Plan Review Notes
Plan Review Notes For Project Z22050022
Project Number Z22050022
Review Stop Z
Sequence Number 3
Notes
Date Text
2022-10-26 10:45:21CASE NO. FSPR 22-08 2ND RESUBMITTAL REVIEW
 RESIDENCES OF PALM BEACH WEST
 401 SOUTH DIXIE HIGHWAY
  
 - 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 AND
 .PDF 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
 RESUBMITTED TO THE PLANNING DIVISION. STAFF WILL REVIEW
 THE APPLICATION AND IF SUFFICIENT WILL SCHEDULE YOU FOR
 THE NEXT AVAILABLE DOWNTOWN ACTION COMMITTEE MEETING.
 PLEASE NOTE THAT RESUBMITTALS MAY BE SCHEDULED FOR AN
 ADDITIONAL PPRC MEETING.
  
 - PLEASE NOTE THAT IF THE PLANNING DIVISION HAS NOT
 RECEIVED A RESPONSE TO THE COMMENTS WITHIN 60 DAYS FROM
 THE DATE OF THESE COMMENTS (BY DECEMBER 26, 2022), 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 CASE IS CONSIDERED WITHDRAWN.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 SINCE PREVIOUSLY ISSUED COMMENTS
 WERE NOT BE SUFFICIENTLY ADDRESSED, THE APPLICANT WILL
 BE ASSESSED A RESUBMITTAL FEE. SUCH FEE WILL BE 20% OF
 THE ORIGINAL APPLICATION FEE ($500).
  
 1) REPEAT COMMENT: THE SURVEY SHOWS PROPERTY ALONG FERN
 STREET AND SOUTH DIXIE HIGHWAY THAT WERE ACQUIRED BY
 MAINTENANCE MAPS BY THE CITY AND FDOT, RESPECTIVELY.
 THIS PROPERTY NEEDS TO BE EXCLUDED FROM THE OVERALL
 PROPERTY CALCULATIONS FOR THE SITE, INCLUDING FAR AND
 OPEN SPACE. ALL DATA TABLES AND PLANS NEED TO BE
 UPDATED ACCORDINGLY.
  
 2) APPENDIX A OF THE TRANSPORTATION ELEMENT OF THE
 COMPREHENSIVE PLAN AND TABLE X-1 CONTAINED IN SECTION
 94-305.D OR THE ZONING AND LAND DEVELOPMENT REGULATIONS
 ARE THE LIST OF REQUIRED THOROUGHFARE RIGHT-OF-WAY
 SETBACKS. THE TABLES REQUIRE A ROADWAY SETBACK OF 100
 FEET FROM THE CENTERLINE OF QUADRILLE BOULEVARD IN
 ADDITION TO THE SETBACKS REQUIRED BY THE ZONING
 DISTRICT. A PORTION OF THE BUILDING ALONG QUADRILLE
 BOULEVARD DOES NOT COMPLY WITH THE COMPREHENSIVE PLAN
 AND ZONING AND LAND DEVELOPMENT REGULATION REQUIREMENT.
 REGARDLESS OF WHETHER THE LANGUAGE IN THE COMPREHENSIVE
 PLAN OR THE ZONING AND LAND DEVELOPMENT REGULATIONS
 WERE A SCRIVENER'S ERROR, THE LANGUAGE IS IN BOTH
 DOCUMENTS. THE PROPOSAL IS NOT CONSISTENT WITH THE
 COMPREHENSIVE PLAN. THE OPTIONS ARE 1) AMEND THE
 DEVELOPMENT PLAN TO BE CONSISTENT WITH THE
 COMPREHENSIVE PLAN OR 2) THE COMPREHENSIVE PLAN (AND
 ZONING AND LAND DEVELOPMENT REGULATIONS) NEED TO BE
 AMENDED.
  
 3) UPDATED COMMENT: THE ELEVATIONS MUST ACCURATELY SHOW
 THE BUILDING FEATURES THAT ARE SHOWN ON THE PLAN
 SHEETS, TO INCLUDE DIMENSIONS (EX. GARAGE OPENINGS,
 FACADE WIDTHS, ETC.). FOR EXAMPLE, THERE ARE NO DOORS
 SHOWN ANYWHERE ON THE BUILDING ELEVATIONS. PLEASE
 INCLUDE HARD LINE (NOT JUST COLOR) ELEVATIONS. **** THE
 GROUND FLOOR ELEVATION DRAWINGS DO NOT MATCH THE FLOOR
 PLAN. DOORS ARE EITHER NOT SHOWN OR THEY ARE IN THE
 WRONG LOCATIONS. ADDITIONALLY, THE SUPPORT COLUMN
 SEPARATING THE IN AND OUT LANES AT THE FERN STREET
 GARAGE ENTRANCE ARE NOT SHOWN.
  
