Plan Review Notes
Plan Review Notes For Project Z22090016
Project Number Z22090016
Review Stop Z
Sequence Number 1
Notes
Date Text
2022-10-07 11:19:44GENERAL COMMENTS:
  
 1.) THE PROJECT CANNOT EXCEED 79,800 SQ. FT. (MAXIMUM
 FAR OF 4). THERE ARE ERRORS AND DISCREPANCIES IN THE
 FAR CALCULATIONS THAT COULD EXCEED THE ALLOWABLE FAR.
  
 2.) THE COUNTY TPS LETTER PROVIDED FOR THE PROJECT DOES
 NOT ACCURATELY REFLECT THE COMMERCIAL/RETAIL SQUARE
 FOOTAGE FOR THE PROJECT AS PROVIDED IN THE PLANS. THE
 TPS LETTER SHALL BE REVISED TO ACCURATELY REFLECT THE
 CORRECT COMMERCIAL RETAIL SQUARE FOOTAGE TO AVOID
 COUNTING ANY GHOST TRIPS.
  
 3.) PROVIDE WRITTEN CONFIRMATION THAT THE PUBLIC
 UTILITIES DEPARTMENT HAS REVIEWED THE PROPOSAL FOR
 WATER, SEWAGE TREATMENT, STORM DRAINAGE AND GARBAGE
 COLLECTION SERVICES. PLEASE CONTACT THE CITY OF WEST
 PALM BEACH ENGINEERING SERVICES DEPARTMENT (561)
 494-1040.
  
 4.) 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.
  
 5) WHAT ARE THE PROVISIONS FOR THE EXISTING UTILITIES
 (I.E. UTILITY POLES, ETC.)? ARE ANY IMPROVEMENTS
 PROPOSED WITHIN THE ALLEY? PLEASE PROVIDE MORE
 INFORMATION.
  
 6.) MORE INFORMATION IS REQUIRED ON THE COMMERCIAL
 COMPONENT OF THE PROJECT. IS THE COMMERCIAL SPACE FOR
 HOTEL GUESTS ONLY OR IS IT OPEN TO THE GENERAL PUBLIC?
 PARKING CALCULATIONS ARE REQUIRED FOR ANY
 COMMERCIAL/RETAIL SPACE.
  
 7.) PROVIDE A LETTER ENSURING FAA COMPLIANCE (A
 DETERMINATION OF NO HAZARD) IN REGARD TO THE HEIGHT OF
 ANY TOWERS OR STRUCTURES WITHIN THE DESIGNATED FLIGHT
 PATH.
  
  
 JUSTIFICATION STATEMENT:
  
 1.) THE PROJECT WILL BE UTILIZING TDRS. PLEASE REVISE
 THE JUSTIFICATION STATEMENT TO INCLUDE ANY PERTINENT
 INFORMATION/HISTORY ON THE TDRS ACQUIRED FOR THE
 PROJECT. IT IS IMPORTANT TO PROVIDE ALL BACKGROUND
 INFORMATION ON THE PROPOSED PROJECT.
  
 2.) PROVIDE BACKGROUND INFORMATION ON THE PRESERVATION
 OF THE EXISTING HOTEL EVERNIA AND ANY DISCUSSIONS HAD
 WITH THE CITY'S HISTORIC PRESERVATION PLANNER(S).
  
 3.) HAS THERE BEEN ANY PUBLIC OUTREACH REGARDING THE
 PROPOSED PROJECT?
  
  
 DIAGRAMS REQUESTED:
  
 1.) SEPARATE DIAGRAM SHEETS SHALL BE REQUIRED TO
 DEMONSTRATE COMPLIANCE WITH THE FOLLOWING (SIMILAR TO
 THE FAR DIAGRAMS) ??? REQUIRED AND PROPOSED INFORMATION
 REQUESTED ON THE SHEET(S) FOR: A) BUILDING SETBACKS; B)
 BUILDING FOOTPRINT (FOR LOT AREA <50,000 SQ. FT.); C)
 OPEN SPACE (PRIVATE ONLY; PUBLIC NOT REQUIRED); D)
 ACTIVE USE REQUIREMENT E.) TRANSPARENCY REQUIREMENT; F)
 ACTIVE USE LINER DEPTH REQUIREMENT; G) FACADE
 ARTICULATION REQUIREMENTS (I.E. FENESTRATION,
 HORIZONTAL PROJECTIONS, ARCHITECTURAL FEATURES, BLANK
 WALL, ETC.).
  
