Plan Review Notes
Plan Review Notes For Project Z22090016
Project Number Z22090016
Review Stop Z
Sequence Number 2
Notes
Date Text
2023-02-03 10:04:30ZONING AND PLANNING
 PROJECT: VIANA HOTEL & SPA 609 EVERNIA STREET Z22090016
 DATE: FEBRUARY 2, 2023
 CONTACT: CLAUDIA IBAVEN, CITY URBAN DESIGNER, AT
 561-822-1402 OR VIA [email protected].
 I HAVE REVIEWED THE ABOVE REFERENCED PETITION AND
 PROVIDE THE FOLLOWING COMMENTS:
 PLEASE NOTE, I AM ADDING A 'Z' ON COMMENTS MADE BY THE
 ZONING DEPARTMENT AND AN 'A' ON COMMENTS MADE BY
 APPLICANT. FEEL FREE TO CONTACT CLAUDIA IBAVEN VIA
 EMAIL, IF YOU WOULD LIKE A WORD DOCUMENT OF THE
 COMMENTS BELOW.
  
  
 GENERAL COMMENTS
  
 COMMENT 1
 Z - 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.
  
 A - THE PROJECT FAR IS 79,768 SF. THIS IS IDENTIFIED ON
 DIAGRAMS AND CALCULATIONS ON SHEET Z-1.
  
 Z 02.02.23 - PARTIALLY SATISFIED. ON SHEET A1, PLEASE
 REFERENCE SHEETS THAT ARE SHOWING DIAGRAMS AND
 BREAKDOWN OF CALCULATIONS. ON SHEET Z-1, THE LOBBY
 LEVEL IS SHOWING DOTTED RED LINES NOT OUTSIDE OF THE
 FACE OF THE EXTERIOR WALLS, PARTICULARLY THE LOBBY AND
 BATHROOM AREAS, PLEASE REVISE. AND, PLEASE FEEL FREE TO
 SPLIT SHEET A1 INTO TWO SHEETS, ONE AS A SITE PLAN AND
 THE OTHER AS PROJECT DATA CALCULATIONS WITH ALL TABLES.
  
  
 COMMENT 2
 Z - 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.
  
 A - THIS PROJECT IS IN A TCEA AND TPS APPROVAL IS NOT
 REQUIRED. WE HAVE INFORMED QUAZI BARI THAT THE
 DEVELOPMENT PLAN HAS CHANGED SLIGHTLY IN A TCEA (SEE
 EMAIL DATED DECEMBER 12, 2022).
  
 Z 02.02.23 - NOT SATISFIED. A TRAFFIC LETTER PROVIDED
 BY THE PALM BEACH COUNTY TRAFFIC DIVISION IS REQUIRED
 AS PART OF THE APPLICATION. THE LETTER PROVIDED DATED
 ON SEPT. 26, 2022, WILL NEED TO BE UPDATED TO REFLECT
 ACCURATELY THE PROPOSED DEVELOPMENT.
  
  
 COMMENT 3
 Z - 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.
  
 A - PLEASE SEE WRITTEN REVIEW COMMENTS FROM PUBLIC
 WORKS, AND WRITTEN RESPONSES TO SAID COMMENTS IN THIS
 LETTER.
  
 Z 02.02.23 - NOT SATISFIED. WRITTEN CONFIRMATION
 DOCUMENT WILL NEED TO BE SUBMITTED AS PART OF YOUR
 APPLICATION/RESUBMITTAL PACKAGE FOR OUR RECORDS.
  
  
 COMMENT 4
 Z - 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.
  
 A - SURVEY AND PLANS SUBMITTED SHOW NO ENCROACHMENTS
 INTO EASEMENTS. LETTERS FROM UTILITIES WILL BE PROVIDED
 AT BUILDING PERMITTING.
  
 Z 02.02.2023 - NOT SATISFIED. AS REQUIRED FOR SITE PLAN
 APPROVAL, LETTERS FROM ALL PUBLIC UTILITIES WILL NEED
 TO BE PROVIDED IN YOUR RESUBMITTAL PACKAGE FOR OUR
 RECORDS.
  
  
 COMMENT 5
 Z- WHAT ARE THE PROVISIONS FOR THE EXISTING UTILITIES
 (I.E. UTILITY POLES, ETC.)? ARE ANY IMPROVEMENTS
 PROPOSED WITHIN THE ALLEY? PLEASE PROVIDE MORE
 INFORMATION.
  
 A - EXISTING UTILITIES ARE TO REMAIN UNLESS CALLED OUT.
 FOR EXAMPLE, THE UTILITY POLE IN THE NORTHWEST
 DRIVEWAY, AS WELL AS SEVERAL EXISTING WATER METERS,
 WATER SERVICE CONNECTIONS, AND PARTIAL SANITARY
 CONNECTIONS HAVE BEEN LABELED TO BE REMOVED. A PROPOSED
 SANITARY CONNECTION TO THE GRAVITY SEWER WILL ALSO
 REQUIRE PAVEMENT RESTORATION IN THE ALLEY.
  