 4) THE PROJECT IS REQUESTING NUMEROUS VARIANCES FROM
 THE DMP REQUIREMENTS WITHOUT PROVIDING ADEQUATE
 JUSTIFICATION AS TO WHY STAFF SHOULD SUPPORT THE THEM.
 THE NEW PORTION OF THE PROJECT OCCUPIES ALMOST THE
 ENTIRETY OF A CITY BLOCK AFTER THE ABANDONMENT OF THE
 ALLEY, SO THE REQUESTS ARE VARIANCES OF CONVENIENCE AND
 DO NOT FOSTER A DESIRABLE RELATIONSHIP WITH THE
 SURROUNDING PROPERTIES IN THE DMP. **** STAFF WILL
 AWAIT THE UPDATED VARIANCE JUSTIFICATION SUBSEQUENT TO
 THE PPRC COMMENTS BEING SUFFICIENTLY ADDRESSED.
  
 5) CONDITION: VERIFICATION THAT THE 3-FOOT FPL UTILITY
 EASEMENT IS ABANDONED WILL NEED TO BE PROVIDED PRIOR TO
 ZONING APPROVING THE BUILDING PERMIT.
  
 6) UPDATED COMMENT: THANK YOU FOR DESCRIBING HOW THE
 TRASH WILL BE SERVICED. WHILE THE TURNING DIAGRAM FOR
 THE COMPACTOR PICK UP WAS PROVIDED, NO TURNING DIAGRAMS
 WERE PROVIDED FOR THE OTHER FACILITIES.
  
 7) REPEAT COMMENT: PROVIDE THE TPS LETTER FROM PALM
 BEACH COUNTY ENGINEERING.
  
 8) REPEAT COMMENT: PROVIDE EITHER VERIFICATION THAT THE
 PROPOSED TOWER IS NOT WITHIN THE FLIGHT PATH, OR A
 LETTER FROM THE FAA OF NO OBJECTION/APPROVAL OF THE
 HEIGHT.
  
 9) REPEAT COMMENT: PROVIDE THE UPDATED SCAD APPROVAL
 FOR THE INCREASED UNIT COUNT.
  
 10) REPEAT COMMENT: THANK YOU FOR PROVIDING THE FDOT
 PRE-APPLICATION LETTER. PLEASE PROVIDE A COPY OF THE
 TRAFFIC STUDY THAT INCLUDES THE INTERSECTION OF
 QUADRILLE BOULEVARD AND FERN STREET AND THE NEED FOR A
 NORTHBOUND RIGHT TURN LANE THAT WAS PROVIDED TO FDOT AS
 WELL AS THE FDOT RESPONSE TO THE TRAFFIC STUDY. THE
 FDOT RESPONSE IS REQUIRED PRIOR TO THE SCHEDULING THE
 APPLICATION FOR DAC SINCE IF A TURN LANE IS REQUIRED,
 THEN THE PLANS NEED TO CHANGE.
  
 11) THE BUILDING IS SHOWN EXTENDING PAST THE PROPERTY
 LINE ALONG SOUTH DIXIE HIGHWAY ON THE ARCHITECTURAL
 PLANS, WHICH IS NOT PERMITTED. ONLY CERTAIN HORIZONTAL
 ENCROACHMENTS ARE PERMITTED.
  
 INCENTIVES
  
 12) CONDITION: PRIOR TO THE APPROVAL OF ANY BUILDING
 PERMITS, THE APPLICANT SHALL PROVIDE VERIFICATION TO
 THE PLANNING DIVISION THAT THE TDRS FOR THE FULL
 PROJECT HAVE BEEN ACQUIRED.
  
 13) REPEAT COMMENT: THIS PROJECT IS UTILIZING TDRS AND
 CONTAINS MORE THAT 25% OF THE SQUARE FOOTAGE IN
 RESIDENTIAL USE. PLEASE PROVIDE HOW THE PROJECT
 COMPLIES WITH SECTION 94-134 DOWNTOWN MASTER PLAN
 HOUSING INCENTIVE PROGRAM.
  
 14) UPDATED COMMENT: AS PART OF RECEIVING THE TDRS AND
 FOLLOWING THE DOWNTOWN MASTER PLAN HOUSING INCENTIVE
 PROGRAM, THE BUILDING THAT IS ELIGIBLE FOR HISTORIC
 DESIGNATION LOCATED AT 401 SOUTH DIXIE HIGHWAY IS
 REQUIRED TO BE INTEGRATED INTO THE NEW DEVELOPMENT IN A
 MANNER WHICH MAINTAINS THE INTEGRITY OF THE HISTORIC
 STRUCTURE. WHILE THE RESUBMITTAL CHANGES HAVE BROUGHT
 THE BUILDING CLOSER TO COMPLIANCE, THE CITY'S HISTORIC
 PRESERVATION PLANNER HAS REVIEWED THE RESUBMITTAL AND
 STILL DOES NOT FIND THAT THE EXISTING BUILDING IS
 INTEGRATED INTO THE NEW DEVELOPMENT. THIS IS NOT A
 REQUIREMENT FOR WHICH A VARIANCE IS PERMITTED.
  
