Plan Review Notes
Plan Review Notes For Project Z22070008
Project Number Z22070008
Review Stop Z
Sequence Number 1
Notes
Date Text
2022-08-09 16:18:12GENERAL COMMENTS:
  
 1.) AS MENTIONED BY STAFF DURING THE PRE-APPLICATION
 MEETING(S) WITH THE APPLICANT, PUBLIC OUTREACH ON THE
 PROPOSED DEVELOPMENT IS CRITICAL (AND PRIOR TO THE
 FORMAL SUBMITTAL OF THE PROJECT). HAS THIS BEEN
 ACCOMPLISHED?
  
 2.) AS MENTIONED BY STAFF DURING THE PRE-APPLICATION
 MEETING(S) WITH THE APPLICANT, IT IS IMPORTANT TO
 CLEARLY STATE HOW THE PROJECT INTENDS TO SPECIFICALLY
 MEET THE REQUIREMENTS FOR THE HEIGHT INCENTIVES IN THE
 JUSTIFICATION STATEMENT (I.E. STATEMENT ADHERING TO
 TIMELINES AS SPECIFIED, PAYMENTS FOR THE ACTUAL
 CONSTRUCTION OF IMPROVEMENTS OR CONTRIBUTION TO AN
 IMPROVEMENT FUND, ETC.). THIS INFORMATION HAS NOT BEEN
 PROVIDED.
  
 3.) A SCHOOL CAPACITY AVAILABILITY DETERMINATION (SCAD)
 IS REQUIRED. PLEASE CONTACT THE PALM BEACH COUNTY
 SCHOOL DISTRICT ON THE PROCESS TO OBTAIN THE SCAD
 LETTER.
  
 4.) A TPS LETTER FROM THE PALM BEACH COUNTY-TRAFFIC
 DIVISION IS REQUIRED.
  
 5.) PROVIDE WRITTEN CONFIRMATION THAT THE PUBLIC
 UTILITIES DEPARTMENT HAS REVIEWED THE PROPOSAL FOR
 WATER, SEWAGE TREATMENT, STORM DRAINAGE AND GARBAGE
 COLLECTION SERVICES.
  
 6.) PROVIDE LETTERS FROM ALL PUBLIC UTILITIES
 CONFIRMING THAT THE PROPOSED PROJECT DOES NOT ENCROACH
 INTO THEIR EASEMENTS OR OTHERWISE INTERFERE WITH THE
 PROVISIONS OF THEIR SERVICES: AT&T, FPU, FPL AND
 COMCAST.
  
 7.) THE ADDRESS LIST AFFIDAVIT WAS NOT INCLUDED IN THE
 SUBMITTAL. PLEASE PROVIDE.
  
 8.) A REPLAT OF THE PROJECT SITE WILL BE REQUIRED.
  
 9.) PLEASE NOTE THAT ALL FINAL PLANS (I.E. CIVIL,
 LANDSCAPE AND ARCHITECTURAL) MOVING FORWARD TO THE
 PUBLIC HEARING STAGE SHALL BE SIGNED AND SEALED.
  
 10.) AT LEAST TWO (2) HARDCOPY SETS SHALL BE PROVIDED
 IN FULL COLOR.
  
 11.) ALL UTILITIES SHALL BE PLACED UNDERGROUND PER CMUD
 REGULATIONS.
  
  
 FLAGLER DRIVE PARKWAY SYSTEM:
  
 THE APPLICANT IS SEEKING THE 30 FT. HEIGHT INCENTIVE BY
 PROVIDING THE 30 FT. WIDE FLAGLER DRIVE PARKWAY SYSTEM.
 PER THE ZLDRS, THE PARKWAY EASEMENT SHALL BE PROVIDED
 ALONG THE ENTIRE LENGTH OF THE PROPERTY ABUTTING
 FLAGLER DRIVE. AT THIS TIME, STAFF CANNOT SUPPORT THE
 INCENTIVE, AS THE PARKWAY DESIGN REQUIREMENTS HAVE NOT
 BEEN MET:
  
 1.) PROVIDE DIMENSIONS SHOWING THE 10 FT. WIDE CLEAR
 MEANDERING MULTI-PURPOSE PATHWAY.
  