 Z 02.02.23 - NOT SATISFIED. ON THE CONCEPTUAL PAVING,
 DRAINAGE, WATER AND WASTEWATER PLAN SHEET IT CALLS OUT
 ONE UTILITY POLE TO BE RELOCATED BUT THERE SEEMS TO BE
 AT LEAST A COUPLE ON THE ALLEY, PLEASE CLARIFY WHAT
 WILL HAPPEN TO THOSE AND LABEL CORRECTLY. PLEASE
 CLEARLY SHOW THE EXISTING R/W LINE. NOTE, THE RADIUS OF
 THE CURB-CUT OR APRON ON THE DRIVEWAYS ENCROACHES INTO
 THE ALLEY, PLEASE ADJUST TO BE WITHIN PROPERTY LINE.
 AND NO STAIRS, RAMPS OR OTHER STRUCTURES CAN BE WITHIN
 THE MINIMUM SETBACK, PLEASE ADJUST.
  
  
 COMMENT 6
 Z - 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.
  
 A - THE HOTEL SPA AND SALON AND RESTAURANT AND BAR ARE
 AMENITIES FOR HOTEL GUESTS LIKE THOSE DESCRIBED IN THE
 DEFINITIONS OF HOTEL, FULL SERVICE AND HOTEL, BOUTIQUE.
 ?? 94-109, ZLDRS. PARKING CALCULATIONS ARE PROVIDED AT
 SHEET A1 BASED UPON SECTION 94-111, ZLDRS AND TABLE
 IV-9 (PROVIDING PARKING REQUIREMENTS FOR HOTEL
 RESTAURANT AND PUBLIC MEETING AREAS AND COMMERCIAL
 USES).
  
 Z 02.02.23 - PARTIALLY SATISFIED. PLEASE CLARIFY WHAT
 SPACES OF THE DEVELOPMENT ARE OPEN TO THE PUBLIC IN
 GENERAL. PLEASE CLARIFY IF THE CAFE IS OPEN TO THE
 PUBLIC AND IF THE RESTAURANT/BAR IS ON THE GROUND FLOOR
 LABEL AS 'BUFFET' AND 'BAR', AND IF THIS SPACE IS ALSO
 OPEN TO THE PUBLIC.
  
  
 COMMENT 7
 Z - 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.
  
 A - TO THE EXTENT ANY FAA LETTER IS REQUIRED, IT WILL
 BE PROVIDED PRIOR TO BUILDING PERMITTING. THE APPLICANT
 NOTES THAT THERE ARE SIGNIFICANTLY HIGHER BUILDINGS IN
 THE AREA, SO THERE WILL NOT BE ANY ISSUE WITH THE
 FLIGHT PATH.
  
 Z 02.02.2023 - NOT SATISFIED. AS REQUIRED FOR SITE PLAN
 APPROVAL, FAA LETTER WILL NEED TO BE PROVIDED IN YOUR
 RESUBMITTAL PACKAGE FOR OUR RECORDS.
  
  
 COMMENT 8 - NEW COMMENT
 Z 02.02.23 - PLEASE NOTE, THE APPLICANT WILL NEED TO
 PROVIDE INFORMATION ON HOW IT WILL MEET THE PUBLIC ART
 REQUIREMENT PRIOR TO PRESENTING TO DAC AND FOR SITE
 PLAN APPROVAL. THERE IS NOT ENOUGH INFORMATION PROVIDED
 TO UNDERSTAND HOW THE DEVELOPMENT MEETS THE
 REQUIREMENT.
  
  
  
  
 JUSTIFICATION STATEMENT
  
 COMMENT 1
 Z - 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.
  
 A - THE JUSTIFICATION STATEMENT IDENTIFIES THE TDRS
 THAT HAVE BEEN ACQUIRED FROM THE SEABOARD TRAIN STATION
 (CERTIFICATE OF TRANSFER 22-11).
 Z 02.02.23 - SATISFIED.
  
  
 COMMENT 2
 Z - PROVIDE BACKGROUND INFORMATION ON THE PRESERVATION
 OF THE EXISTING HOTEL EVERNIA AND ANY DISCUSSIONS HAD
 WITH THE CITY'S HISTORIC PRESERVATION PLANNER(S).
  
 A - THE JUSTIFICATION STATEMENT HAS BEEN UPDATED TO
 REFERENCE PRIOR DISCUSSIONS WITH THE CITY'S HISTORIC
 PRESERVATION PLANNER RELATIVE TO THE INTEGRATION OF THE
 HOTEL EVERNIA STRUCTURE INTO THE PROJECT.
  
 Z 02.02.23 - SATISFIED.
  
  
 COMMENT 3
 Z - HAS THERE BEEN ANY PUBLIC OUTREACH REGARDING THE
 PROPOSED PROJECT?
  
 A - THE APPLICANT HAS SCHEDULED A MEETING WITH THE
 DOWNTOWN NEIGHBORHOOD ASSOCIATION ON FEBRUARY 1, 2023.
  