 A. THE DEVELOPMENT TEAM AND STAFF MET ON OCTOBER 12,
 2022 TO DISCUSS THE RECENT SUBMITTAL AND THE HISTORIC
 PRESERVATION PLANNER PROVIDED WHAT IS ACCEPTABLE TO
 PROVIDE THE TRANSITION BETWEEN THE TWO BUILDINGS. THIS
 SHALL BE SHOWN ON THE RESUBMITTAL AS THE CURRENT PLANS
 DO NOT COMPLY.
 B. AS STATED IN A PREVIOUS COMMENT, THE ELEVATION
 DRAWING DOES NOT MATCH THE SITE PLAN. ONLY ONE DOOR
 (STAIRWAY EXIT) IS SHOWN ON THE SITE PLAN, WHILE
 MULTIPLE DOORS, WHICH WOULD COMPLY WITH THE INTEGRATION
 REQUIREMENT, ARE SHOWN ON THE ELEVATION.
 C. CONDITION: THE BUILDING AT 401 SOUTH DIXIE HIGHWAY
 SHALL BE PAINTED A COMPATIBLE COLOR TO THE NEW
 BUILDING.
  
 ZONING COMPLIANCE
  
 15) UPDATED COMMENT: PLEASE CLARIFY THE FOLLOWING FOR
 FAR (NOTE: SITE AREAS NOT UPDATED TO EXCLUDE THE
 PREVIOUSLY DEDICATED ROW, SO ALL VALUES WILL CHANGE):
  
 A. THE MEZZANINE LEVEL STAIR AREAS ARE REQUIRED TO BE
 COUNTED TOWARD THE FAR REQUIREMENT.
 B. THERE IS A DOOR TO ACCESS THE CORRIDOR FROM THE
 TOWNHOMES ON LEVELS 4 AND 6, WHICH WILL REQUIRE THE
 CORRIDOR AREA TO BE COUNTED AS FAR.
  
 16) REPEAT COMMENT: THE PROJECT IS SHOWN AS CREATING A
 NEW INTERIOR PARCEL LINE BETWEEN THE EXISTING 401 SOUTH
 DIXIE BUILDING AND THE NEW BUILDING. THE QGD 10-25
 REQUIRES A 20-FOOT SETBACK ABOVE THE 8TH STORY (104
 FEET) FROM THE INTERIOR PARCEL LINE. THIS DOES NOT
 OCCUR ON EITHER PORTION OF THE NEW BUILDING THAT IS
 ABOVE THIS HEIGHT. STAFF IS NOT PREPARED TO SUPPORT
 THIS SETBACK VARIANCE.
  
 17) REPEAT COMMENT: PROVIDE VERIFICATION THAT THE
 PROPOSED ZERO SETBACK FROM THE INTERIOR PROPERTY LINES
 COMPLIES WITH NFPA REQUIREMENTS. **** THIS NEEDS TO BE
 VERIFIED AT TIME OF SITE PLAN SO THAT STAFF CAN VERIFY
 THAT THE BUILDING CAN BE BUILT AS PROPOSED.
  
 18) REPEAT COMMENT: STAFF IS NOT PREPARED TO SUPPORT A
 SETBACK FROM SOUTH DIXIE HIGHWAY LESS THAN THE REQUIRED
 27 FEET FOR THE PARKING USES ON LEVEL 6 AND THE 66 FEET
 FOR LEVEL 9 OF THE TOWER. **** THIS WAS NOT AMENDED ON
 THE CURRENT RESUBMITTAL; HOWEVER, STAFF IS AWAITING THE
 RESUBMITTED PLANS BASED ON THE OCTOBER 12, 2022 MEETING
 TO RE-EVALUATE THIS COMMENT.
  
 19) REPEAT COMMENT: STAFF IS NOT PREPARED TO SUPPORT A
 SETBACK FROM GARDENIA LESS THAN THE REQUIRED 27 FEET
 FOR THE PARKING USES ON LEVEL 6. **** THIS WAS NOT
 AMENDED ON THE CURRENT RESUBMITTAL; HOWEVER, STAFF IS
 AWAITING THE RESUBMITTED PLANS BASED ON THE OCTOBER 12,
 2022 MEETING TO RE-EVALUATE THIS COMMENT.
  