 2.) THE MEANDERING PATH IS EXPECTED TO BE CONTINUOUS
 AND CONNECT WITH ADJACENT PROPERTIES AS FUTURE
 DEVELOPMENT OCCURS. THE MEANDERING PATH SHALL EXTEND TO
 THE PROPERTY LINE OF THE ADJACENT PARCELS (IN ADDITION
 TO THE EXISTING SIDEWALK CONNECTION).
  
 3.) THE PARKWAY SHALL BE DESIGNED WITH STREET
 FURNITURE. STREET FURNITURE SHALL BE PROVIDED
 CONSISTENTLY ALONG THE CORRIDOR, AS APPROVED BY THE
 CITY. THE PROPOSED PARKWAY DESIGN IN THE PLAN SET DOES
 NOT EXHIBIT ANY STREET FURNISHINGS.
  
 4.) STREETLIGHTS SHALL BE PROVIDED TO ATTAIN THE
 APPROPRIATE FOOT CANDLE MEASUREMENT NECESSARY FOR SAFE
 PEDESTRIAN AND VEHICULAR MOVEMENT. LIGHT FIXTURES/POLES
 SHALL MEET THE CITY APPROVED STANDARD. NO INFORMATION
 WAS PROVIDED ON STREETLIGHTS WITHIN THE PARKWAY.
  
 5.) THE INCENTIVE IS INTENDED TO PROVIDE A PUBLIC
 BENEFIT WITH THE PARKWAY EXTENDING ACROSS THE ENTIRE
 FRONTAGE WITHOUT INTERRUPTIONS. THE PURPOSE IS TO
 CREATE AN ACTIVE PEDESTRIAN SPACE WITHIN THE PARKWAY.
 THE DESIGN WITH THE PROPOSED VEHICULAR ACCESS POINT ON
 FLAGLER DRIVE DOES NOT MEET THE INTENT OF THE PARKWAY
 AND SHALL BE REMOVED IN ORDER TO QUALIFY FOR THE HEIGHT
 INCENTIVE.
  
 6.) IT IS IMPORTANT TO NOTE THAT PER THE CMUD
 REGULATIONS, THE PROPERTY OWNER AND THEIR SUCCESSORS OR
 ASSIGNS SHALL BE RESPONSIBLE FOR THE DEVELOPMENT AND
 ONGOING MAINTENANCE OF THE PARKWAY EASEMENT. THE
 PARKWAY EASEMENT SHALL BE RECORDED WITH THE CLERK OF
 PALM BEACH COUNTY PRIOR TO THE ISSUANCE OF THE FIRST
 BUILDING PERMIT FOR DEVELOPMENT.
  
 7.) THE DESIGN COULD BE IMPROVED BY INCORPORATING
 GROUND LEVEL COMMERCIAL/RETAIL PEDESTRIAN WALK-UPS FROM
 FLAGLER DRIVE.
  
 8.) SHOW BUILDING AND ROADWAY SECTION AS IT RELATES TO
 THE SPACIAL RELATIONSHIP FROM CURRIE PARK, FLAGLER
 DRIVE, PARKWAY TO THE BUILDING.
  
  
 SITE PLAN COMMENTS:
  
 1.) PER THE MU DISTRICT REGULATIONS, THE MAXIMUM
 HORIZONTAL DIMENSION OF A BUILDING SHALL NOT EXCEED 250
 FEET. THE MAXIMUM LENGTH OF THE BUILDING APPEARS TO BE
 EXCEEDED. [ZLDR S.94-209]
  
 2.) THE MINIMUM AND MAXIMUM BUILDING SETBACKS MUST BE
 SHOWN ALONG FLAGLER DRIVE AND THE BUILDING SETBACK
 ALONG FLAGLER DRIVE MUST BE LOCATED WITHIN THIS RANGE
 AT THE PODIUM/GROUND LEVEL. THE PROPOSED BUILDING
 SETBACK INFORMATION CANNOT BE FOUND. [ZLDR S.94-215]
  
