGE.
  
 PARKING
  
 26) PLEASE PROVIDE HOW THE PARKING SPACES WILL BE
 ASSIGNED IN THE BUILDING. THERE ARE SEVERAL PRIVATE
 GARAGES WHICH INCLUDE THREE CAR SPACES. GIVEN THAT THE
 PARKING TABLE (PRIOR TO ANY OF THE FOLLOWING COMMENTS
 BEING ADDRESSED) SHOWS THAT THERE IS ONLY ONE EXTRA
 PARKING SPACE, ASSIGNING MULTIPLE UNITS MORE THAN TWO
 PARKING SPACES DOES NOT PERMIT THE OTHER UNITS TO HAVE
 THE REQUIRED TWO PARKING SPACES.
  
 27) IS THERE A VALET? PROVIDE THE VALET PLAN. PLEASE
 NOTE THAT VALETS ARE NOT PERMITTED TO USE THE PUBLIC
 RIGHTS-OF-WAY FOR MANEUVERING.
  
 28) HOW DOES A RESTAURANT/CAFE PARKING CUSTOMER OR A
 GUEST KNOW WHICH PARKING ENTRANCE TO USE?
  
 29) WHERE ARE THE RESTAURANT/CAFE PARKING AND GUEST
 PARKING SPACES. THESE NEED TO BE DESIGNATED ON THE
 PLAN.
  
 30) PROVIDE A DRAWING SHOWING HOW A RESTAURANT OR CAFE
 CUSTOMER GETS FROM THE PUBLIC PARKING TO THE RESTAURANT
 OR CAFE.
  
 31) WHO HAS ACCESS TO THE PARKING FIELD ON SHEET A-102?
 DEPENDING ON WHO HAS ACCESS, STAFF MAY HAVE COMMENTS
 REGARDING PARKING SPACE ACCESS AND TURN AROUND
 DEFICIENCIES.
  
 32) WHO HAS ACCESS TO THE PARKING FIELD ON SHEET A-103?
 DEPENDING ON WHO HAS ACCESS, STAFF MAY HAVE COMMENTS
 REGARDING PARKING SPACE ACCESS AND TURN AROUND
 DEFICIENCIES.
  
 33) ARE THE PARKING AREAS GATED? IF NOT HOW IS ACCESS
 CONTROLLED? IF SO, PROVIDE INFORMATION ON STACKING AND
 CALL BOXES.
  
 34) THE ADA PARKING SPACE DETAILS ON SHEET A-054 DO NOT
 CONFORM TO CITY STRIPING STANDARDS.
  
 35) THE ADA PARKING SPACES DO NOT APPEAR TO THE BE
 CLOSEST PARKING SPACES TO THE ELEVATORS LEADING TO THE
 UPPER FLOOR RESTAURANT OR TO THE CORRIDOR LEADING TO
 THE CAFE. PLEASE EXPLAIN.
  
 36) SHOW THE DEPTH DIMENSIONS FOR THE PARKING ROWS.
  
 37) THE DEAD-END PARKING ROW CONTAINING SPACES 112 AND
 162 MUST EITHER HAVE A MARKED TURN AROUND SPACE OR BE
 ALL ASSIGNED PARKING SPACES IN AN AREA WHERE A
 RESTAURANT/CAFE OR GUEST PARKER CANNOT ACCESS.
  
 38) DESCRIBE HOW THE MOTOR COURT WILL FUNCTION. WILL
 CARS BE PARKED HERE FOR ANY REASON?
  
 39) THE BUILDING IS DEFICIENT IN PARKING:
  
 A. YOU ARE PROPOSING A LUXURY HIGH RISE BUILDING THAT
 WILL REQUIRE ON-SITE STAFF. PLANNING STAFF REQUIRES
 THAT YOU PROVIDE PARKING SPACES WITHIN THE PARKING LOT
 FOR THE ON-SITE STAFF SO THAT THESE EMPLOYEES ARE NOT
 REQUIRED TO PARK IN THE SURROUNDING NEIGHBORHOODS.
 PLEASE PROVIDE HOW MANY RESIDENTIAL STAFF WILL ON-SITE
 AT PEAK TIME SO THE PROPER NUMBER OF SPACES CAN BE
 DETERMINED.
 B. ONLY THE OUTSIDE TANDEM PARKING SPACE MAY COUNT
 TOWARD MEETING THE PARKING REQUIREMENT.
 C. SPACES 1 AND 2 ON THE BASEMENT LEVEL DO NOT HAVE
 ADEQUATE BACK OUT MANEUVERING ROOM AND THUS DO NOT
 FUNCTION.
 D. PARKING SPACE 82 DOES NOT PROVIDE SAFE
 INGRESS/EGRESS TO THE SPACE GIVEN THE PROXIMITY TO THE
 GARAGE ENTRANCE AND THE WALLS.
  
 40) HOW DOES THE PERSON PARKING IN SPACE 110 LEAVE THE
 GARAGE?
  
 41) PROVIDE THE ANGLE OF PARKING SPACES 131 AND 132 AND
 PROVIDE DIMENSION LINES TO VERIFY THAT THEY MEET THE
 CODE REQUIRED BACK UP DISTANCE.
  