 20) UPDATED COMMENT: THE BUILDING FOOTPRINT TABLES, AND
 DIAGRAMS DO NOT SHOW THE LEVEL 8 AND 9 AMENITY AREAS.
 LEVEL 3 IS SHOWN EXCEEDING THE PERMITTED MAXIMUM
 BUILDING FOOTPRINT. AN INCREASE IN THE BUILDING
 FOOTPRINT IS NOT PERMITTED AS A VARIANCE, SO THE
 FOOTPRINT AREA MUST BE REDUCED. (NOTE: SITE AREAS NOT
 UPDATED TO EXCLUDE THE PREVIOUSLY DEDICATED ROW, SO ALL
 VALUES WILL CHANGE) **** LEVEL 1 WILL ALSO NOT COMPLY
 WITH THE ROW AREA REMOVED.
  
 21) UPDATED COMMENT: THE TABLES WITH THE ACTIVE USE
 DIAGRAMS ARE INCORRECT. NOTE: STAFF IS NOT PREPARED TO
 SUPPORT WAIVERS FOR GROUND FLOOR OR LINER ACTIVE USES.
  
 A. QUADRILLE BOULEVARD IS MISLABELED AS PRIMARY
 PEDESTRIAN ON THE TABLE. IT IS AN AVENUE, WHICH
 REQUIRES 60% ACTIVE USES AS IS CORRECTLY LISTED.
 B. STAFF WILL REVIEW THE ACTIVE USE PERCENTAGES UPON
 RESUBMITTAL OF THE PLANS.
  
 22) REPEAT COMMENT: THE DRAWINGS SHOW THAT THE GARDENIA
 FRONTAGE DOES NOT COMPLY WITH THE MINIMUM PLANAR BREAK
 REQUIREMENTS. STAFF IS NOT PREPARED TO SUPPORT BUILDING
 DESIGNS THAT DO NOT PROVIDE THE REQUIRED PLANAR BREAKS.
 **** 20% PLANAR BREAK IS REQUIRED.
  
 A. GARDENIA GROUND FLOOR - THE PLANAR BREAK DIAGRAM
 INCORRECTLY DEPICTS THE BUILDING FRONTAGE THAT IS USED
 TO DETERMINE THE PLANAR BREAK REQUIREMENTS. THE PLANAR
 BREAK IS BASED ON THE PROVIDED BUILDING FRONTAGE
 (387.17 FEET) NOT THE BUILDABLE FRONTAGE AS LISTED.
 B. THE TWO INSETS, GENERALLY 7 FEET IN WIDTH, DO NOT
 MEET THE MINIMUM 3-FOOT PLANAR BREAK DEPTH AND MAY NOT
 BE COUNTED TOWARD MEETING THE PLANAR BREAK REQUIREMENT
 ON ANY FLOOR. PLEASE NOTE THAT HORIZONTAL PROJECTIONS
 DO NOT QUALIFY AS PLANAR BREAK DEPTH.
 C. PROVIDE THE DEPTH DIMENSION FROM THE EASTERN STAIRS
 ALONG GARDENIA TO THE MAIN BUILDING FA??ADE SO STAFF
 CAN VERIFY THAT IT COMPLIES WITH THE 3-FOOT DEPTH
 MINIMUM. STAFF HAS SCALED THE DRAWINGS AND IT SEEMS TO
 BE AT LEAST 3 FEET IN DEPTH.
 D. GARDENIA GROUND FLOOR - 77.43 FEET REQUIRED; 63.33
 FEET PROVIDED. 14.1 FEET SHY
 E. GARDENIA GROUND FLOORS - 78.83 FEET REQUIRED; 70.75
 FEET PROVIDED. 8.1 FEET SHY
  
 23) UPDATED COMMENT: FACADES LESS THAN OR EQUAL TO 3
 FEET FROM A SIDE LOT LINE AND NOT ABUTTING AN ADJACENT
 BUILDING SHALL INCORPORATE A PLANAR BREAK OR MULTIPLE
 PLANAR BREAKS A MINIMUM OF 8 INCHES IN DEPTH. THE
 CUMULATIVE HORIZONTAL LENGTH OF ALL PLANAR BREAKS SHALL
 BE GREATER THAN OR EQUAL TO 5% OF THE FACADE WIDTH.
 INFORMATION TO VERIFY COMPLIANCE HAS NOT BEEN PROVIDED
 ON THE PLANS. THIS INCLUDES THE DIMENSION TO THE NEW
 INTERIOR PROPERTY LINE ON EITHER SIDE OF THE 401 SOUTH
 DIXIE BUILDING AS WELL AS THE DEPTH AND LENGTH OF THE
 PLANAR BREAKS. PLEASE NOTE THAT HORIZONTAL PROJECTIONS
 DO NOT QUALIFY AS PLANAR BREAK DEPTH. TABLE IV-4 DOES
 NOT SPECIFY A MINIMUM TOWER LENGTH WHERE PLANAR BREAKS
 ARE REQUIRED. THE 150-FOOT LENGTH CITED IN THE RESPONSE
 ONLY APPLIES TO THE GROUND FLOOR AND PODIUM.
  