 3.) BUTLER STREET IS A SECONDARY A STREET. THERE IS A
 MINIMUM AND MAXIMUM BUILDING SETBACK ESTABLISHED FOR
 BUTLER STREET AND THE PODIUM/GROUND FLOOR LEVEL MUST BE
 LOCATED WITHIN THIS SETBACK RANGE. PLEASE CLEARLY
 ILLUSTRATE (WITH DIMENSIONS) TO DEMONSTRATE COMPLIANCE.
 [ZLDR S.94-215]
  
 4.) PER THE MU DISTRICT REGULATIONS, ALL LEVELS OF THE
 PARKING GARAGE SHALL BE SCREENED FROM VIEW BY LINER
 USES ALONG PRIMARY AND SECONDARY STREETS. ACCORDING TO
 THE PLANS, THE REQUIREMENT HAS NOT BEEN MET ALONG
 BUTLER STREET, WHICH IS A SECONDARY A STREET.
 INFORMATION FOR TRANSPARENCY AND ACTIVE LINER DEPTH
 WILL NEED TO BE PROVIDED IN ACCORDANCE WITH THE CMUD
 DISTRICT REGULATIONS.
  
 5.) PLEASE CLARIFY THE ALLEYWAY CONNECTION WITHIN THE
 PROJECT. THERE APPEARS TO BE A CONNECTION UNDER THE
 BUILDING, WHICH DEFERS FROM THE PREAPPLICATION PLANS.
 PLEASE NOTE THAT THERE COULD BE CHALLENGES WITH THIS
 DESIGN: A) ACCESS AND SECURITY. B) MAINTENANCE
 RESPONSIBILITY. C) ACCESS EASEMENT. D) OVERHEAD
 CLEARANCE FOR SERVICE VEHICLES.
  
 6.) AS MENTIONED BY STAFF IN THE PREAPPLICATION
 MEETING, IT IS IMPORTANT TO REACH OUT TO THE PUBLIC
 WORKS DEPARTMENT TO DETERMINE IF THE EXISTING ALLEY IS
 A SERVICE ALLEY AND IF IT IS NECESSARY TO BE MAINTAINED
 AND/OR IF OTHER ALTERNATIVES HAVE BEEN PRESENTED TO
 MAINTAIN SERVICE WITHIN THE ALLEY (IF APPLICABLE). HAS
 THE PUBLIC WORKS DEPARTMENT BEEN CONTACTED PRIOR TO THE
 FORMAL SUBMITTAL OF THIS APPLICATION?
  
 7.) ALL VEHICULAR ACCESS POINTS SHALL HAVE A MAXIMUM
 WIDTH OF 24 FT. AT THE PROPERTY LINE. IT APPEARS THAT
 THIS MAXIMUM REQUIREMENT HAS BEEN EXCEEDED.
  
 8.) A SITE PLAN SHEET, CONTAINING ALL REQUIRED
 INFORMATION PROVIDED IN THE SITE PLAN CHECKLIST
 (REFERENCE: PAGE 16 OF THE 2022 DEVELOPMENT
 APPLICATION) SHALL BE PROVIDED WITH ALL REQUIRED ZONING
 INFORMATION AND ALL NECESSARY DIMENSIONS ILLUSTRATED IN
 THE PLANS TO DEMONSTRATE COMPLIANCE WITH THE MINIMUM
 REQUIREMENTS OF THE ZLDRS (NOT PIECEMEAL OVER VARIOUS
 SHEETS). ADDITIONAL SHEETS MAY BE REQUIRED TO CLEARLY
 ILLUSTRATE COMPLIANCE WITH THE SPECIFIC REQUIREMENTS.
  
 9.) THE BREAKDOWN OF THE OPEN SPACE CALCULATIONS SHALL
 BE PROVIDED. PLEASE NOTE THAT THERE ARE SPECIFIC
 REQUIREMENTS FOR THE CORE I AND TRANSITION
 SUB-DISTRICTS.
  
 10.) PLEASE CLARIFY/CORRECT THE OVERALL LOT SIZE OF THE
 PROJECT. THERE SEEMS TO BE A DISCREPANCY WITH THE
 NUMBERS.
  