 2.) ALSO NOTE THAT ACTIVE USES ARE REGULATED AS A
 PERCENTAGE OF THE BUILDABLE LOT FRONTAGE (NOT THE
 ACTUAL BUILDING FRONTAGE AS PROVIDED IN THE PLANS).
 PLEASE REFER TO REQUIREMENTS AND DIAGRAMS IN ARTICLE
 IV.
  
  
 ZONING TABULAR COMMENTS (SHEET A1):
  
 1.) THE ZONING DISTRICT IS QBD 8-12 STORY RECEIVING
 SITE.
  
 2.) CHECK THE PROVIDED PARKING COUNT (IT DOES NOT
 APPEAR TO BE 52 PARKING SPACES AS NOTED).
  
 3.) INFORMATION ON THE REQUIRED MINIMUM AND MAXIMUM
 BUILDING SETBACK INFORMATION SHALL BE PROVIDED. THIS
 INFORMATION IS NECESSARY TO DEMONSTRATE COMPLIANCE AS
 THE BUILDING MUST LOCATED WITHIN THE REQUIRED SETBACK
 RANGE.
  
 4.) INCORRECT INFORMATION IS PROVIDED FOR THE ALLOWABLE
 AND PROPOSED BUILDING FOOTPRINT. INFORMATION PROVIDED
 MUST BE CONSISTENT WITH THE ZLDRS.
  
 5.) THE MINIMUM GROUND TO 12 (152???) REQUIRED
 INFORMATION FOR BUILDING SETBACKS IS INCORRECT IN THE
 TABLE. PLEASE ADDRESS FOR CONSISTENCY.
  
 6.) PARKING CALCULATIONS (REQUIRED AND PROVIDED) SHALL
 BE BROKEN DOWN BY USE. ALSO INCLUDE PARKING
 CALCULATIONS FOR COMPACT PARKING, DISABLED PARKING,
 BICYCLE PARKING, LOADING ZONES, ETC.
  
 7.) CHECK THE PROVIDED PARKING COUNT (IT DOES NOT
 APPEAR TO BE 52 PARKING SPACES AS NOTED).
  
 8.) THE PLANS SHOULD REFERENCE THE TRANSFER OF
 DEVELOPMENT RIGHTS (TDRS) PROGRAM (CERTIFICATE NO.
 22-11) AND HOW MUCH ADDITIONAL BUILDING SQUARE FOOTAGE
 WILL BE ADDED TO THE PROJECT BASED ON THE PURCHASE AND
 UTILIZATION OF TDRS. IT IS IMPORTANT TO UNDERSTAND WHY
 AND HOW THE PROJECT CAN EXCEED THE REQUIREMENTS OF THE
 QBD-8 DISTRICT (BASE ZONING FOR THE PROJECT SITE)
 ILLUSTRATED/NOTED IN THE PLAN.
  
 9.) THE CODE SUMMARY INFORMATION SHALL REFERENCE THE
 CITY OF WEST PALM BEACH (NOT PALM BEACH COUNTY).
  
  
 SITE PLAN COMMENTS:
  
 1.) PER THE ZLDRS, "GROSS BUILDING AREA" MEANS THE
 TOTAL FLOOR AREA OF A BUILDING, INCLUDING
 AIR-CONDITIONED OR FULLY ENCLOSED STORAGE SPACES,
 ENCLOSED AREAS ON THE ROOFTOP, SUCH AS BATHROOMS AND
 LOBBIES, STAIRS AND ELEVATOR AREAS, AND EXTERNAL
 UNENCLOSED CIRCULATION AREAS. THE FAR DIAGRAMS DO NOT
 APPEAR TO BE ACCURATE. PLEASE ENSURE ALL DIAGRAMS AND
 CALCULATIONS DEFINED AS THE GROSS BUILDING AREA ARE
 INCLUDED IN THE FAR CALCULATIONS. MAKE ANY CORRECTIONS
 WHERE NECESSARY. [ZLDR S.94-109]
  