 24) REPEAT COMMENT: THERE ARE HORIZONTAL PROJECTIONS
 SHOWN ON THE PLANS. THANK YOU FOR PROVIDING THE DEPTHS;
 HOWEVER, THEY NEED TO BE LABELED AS TO WHAT THEY ARE SO
 THAT STAFF CAN VERIFY COMPLIANCE WITH THE CODE
 ALLOWANCES. **** ACKNOWLEDGED IS NOT AN ADEQUATE
 RESPONSE.
  
 A. AT THE GROUND FLOOR, HORIZONTAL PROJECTIONS THAT
 HAVE A MINIMUM CUMULATIVE HORIZONTAL LENGTH OF 50% OF
 THE BUILDING FRONTAGE SHALL BE PROVIDED. THIS IS NOT
 SHOWN ON ANY ELEVATION, TABLE OR PLAN VIEW.
 B. PLEASE CLARIFY THAT THE ENTRY CANOPY WAS REMOVED. IT
 IS UNCLEAR ON THE PLANS. NO INFORMATION WAS PROVIDED ON
 ITS HEIGHT FROM GRADE.
  
 25) THE SETBACK ALONG GARDENIA STREET DOES NOT MEET THE
 MINIMUM 12 FEET REQUIRED FROM THE BACK OF CURB. THE
 ARCHITECTURAL PLAN SHOWS THE 12-FOOT SETBACK FROM THE
 FRONT OF THE CURB AND THE CIVIL PLAN SHOWS THE SETBACK
 AT 11.2 FEET FROM THE BACK OF THE CURB.
  
 26) THE PORTION OF THE EAST SIDE OF THE BUILDING NORTH
 OF THE UTILITY VAULT ROOM ALONG SOUTH DIXIE HIGHWAY
 DOES NOT MEET THE MINIMUM 12 FEET REQUIRED FROM THE
 BACK OF CURB. THE ARCHITECTURAL PLAN SHOWS THE 12-FOOT
 DIMENSION FROM THE BACK OF THE CURB TO THE INSIDE WALL
 AND THE CIVIL PLAN SHOWS THE 12-FOOT DIMENSION FROM THE
 FACE OF THE CURB TO THE EXTERIOR WALL. NEITHER MEETS
 THE MINIMUM SETBACK.
  
 STREETSCAPE
  
 27) REPEAT COMMENT: THE TRANSFORMERS AND SWITCH
 CABINETS SHOWN ON THE LANDSCAPE AND CIVIL PLANS
 ADJACENT TO SOUTH DIXIE HIGHWAY ARE NOT PERMITTED.
 THESE ARE NOT PERMITTED WITHIN YOUR STREETSCAPE AREA.
 NOTE: THIS IS NOT SHOWN ON THE ARCHITECTURAL PLANS.
 **** NOTE: THERE IS AN UNUSED AREA ADJACENT TO THE
 TRASH ROOM IN THE PARKING AREA THAT SHOULD BE USED FOR
 AN ELECTRICAL ROOM FOR THESE ITEMS.
  
 28) INADEQUATE INFORMATION WAS PROVIDED TO VERIFY THAT
 THE PROJECT COMPLIES WITH ALL THE PROVISIONS OF SECTION
 94-113. - LANDSCAPE AND STREETSCAPE REQUIREMENTS. THIS
 INCLUDES:
  
 A. REPEAT COMMENT: EXTERIOR LIGHTING - NOT PROVIDED TO
 BACK OF CURB. **** THIS NEEDS TO BE FOR THE ENTIRE
 SITE, INCLUDING 401 SOUTH DIXIE, AND COMPLY WITH THE
 REQUIREMENT OF SECTION 94-113.B.
 B. REPEAT COMMENT: SITE VISIBILITY TRIANGLE
 REQUIREMENTS - NOT PROVIDED FOR DRIVEWAY ENTRANCES.
 C. UPDATED COMMENT: STREETSCAPE REQUIREMENTS.
 I. THE STREETLIGHTS DO NOT MEET THE CITY STANDARD FOR
 HEIGHT OR STYLE.
 II. NO CROSS SECTIONS PROVIDE TO VERIFY THAT THE
 SIDEWALK ELEVATIONS ARE MAINTAINED ACROSS THE DRIVEWAYS
 (CROSS SECTION LOCATION TAGS WERE NOT PROVIDED FOR
 STAFF TO VERIFY WHERE THE CROSS SECTION IS).
 III. THE STREET TREES ALONG FERN STREET EXCEED THE
 MAXIMUM SPACING OF 30 FEET ON CENTER. STAFF WILL NOT
 SUPPORT A VARIANCE TO THIS REQUIREMENT. THE AREAS ON
 EITHER SIDE OF THE BUILDING ENTRANCE AND THE BULB OUT
 BY THE MICRO MOBILITY STATION FAIL TO MEET THIS
 STANDARD.
  