 11.) PLEASE CLARIFY THE COMMERCIAL SQUARE FOOTAGE
 PROPOSED FOR THE PROJECT. THE NUMBERS ARE INCONSISTENT
 IN THE PLAN SHEETS (I.E. 28,605 SQ. FT. VS. 28,500 SQ.
 FT.).
  
 12.) CHECK THE UNIT MATRIX PER TOWER CALCULATIONS WITH
 THE PARKING INFORMATION TABULAR. THERE ARE
 INCONSISTENCIES WITH THE NUMBERS PROVIDED IN THE
 TABLES.
  
 13.) A STALL PAINTING DETAIL IS REQUIRED. THE DETAIL
 SHALL BE CONSISTENT WITH THE STANDARDS IN ZLDR
 S.94-485.
  
 14.) LOADING ZONE CALCULATIONS AND INFORMATION HAVE NOT
 BEEN PROVIDED FOR THE PROJECT. PLEASE PROVIDE THE
 NECESSARY INFORMATION TO DEMONSTRATE COMPLIANCE WITH
 THE LOADING REQUIREMENTS OF THE ZLDRS. ALSO, PLEASE
 LABEL THE LOCATION AND DIMENSIONS OF THE LOADING ZONES
 IN THE PLAN SET.
  
 15.) THE RETAIL/COMMERCIAL PARKING CALCULATIONS ARE
 INCORRECT. PLEASE ADDRESS FOR CONSISTENCY.
  
 16.) CHECK PROVIDED BICYCLE PARKING. THE NUMBER OF
 PARKING SPACES PROVIDED IN THE PLAN SHEETS DO NOT MATCH
 THE PROVIDED BICYCLE PARKING IN THE PARKING TABULAR.
  
 17.) A BICYCLE RACK DETAIL IS REQUIRED IN THE PLANS.
  
 18.) A MINIMUM OF ONE SHOWER AND CHANGE FACILITY SHALL
 BE PROVIDED TO BE AVAILABLE FOR ALL TENANTS AND SHALL
 BE LOCATED WITHIN THE BUILDING, OR WITHIN 200 FT. OF
 THE BUILDING ENTRANCE FOR DEVELOPMENTS GREATER THAN
 50,000 SQ. FT. IN GROSS BUILDING AREA. THIS FACILITY IS
 NOT PRESENT IN THE DESIGN.
  
 19.) THERE APPEARS TO BE RETAINING WALLS ALONG THE
 PERIMETER OF THE PROJECT. PLEASE PROVIDE MORE
 INFORMATION (I.E. HEIGHT, LOCATION, INTERACTION WITH
 SURROUNDING PUBLIC SPACES, ETC.) AND CLEARLY ILLUSTRATE
 IN THE PLANS HOW THE WALLS WILL MAINTAIN ACTIVITY AND
 INTERACTION WITH THE PUBLIC SPACE(S). ALSO, IT APPEARS
 THE RETAINING WALL GOES INTO THE FLAGLER DRIVE PARKWAY
 WHICH DOES NOT MEET THE INTENT OF THE PARKWAY AS IT
 PROVIDES A DIVISION FROM THE USE OF PUBLIC SPACE.
  
 20.) CLEARLY SHOW THE SIDEWALK/PEDESTRIAN PATH ALONG
 THE PERIMETER OF THE PROJECT. PER THE CMUD REGULATIONS,
 A MINIMUM SIDEWALK WIDTH OF 5 FT. SHALL BE PROVIDED
 ADJACENT TO THE REQUIRED 5 FT. WIDE LANDSCAPED AREA
 ALONG THE STREET EDGE. TREE GRATES MAY BE PROVIDED IN
 LIEU OF LANDSCAPED AREA IF ON-STREET PARKING IS
 PROVIDED.
  
 21.) ARE THERE ANY IMPROVEMENTS PROPOSED ALONG THE EAST
 SIDE OF FLAGLER DRIVE AT THIS TIME?
  
  
 ARCHITECTURAL COMMENTS:
  
 1.) PLEASE CLEARLY SHOW AND LABEL THE FEMA APPROVED
 BASE ELEVATION + THE 2 FT. REQUIRED ELEVATION PER THE
 CITY OF WEST PALM BEACH BUILDING CODE. THE HEIGHT OF
 THE BUILDING SHALL BE MEASURED FROM THIS POINT TO THE
 TOP OF THE BUILDING. THE MAXIMUM ALLOWABLE HEIGHT PER
 THE CMUD REGULATIONS SHALL NOT BE EXCEEDED.
  