 2.) PER THE ZLDRS, THE MEZZANINE SHALL BE COUNTED
 TOWARD THE MAXIMUM ALLOWABLE FAR. ACCORDING TO THE
 PLAN, THE MEZZANINE HAS BEEN EXCLUDED FROM THE FAR
 CALCULATIONS. [ZLDR S.94-109]
  
 3.) THE BUILDING SETBACK ON EVERNIA STREET (SECONDARY
 STREET) SHALL BE MEASURED FROM THE BACK OF CURB (NOT
 THE PROPERTY LINE AS PROVIDED IN THE PLANS). THE
 MINIMUM BUILDING SETBACK IS 12 FT. AND THE MAXIMUM
 BUILDING SETBACK IS 35 FT. THE BUILDING ALONG EVERNIA
 STREET MUST BE WITHIN THIS SETBACK RANGE. ALSO, PLEASE
 CLEARLY PROVIDE THE ACCURATE DIMENSIONS TO DEMONSTRATE
 COMPLIANCE. [ZLDR S.94-109 AND S.94-132, TABLE IV-46]
  
 4.) CURB CUTS, PARKING ENTRANCES, EXISTING AND
 DRIVEWAYS SHALL NOT BE WIDER THAN 25 FT. AS MEASURED
 PARALLEL TO THE STREET AT THE CURB. NO DIMENSIONS HAVE
 BEEN PROVIDED IN THE PLANS TO DEMONSTRATE COMPLIANCE
 WITH THIS REQUIREMENT. [ZLDR S.94-111]
  
 5.) PROVIDE MORE INFORMATION ON THE PATIO SPACE AT THE
 LOBBY LEVEL. WHAT WILL THIS SPACE BE UTILIZED FOR?
  
 6.) PROVIDE MORE INFORMATION ON THE PROPOSED
 LIVING/SHOP AREA, AS ILLUSTRATED IN THE LOBBY FLOOR
 PLAN. IT IS UNCLEAR WHAT THIS SPACE IS.
  
 7.) RETAIL AREA CALCULATIONS DO NOT ADD UP. PLEASE
 ADDRESS FOR CONSISTENCY.
  
 8.) WHAT IS THE HEIGHT OF THE WALL/PATIO LOCATED ALONG
 EVERNIA STREET? IT IS RECOMMENDED THAT THE ELEVATION OF
 THE PATIO IS LOWERED TO MEET THE ACTIVE USE REQUIREMENT
 ALONG EVERNIA STREET.
  
  
 STREETSCAPE COMMENTS:
  
 1.) THE PROJECT DOES NOT ADDRESS THE STREETSCAPE
 REQUIREMENTS OF SEC. 94-113 OF THE ZLDRS. THE PROJECT
 MUST DEMONSTRATE COMPLIANCE WITH THE MINIMUM
 REQUIREMENTS FOR STREETSCAPE, INCLUDING, BUT NOT
 LIMITED TO STREET TREES, LIGHTING, BICYCLE PARKING,
 ETC.
  
 2.) SHOW DIMENSIONS TO DEMONSTRATE THE MINIMUM
 DIMENSIONAL REQUIREMENTS WITH THE STREETSCAPE STANDARDS
 OF THE ZLDRS.
  
 3.) THE APPLICANT SHOULD REFER TO/CONSIDER THE
 STREETSCAPE IMPROVEMENTS OF THE ADJACENT DEVELOPMENT(S)
 FOR CONTINUITY WHERE POSSIBLE.SHOW THE PROPOSED
 DRIVEWAY/CURB CUT ALONG EVERNIA STREET MAINTAINS THE
 SIDEWALK ELEVATION. [ZLDR S.94-113]
  
  
 PARKING COMMENTS:
  
 1.) A PARKING ASSESSMENT AND/OR A PARKING OPERATIONS
 SUMMARY FOR THE PROJECT SHALL BE PROVIDED. THERE NEEDS
 TO BE A CLEAR UNDERSTANDING OF HOW TRAFFIC CIRCULATION
 AND PARKING WILL OPERATE FOR THE PROJECT, AS THERE ARE
 CONCERNS WITH THE NUMBER OF TWO-WAY ACCESS POINTS INTO
 THE PROJECT FROM THE NARROW 14 FT. WIDE ALLEY AT THE
 REAR OF THE SITE.
  