 29) UPDATED COMMENT: THANK YOU FOR PROVIDING THE
 BICYCLE REQUIREMENTS FOR THE NEW BUILDING; HOWEVER, THE
 TABLE DID NOT INCLUDE THE REQUIRED STREETSCAPE BICYCLE
 REQUIREMENTS AND HOW THIS IS COMPLIED WITH.
  
 30) REPEAT COMMENT: THANK YOU FOR PROVIDING THE TYPE OF
 BICYCLE RACK PROPOSED. THE PLANS DO NOT MEET THE
 MINIMUM DIMENSIONS THAT ARE SHOWN ON THE PROVIDED
 INSTALLATION DETAIL. THE PLANS MUST SHOW THE CORRECT
 DIMENSIONS. ADDITIONALLY, THE ORIENTATION OF THE
 BICYCLE RACKS DOES NOT PERMIT CONVENIENT PARKING OF THE
 BICYCLES.
  
 A. THERE ARE THREE CITY INSTALLED BICYCLE RACKS THAT
 EXIST ALONG FERN STREET IN FRONT OF THE 401 SOUTH DIXIE
 BUILDING THAT NO LONGER APPEAR ON THE PLANS. THESE
 SHOULD NOT BE REMOVED AND COUNT TOWARD MEETING THE
 STREETSCAPE REQUIREMENT.
 B. THE TWO RACKS SHOWN AT GARDENIA AND SOUTH DIXIE ARE
 NOT LOCATED ADJACENT TO A BUILDING ENTRANCE. THESE (IF
 MEETING THE REQUIRED NUMBERS) SHALL BE PLACED CLOSER TO
 A BUILDING ENTRANCE.
 C. THE TWO RACKS SHOWN IN FRONT OF 401 SOUTH DIXIE ARE
 LOCATED DIRECTLY IN FRONT OF A BUILDING ENTRANCE AND
 NEED TO BE RELOCATED.
 D. THE TWO RACKS AT THE CORNER OF GARDENIA AND
 QUADRILLE SHALL BE RELOCATED TO AN AREA ALONG QUADRILLE
 THAT IS VISIBLE FROM THE ENTRANCE TO THE RETAIL.
  
 31) THANK YOU FOR SHOWING THE EXISTING BICYCLE LANE
 ALONG FERN STREET. THE DRAWINGS SHOW THAT THE TWO NEW
 BULB OUTS ON EITHER OF THE ENTRANCES TO THE GARAGE
 BLOCK THE BICYCLE LANE, WHICH IS NOT PERMITTED.
  
 32) CONDITION: MAINTENANCE AGREEMENTS WILL BE REQUIRED
 FOR ALL LANDSCAPING, TREE GRATES, STRUCTURAL SOIL AND
 IRRIGATION.
  
 DESIGN/ARCHITECTURE
  
 33) REPEAT COMMENT: THE DESIGN INTENT OF THE QUADRILLE
 GARDEN DISTRICT IS FOR PROJECTS TO HAVE A HIGH
 PERCENTAGE OF LANDSCAPING AND TREE CANOPY. THE PROJECT
 AS PRESENTED DOES NOT APPEAR TO MEET EITHER ONE OF
 THESE STANDARDS. **** THE OPEN SPACE TABLES SHOW THAT
 THE VEGETATION MINIMUMS ARE NOT MET, WHICH DIRECTLY
 CONTRADICTS THE DISTRICT DESIGN INTENT. STAFF WILL NOT
 SUPPORT A VARIANCE TO REDUCE THE OPEN SPACE VEGETATED
 AREA MINIMUMS.
  
 34) REPEAT COMMENT: THE PROPOSED LOADING AREA ENTRANCE
 ALONG GARDENIA IS DIRECTLY ACROSS FROM THE PROPOSED
 LOBBY ENTRANCE OF THE APPROVED AC MARRIOT HOTEL. THE
 PROPOSED DESIGN PRESENTS A NEGATIVE IMPACT TO AN
 APPROVED NEIGHBORING PROJECT. THE RESPONSE STATES THAT
 THE ELEVATION IN THIS AREA IS STILL BEING WORKED ON.
  
 PARKING
  
 35) BASED ON THE CHANGES DISCUSSED AT THE OCTOBER 12,
 2022 MEETING AND NOT SHOWN ON THE PLANS, STAFF WILL NOT
 BE PERFORMING A FULL PARKING REVIEW UNTIL THE UPDATED
 PLANS ARE SUBMITTED.
  