 42) NO BICYCLE PARKING WAS PROVIDED.
  
 A. YOU MUST HAVE BICYCLE PARKING FOR THE
 CAFE/RESTAURANT USERS LOCATED ON THE SOUTH OLIVE AVENUE
 SIDE OF THE SITE.
 B. YOU MUST HAVE A BICYCLE STORAGE ROOM FOR RESIDENTS.
 C. YOU MUST HAVE BICYCLE PARKING FOR GUESTS NEAR ONE OF
 THE GUEST ACCESSIBLE ENTRANCES TO THE BUILDING.
  
 43) PROVIDE MORE DETAIL ON THE PROPOSED PRE-WIRING OF
 THE BUILDING FOR EV CHARGER INSTALLATION. THERE ARE A
 NUMBER OF SPACES THAT ARE HEAD TO HEAD AS WELL AS THE
 TANDEM SPACES THAT DO NOT SEEM TO HAVE SPACE FOR
 CHANGING UNITS. PLEASE REMEMBER THAT THE ELECTRICAL
 ROOM NEEDS TO INCLUDE EXTRA SPACE FOR THE ADDITIONAL
 PANELS.
  
 LOADING/ACCESS
  
 44) THE NORTH SIDE OF CURRIE CRESCENT HAS ON-STREET
 PARALLEL PARKING SPACES. THE TRUCK TURNING DIAGRAM
 SHOWS THE TRUCK USING THE FULL WIDTH OF CURRIE
 CRESCENT, WHICH IS IMPOSSIBLE IF A CAR IS PARKED IN THE
 PARALLEL SPACES, AND THUS IS NOT PERMITTED.
  
 45) WHERE WILL A FULL-SIZED MOVING TRUCK PARK FOR THE
 RESIDENTIAL PORTION OF THE PROJECT?
  
 46) WHAT IS THE PLAN FOR GARBAGE PICK-UP?
  
 47) THE CITY'S ENGINEERING SERVICES DEPARTMENT NEEDS TO
 APPROVE THE USE OF CURRIE CRESCENT FOR MANEUVERING
 PRIOR TO THE CASE PROCEEDING THROUGH THE PUBLIC HEARING
 PROCESS.
  
 48) THE CITY'S ENGINEERING SERVICES DEPARTMENT NEEDS TO
 APPROVE THE NUMBER OF ACCESS POINTS TO CURRIE CRESCENT
 AND THE SEPARATION OF ACCESS POINTS TO THE CASE
 PROCEEDING THROUGH THE PUBLIC HEARING PROCESS.
  
 TOWNHOUSE UNITS
  
 49) PLEASE PROVIDE A SAMPLE FLOOR PLAN ON HOW THE
 TOWNHOUSE UNITS WILL WORK. THE LINEWORK ON LEVEL ONE
 SEEMS TO SHOW WHAT APPEAR TO BE 16 TOWNHOUSES.
  
 WALLS
  
 50) THE PROPOSED USE INCLUDES NON-RESIDENTIAL USES SO A
 SCREEN WALL IS REQUIRED ALONG THE NORTH AND SOUTH
 PROPERTY LINES. THE CITY COMMISSION, ON BEHALF OF THE
 CITY, WHO OWNS THE PROPERTY TO THE SOUTH MAY WAIVER THE
 REQUIREMENT AS PART OF THE RPD, BUT YOU HAVE NOT
 REQUESTED THIS WAIVER. PROVIDE VERIFICATION THAT THE
 WALL ALONG THE ENTIRE NORTH PROPERTY LINE COMPLIES WITH
 THE SECTION 94-443A.1 REQUIREMENTS OR THAT THE PROPERTY
 OWNER TO THE NORTH HAS GRANTED A WAIVER FOR THE
 REQUIRED WALL. NOTE: AN EARLIER COMMENT RELATES TO THE
 NORTH PROPERTY LINE AND ITS DESIGN.
  
 51) WALL HEIGHTS ARE MEASURED FROM THE ACTUAL GRADE ON
 THE EXTERIOR OF THE WALL, NOT THE MEAN GRADE OF THE
 PROPERTY USED FOR BUILDING HEIGHT. UPDATE YOUR WALL
 HEIGHT PLANS, CROSS SECTIONS AND REQUIRED WAIVERS TO
 COMPLY.
  
 52) NO INFORMATION IS PROVIDED ABOUT WHAT APPEARS TO BE
 A WALL WITH STEPS AT THE SOUTHWEST CORNER OF THE SITE.
  
 CAFE/RESTAURANT
  
 53) PROVIDE A DIAGRAM SHOWING HOW A PUBLIC CUSTOMER
 ACCESSES THE RESTAURANT.
  
 54) SHEET LG-3.1 CALLS OUT THE SURFACE AS SOD AT THE
 AREA SHOWN AS OUTDOOR SEATING FOR THE CAFE ALONG SOUTH
 OLIVE AVENUE. THERE ARE DISCREPANCIES ON THE VARIOUS
 PLANS AS TO WHAT THE AREA IN FRONT OF THE CAFE LOOKS
 LIKE ON THE VARIOUS PLANS. ALL PLANS MUST SHOW THE
 SAME, ACCURATE CONDITIONS.
  
  
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