 2.) PROVIDE PLANAR BREAK CALCULATIONS. FOR BUILDING
 FRONTAGES GREATER THAN 150 FT., NO FA?ADE SHALL EXCEED
 60% OF THE BUILDING FRONTAGE WITHOUT PROVIDING A PLANER
 BREAK OR MULTIPLE PLANAR BREAKS WITH A MINIMUM OF 3 FT.
 IN DEPTH. THE CUMULATIVE HORIZONTAL LENGTH OF ALL
 PLANAR BREAKS SHALL BE GREATER THAN OR EQUAL TO 20% OF
 THE BUILDING FRONTAGE. [ZLDR S.94-209]
  
 3.) THE HEIGHT OF STRUCTURES/ARCHITECTURAL FEATURES
 PROVIDED ON THE ROOFTOP HAVE NOT BEEN INCLUDED IN THE
 DRAWINGS. PLEASE NOTE THAT PROJECTIONS AND
 ENCROACHMENTS SHALL BE CONSISTENT WITH THE MAXIMUM
 ALLOWANCES PROVIDED IN ZLDR S.94-209, TABLE VII-1]
  
 4.) PLEASE CLARIFY/ PROVIDE NOTATIONS IN THE PLANS,
 ETC. THE PROPOSED ARCHITECTURAL TREATMENT ALONG THE
 WALLS OF THE PARKING GARAGE (NON-ACTIVE USE). PER THE
 MU DISTRICT STANDARDS, A COMBINATION OF TWO OR MORE
 TREATMENTS SHALL BE INTEGRATED WITH THE DESIGN OF
 ADJACENT ACTIVE USE FACADES.
  
 5..) ADDITIONAL INFORMATION SHALL BE PROVIDED ON THE
 CONSTRUCTION MATERIALS PROPOSED FOR USE TO DEMONSTRATE
 COMPLIANCE WITH THE ZLDRS. THERE ARE CERTAIN MATERIALS
 THAT ARE RESTRICTED PER THE FENESTRATION STANDARDS OF
 THE MU DISTRICT STANDARDS (I.E. GLAZING). PLEASE
 PROVIDE THE APPROPRIATE NOTATIONS IN THE PLANS.
  
 6.) WILL THERE BE ACCESS TO THE GROUND LEVEL
 COMMERCIAL/RETAIL SPACE FROM THE PUBLIC SIDEWALK? THERE
 DOES NOT APPEAR TO BE ANY DOORS THAT IMPLIES ACCESS.
 PLEASE PROVIDE/ILLUSTRATE THIS ADDITIONAL INFORMATION.
 THERE HAS TO BE A CLEAR UNDERSTANDING OF HOW THE SPACE
 WILL INTERACT WITH THE STREET.
  
 7.) PLEASE ENSURE ALL ELEVATIONS MATCH FLOOR PLANS AND
 RENDERINGS.
  
  
 SIGNAGE COMMENTS:
  
 1.) IS THERE SIGNAGE PROPOSED FOR THE PROJECT? IF NOT
 DETERMINED AT THIS TIME, A NOTE STATING THAT ALL
 SIGNAGE SHALL BE CONSISTENT WITH THE REQUIREMENTS OF
 THE ZONING AND LAND DEVELOPMENT REGULATIONS SHALL BE
 PROVIDED IN THE PLANS.
  
  
 INSTRUCTIONS FOR RESUBMITTAL:
  
 * PLEASE PROVIDE RESPONSES TO REVIEW COMMENTS IN
 WRITTEN FORMAT.
  
 * WHEN RESUBMITTING, PLEASE PROVIDE MINIMUM OF FOUR (4)
 PAPER COPIES (IN COLOR) AND ONE (1) REDUCED COPY IN 11
 INCHES X 17 INCHES, AND AN ELECTRONIC COPY OF ALL PLANS
 AND DOCUMENTS.
  
 * 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.
  
  
  
  
  Print


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