 36) REPEAT COMMENT: THE PROPOSED DEVELOPMENT PLAN
 REMOVES ALL OF THE CURRENT SURFACE PARKING FOR THE 401
 SOUTH DIXIE BUILDING (NOTE - PART OF THE REQUIRED
 PARKING WAS ALREADY SOLD OFF, CREATING A PARKING
 DEFICIENCY, WHICH VIOLATES THE ZONING AND LAND
 DEVELOPMENT REGULATIONS). PROVIDE A PARKING TABLE WITH
 A BREAKDOWN OF THE USES WITHIN THE 401 SOUTH DIXIE
 BUILDING AND THE REQUIRED NUMBER OF PARKING SPACES.
  
 37) CONDITION: PRIOR TO ISSUANCE OF ANY PERMIT THAT
 REMOVES PARKING FOR THE 401 SOUTH DIXIE BUILDING, A
 PARKING PLAN THAT CLEARLY DEMONSTRATES THAT THE MINIMUM
 REQUIRED PARKING FOR 401 SOUTH DIXIE IS PROVIDED MUST
 BE SUBMITTED TO AND APPROVED BY THE PLANNING DIVISION.
 THE PARKING SHALL COMPLY WITH ALL APPLICABLE
 REGULATIONS.
  
 38) UPDATED COMMENT: THE PARKING TABLES NEED TO PROVIDE
 LINE ITEMS FOR TANDEM AND COMPACT SPACES.
  
 39) PLEASE PROVIDE THE ANGLE FOR THE PARKING SPACES ON
 THE LEVEL 1 GARAGE SO THAT STAFF CAN VERIFY THAT THE
 AISLE WIDTHS MEET CODE MINIMUMS.
  
 40) FOR RESIDENTIAL USES, TANDEM PARKING MAY COUNT AS
 TWO SPACES, PROVIDED BOTH SPACES ARE DEDICATED TO THE
 SAME RESIDENTIAL UNIT, AND A RESTRICTIVE COVENANT IS
 RECORDED ON CITY APPROVED FORMS, AND RECORDED IN THE
 PUBLIC RECORDS. THE TANDEM SPACES ARE NOT PERMITTED TO
 BE COMBINED WITH GUEST SPACES. PLEASE NOTE, IF CODE
 COMPLIANT TANDEM SPACES ARE PROVIDED, THEY MAY NOT
 INCLUDE WHEEL STOPS BETWEEN THE SPACES.
  
 41) PLEASE CONSIDER INCLUDING EV CHARGING SPACES FOR
 ALL THE USER GROUPS. THIS SHOULD ALSO INCLUDE PREWIRING
 THE GARAGE AND INCLUDING EXTRA AREA FOR PANELS IN THE
 ELECTRIC ROOM FOR FUTURE EV INSTALLATIONS.
  
 42) THE PARKING SPACE DETAIL FOR REGULAR PARKING
 INCORRECTLY SHOWS THE STRIPES AS BLUE, NOT WHITE.
 PLEASE CORRECT.
  
 43) UPDATED COMMENT: THANK YOU FOR MARKING THE GUEST
 PARKING ON THE PLANS. HOW DO GUESTS ACCESS THE GUEST
 SPACES BEHIND THE GATE?
  
 44) REPEAT COMMENT: THERE ARE DEAD END PARKING ROWS ON
 MULTIPLE LEVELS, WHICH ARE NOT PERMITTED WITHOUT A
 TURNAROUND SPACE OR IF ALL SPACES ON THAT LEVEL ARE
 ASSIGNED PARKING. **** THE RESPONSE STATES THAT ALL
 DEAD END ROWS HAVE A TURNAROUND SPACE. THIS DOES NOT
 OCCUR ON ANY OF THE PARKING LEVELS WITH DEAD END
 PARKING ROWS.
  
 45) UPDATED COMMENT: ONE EXISTING METERED ON-STREET
 PARKING SPACES ON FERN STREET IS SHOWN AS BEING
 REMOVED. YOU NEED TO PROVIDE VERIFICATION FROM THE THE
 CITY'S PARKING ADMINISTRATOR OF HIS APPROVAL TO
 PERMANENTLY REMOVE THE PARKING SPACE AND ANY
 CONDITIONS, INCLUDING FEE, THAT ARE REQUIRED PRIOR
 SCHEDULING A HEARING BEFORE THE DAC. **** PLEASE NOTE
 THAT THE RESPONSE INCORRECTLY STATES THAT THERE ARE
 THREE ON-STREET PARKING SPACES ON SOUTH DIXIE. THE
 PLANS CORRECTLY SHOW THE TWO SPACES.
  
 46) UPDATED COMMENT: THE RESPONSE STATES THAT THE
 ON-STREET AREA IN FRONT OF THE RESIDENTIAL BUILDING
 ENTRANCE WILL BE A RESIDENTIAL DROP OFF; HOWEVER, THE
 RESPONSE TO THE PREVIOUS COMMENT STATES THAT THERE WILL
 BE FIVE PARALLEL PARKING SPACES, WHICH IS ALSO SHOWN ON
 THE PLANS. BOTH CANNOT OCCUR. THE SPACES WILL EITHER BE
 METERED PARKING SPACES OR THE CITY'S PARKING
 ADMINISTRATOR APPROVAL OF THEIR REMOVAL, WITH ANY
 CONDITIONS, MUST BE PROVIDED PRIOR TO SCHEDULING A
 HEARING BEFORE THE DAC.
  