 2.) CONSIDERATION SHOULD BE MADE TO PROVIDE ONE-WAY
 TRAFFIC FLOW IN AND OUT OF THE PROJECT FROM THE ALLEY
 TO ACCOMMODATE BETTER TRAFFIC CIRCULATION, AND ALSO
 NARROW THE INGRESS/EGRESS POINTS AT THE ALLEY.
  
 3.) COMMERCIAL USES THAT ARE NOT LISTED AS A RESTAURANT
 AND/OR MEETING AREAS, SHALL UTILIZE THE PARKING
 REQUIREMENTS FOR RETAIL, RESTAURANT OR COMMERCIAL USES
 WHICH HAS A MINIMUM REQUIREMENT OF 2 PARKING SPACES PER
 1,000 SQ. FT. AND A MAXIMUM REQUIREMENT OF 4 PARKING
 SPACES PER 1,000 SQ. FT. [ZLDR S.94-111, TABLE IV-9]
  
 4.) ARE THERE ANY SECURITY MEASURES PROPOSED FOR ACCESS
 INTO THE PARKING AREAS FOR THE PROJECT (I.E. GATES,
 ETC.)?
  
 5.) PROVIDE DIMENSIONS SHOWING GENERAL WIDTH OF PARKING
 STALLS, DRIVE AISLES AND TURNAROUND SPACES WITHIN THE
 PARKING LEVEL PLAN TO DEMONSTRATE CONSISTENCY WITH THE
 ZLDRS.
  
 6.) THE PARKING LEVEL PLAN IDENTIFIES 6 PARKING STALLS
 NOTATED WITH A "C". PLEASE CLARIFY THE MEANING OF THESE
 SPACES. IF THESE SPACES ARE COMPACT PARKING SPACES, A
 STALL PAINTING DETAIL FOR COMPACT PARKING SPACES SHALL
 ALSO BE PROVIDED.
  
 7.) TWO 10 FT. X 50 FT. LOADING ZONES ARE REQUIRED FOR
 THE PROJECT. LOADING FOR THE PROPOSED DEVELOPMENT SHALL
 OCCUR INTERNAL TO THE BUILDING FOOTPRINT. ALSO INCLUDE
 AN AUTO-TURN DIAGRAM FOR LOADING TO DETERMINE THE
 FEASIBILITY OF LOADING CIRCULATION. [ZLDR S. 94-111 AND
 S.94-485(P)]
  
 8.) THE PROJECT SHALL PROVIDE: A) SECURE BIKE RACKS
 AND/OR STORAGE AT A RATIO OF ONE BICYCLE PARKING SPACE
 PER EVERY 15 PARKING SPACES PROVIDED, B) A MINIMUM OF
 ONE SHOWER AND CHANGING FACILITY SHALL BE PROVIDED TO
 BE AVAILABLE TO 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. [ZLDR S.94-111(I)]
  
 9.) A DETAIL OF THE BICYCLE RACK AND/OR STORAGE SPACE
 SHALL BE PROVIDED. THE DETAIL SHALL BE CONSISTENT WITH
 THE PLANS.
  
 10.) ALL PARKING STRUCTURE ENTRANCES FACING A STREET
 FRONTAGE SHALL BE REQUIRED TO TREAT THE INTERIOR
 PORTION OF THE GARAGE ENTRY TO A DEPTH OF AT LEAST 20
 FT. FROM THE BUILDING FACADE. TREATMENT MAY INCLUDE,
 BUT SHALL NOT BE LIMITED TO, STUCCO OR PLASTER,
 FINISHED AND PAINTED COMPARABLE TO HABITABLE SPACE.
 SHOW IN PLANS TO DEMONSTRATE COMPLIANCE. [ZLDR
 S.94-111(Q)]
  
 11.) MAXIMUM SLOPE FOR PARKING RAMPS SHALL BE IN
 ACCORDANCE WITH ADA REQUIREMENTS AND SHALL NOT EXCEED
 6%. PLEASE SHOW PROPOSED SLOPE FOR THE RAMP TO
 DEMONSTRATE COMPLIANCE. [ZLDR S.94-111(Q)]
  
  
 ARCHITECTURAL COMMENTS:
  
 1.) ARCHITECTURAL ELEVATIONS ARE INCONSISTENT WITH THE
 RENDERINGS AND PLANS (I.E. EAST ELEVATION RETAINING
 WALL, ETC.). ALL RELEVANT DIMENSIONS AND INFORMATION
 SHALL BE PROVIDED IN THE ELEVATION DRAWINGS. THE
 INFORMATION SHALL BE CONSISTENT WITH THE STANDARDS FOR
 HEIGHT, STORY, VERTICAL PROJECTION, HORIZONTAL
 PROJECTION, ETC. AS DEFINED IN THE ZLDRS. [ZLDR
 S.94-109]
  
 2.) DIMENSION TO THE HIGHEST POINT OF THE PROPOSED
 BUILDING IS MISSING. PLEASE PROVIDE TO DEMONSTRATION
 CONSISTENCY WITH THE ZLDRS.
  
 3.) PLEASE PROVIDE MORE INFORMATION ON THE FACADE
 ARTICULATION OF THE BUILDING (I.E. MATERIALS, ETC.).
  
 4.) WHAT IS THE SIZE OF THE HOTEL ROOMS? THE PLANS MUST
 CLEARLY DEMONSTRATE THAT ALL ROOMS WITHIN THE PROPOSED
 HOTEL AREA ARE A MINIMUM OF 325 SQ. FT. [ZLDR S.94-109,
 HOTEL]
  
 5.) COVERED STRUCTURES ON THE ROOF TOP (I.E. STORAGE
 AREAS, RESTROOMS, ETC.) SHALL NOT EXCEED 30% OF THE
 GROSS ROOFTOP AREA. PLEASE SHOW CALCULATIONS TO
 DEMONSTRATE COMPLIANCE. [ZLDR S.94-109]
  
 6.) PROVIDE DIMENSIONS TO ALL HORIZONTAL PROJECTIONS
 (I.E. BALCONIES).
  
 7.) THERE APPEARS TO BE BLANK WALLS ON THE FACADE OF
 THE PROPOSED BUILDINGS. PLEASE ADDRESS TO ENSURE
 CONSISTENCY WITH THE ZLDRS.
  
  
 SIGANGE COMMENTS:
  
 1.) PLEASE PROVIDE DETAILS FOR ANY PROPOSED SIGNAGE FOR
 THE PROJECT OR INCLUDE A NOTE THAT STATES THAT ALL
 SIGNAGE PROPOSED FOR THE PROJECT SHALL COMPLY WITH THE
 SIGNAGE REQUIREMENTS OF THE CITY???S ZONING AND LAND
 DEVELOPMENT REGULATIONS (ZLDRS).
  
  
 INSTRUCTIONS FOR RESUBMITTAL:
  
 * PLEASE PROVIDE RESPONSES TO REVIEW COMMENTS IN
 WRITTEN FORMAT.
  
 * ALL PLAN SHEETS IN INFORMATION PROVIDED IN
 SUPPLEMENTAL DOCUMENTS SHALL MATCH FOR CONSISTENCY.
 PLEASE ENSURE ALL PLANS SHEETS AND INFORMATION MATCH
 PRIOR TO RESUBMITTING.
  
 * WHEN RESUBMITTING, PLEASE PROVIDE A MINIMUM OF FOUR
 (4) FULL COLORED PAPER COPIES AND A SET 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
 ($600).
  
 * CONTACT LINDA LOUIE @ (561) 822-1458 IF THERE ARE ANY
 QUESTIONS.
  
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