 47) REPEAT COMMENT: NONE OF THE DRIVEWAY OPENING COMPLY
 WITH THE REQUIREMENT THAT CURB CUTS, PARKING ENTRANCES,
 EXITS, AND DRIVEWAYS SHALL NOT BE WIDER THAN 25 FEET AS
 MEASURED PARALLEL TO THE STREET AT THE CURB.
  
 A. STAFF UNDERSTANDS THAT THE TRUCK MANEUVERING MAY
 REQUIRE AN OPENING GREATER THAN 25 FEET; HOWEVER, STAFF
 IS NOT PREPARED TO SUPPORT THE REDUCED OPENING WIDTH.
 B. STAFF IS NOT PREPARED TO SUPPORT A WAIVER TO THE
 MAIN BUILDING ENTRY DRIVE WHICH IS SHOWN AROUND 40 FEET
 ON FERN STREET. FERN STREET IS CLASSIFIED AS A PRIMARY
 PEDESTRIAN STREET. THE PROPOSED DRIVEWAY WIDTH DOES NOT
 PROMOTE A FAVORABLE PEDESTRIAN EXPERIENCE.
  
 48) REPEAT COMMENT: A PORTION OF THE ENTRANCE RAMP IS
 GREATER THAN 14 PERCENT SLOPE, WHICH REQUIRES A
 BREAK-OVER TRANSITION. **** THIS NEEDS TO BE SHOWN WITH
 THESE PLANS SO THAT VERIFICATION IS PROVIDED THAT THE
 PLANS CONTINUE TO MEET CODE WHEN THE BREAK-OVER
 TRANSITION IS PROVIDED.
  
 49) REPEAT COMMENT: THE BICYCLE ROOMS SHOWN IN THE
 PLANS SHALL BE PROVIDED AT A LARGER SCALE WITH
 DIMENSIONS AND THE SPECIFIC RACK SYSTEM THAT IS
 PROPOSED.
  
 50) CONDITION: THE BUILD OUT OF THE RETAIL AREA
 REQUIRES THE PROVISION OF A SHOWER AND CHANGING
 FACILITY.
  
 51) REPEAT COMMENT: THE TRUCK TURN PLANS MUST NOT ONLY
 SHOW THE AC MARRIOT CHANGES TO THE GARDENIA
 RIGHT-OF-WAY BUT ALSO A SHEET THAT SHOWS THE TURNING
 MOVEMENTS FOR THE EXISTING GARDENIA RIGHT-OF-WAY. THE
 PLAN FOR THE FUTURE CONFIGURATION OF GARDENIA SHOWS THE
 TRUCKS CLIPPING THE PARALLEL PARKING SPACES, WHICH DOES
 NOT FUNCTION IF CARS ARE PARKED IN THE SPACES.
  
 52) SHOW TRAFFIC CONTROL AIDES AT THE BOTTOM OF THE
 FERN STREET RAMP AND THE SOUTH DIXIE EXIT TO STOP
 TRAFFIC PRIOR TO THE PEDESTRIAN CROSSING LOCATIONS AND
 AT THE SOUTH DIXIE ENTRANCE TO WARN DRIVERS TO SLOW
 WHEN ENTERING THE GARAGE DUE TO THE TWO PARKING SPACES
 THAT BACK AT THE ENTRANCE.
  
 OPEN SPACE
  
 53) THE RESPONSE STATES THAT THE OPEN SPACE TABLES WILL
 BE UPDATED IN THE NEXT SUBMITTAL. AS SUCH STAFF DID NOT
 SPEND TIME REVIEWING THE CURRENT TABLES TO VERIFY
 COMPLIANCE.
  
 54) UPDATED COMMENT: PROVIDE THE HEIGHT DIMENSION
 (ELEVATION TAGS) OF ALL FEATURES ABOVE LEVEL 9 IN A
 PLAN VIEW.
  
 55) REPEAT COMMENT: THE PRIVATE OPEN SPACE TABLES ON
 SHEETS A0.01 AND A0.09 SHOW DIFFERENT VALUES. (NOTE:
 SITE AREAS NOT UPDATED TO EXCLUDE THE PREVIOUSLY
 DEDICATED ROW, SO ALL VALUES WILL CHANGE) ALL TABLES
 NEED TO SHOW CONSISTENT, ACCURATE INFORMATION.
  
  
  Print


Account Summary | Usage Policy | Privacy Policy
Copyright © 2005 – 2014, SunGard Pentamation, Inc & City of West Palm Beach, FL – All Rights Reserved