 Z 02.02.23 - IN YOUR RESUBMITTAL PACKAGE, PLEASE
 INCLUDE DOCUMENTATION OF THE MEETING HELD ON 02.01.23
 AND ANY LETTERS OF SUPPORT. IN ADDITION, PLEASE NOTE
 PER SEC. 94-39 (J)(4) AND SEC. 94-54 (B)(3), THE
 PROPOSED DEVELOPMENT WILL NEED TO MEET PROCEDURES OF
 NOTICES OF PUBLIC MEETINGS.
  
  
 COMMENT 4 - NEW COMMENT
 Z 02.02.23 - AS PER SEC. 94-54 (B), ADD TO
 JUSTIFICATION LETTER RESPONSE TO EACH SPECIAL REVIEW
 STANDARDS. PLEASE PROVIDE ONE DOCUMENT, THE
 JUSTIFICATION LETTER, THAT INCLUDES THE INFORMATION
 ABOUT TDR'S, THE HISTORIC BUILDING BACKGROUND INFO, THE
 PROPOSED DEVELOPMENT, AND RESPONSES ON THE SPECIAL
 REVIEW AND VARIANCE STANDARDS
  
  
  
  
 DIAGRAMS REQUESTED
  
 COMMENT 1
 Z - 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) FA??ADE
 ARTICULATION REQUIREMENTS (I.E. FENESTRATION,
 HORIZONTAL PROJECTIONS, ARCHITECTURAL FEATURES, BLANK
 WALL, ETC.).
  
 A - ADDITIONAL DIAGRAM SHEETS ARE INCLUDED WITH THIS
 RESUBMITTAL RELATIVE TO EACH ITEM NOTED.
  
 Z 02.02.23 - PARTIALLY SATISFIED. AS MENTIONED ABOVE,
 ON SHEET A1, PLEASE REFERENCE SHEETS THAT ARE SHOWING
 DIAGRAMS AND BREAKDOWN OF CALCULATIONS.
  
 HEIGHT DIAGRAMS: PLEASE CLARIFY IF SHEET B7 YOU ARE
 SHOWING THE BUILDING HEIGHT DIMENSION MEETING THE
 REQUIREMENT. IF SO, PLEASE REFERENCE ON A1 TABLE.
 PLEASE REVIEW SEC. 94-109 DEFINITION 'HEIGHT' ON HOW TO
 MEASURE IT. ALSO SEE ARCHITECTURAL COMMENTS.
  
 OPEN SPACE: PLEASE CLARIFY, WHICH SHEET IS PROVIDING
 THE BREAKDOWN OF THE 5,647SQ.FT OF OPEN SPACE PROPOSED
 AND NOTED ON SHEET A1. NOTE, ADDING UP THE SQ.FT. ON
 SHEETS HP.1, HP.2, HP.3 DOES NOT MATCH WITH THE
 PROPOSED. MAKE SURE YOU ARE DEFINING THE TYPE OF OPEN
 SPACE AS PER SEC. 94-109, TABLE IV-6 AND MEETS
 REQUIREMENTS ON TABLE IV-7.
  
 PLEASE CREATE A NEW SHEET DIAGRAM OR PERHAPS REWORK
 SHEET B1, TO SHOW GROUND FLOOR PLAN AND GROUND FLOOR
 ELEVATION PLANS TO CLEARLY PROVIDE CALCULATIONS AND
 DIMENSIONS FOR ACTIVE USE, ACTIVE USE LINER DEPTH,
 TRANSPARENCY, AND FENESTRATION REQUIREMENTS. FOR MORE
 INFORMATION ABOUT THESE REQUIREMENTS, SEE SEC. 94-109,
 TABLE IV-4 AND SEC. 94-132, TABLE IV-46. SEE ALSO SITE
 PLAN COMMENTS, COMMENT #5 & #8.
  
  
 COMMENT 2
 Z - 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.
  
 A - THE ACTIVE USES ARE IDENTIFIED BASED ON THE
 BUILDABLE LOT FRONTAGE.
  
 Z 02.02.23 - NOT SATISFIED. PLEASE REVIEW DEFINITION OF
 'ACTIVE USE' AND 'ACTIVE USE, GROUND FLOOR' ON SEC.
 94-109. REVISE TABLE ON SHEET A1 TO SHOW THE REQUIRED
 30% OF THE BUILDABLE LOT FRONTAGE. SHEET B1, SHOWS
 AREAS HIGHLIGHTED IN GREEN AS ACTIVE USE, THE ONLY AREA
 THAT CAN BE DESIGNATED AS ACTIVE USE, AS PER DEFINITION
 ON SEC. 94-109, IS THE 'SALON'. PLEASE REVISE PLANS TO
 MEET THE CODE. ON REVISED PLANS, MAKE SURE TO ADD THE
 DIMENSION OF THE 'BUILDING LOT FRONTAGE'. AND, AS
 SUGGESTED ABOVE, FEEL FREE TO CREATE A NEW SHEET TO
 CLEARLY SHOW HOW YOU MEET THE REQUIREMENTS FOR ACTIVE
 USE AND ACTIVE USE LINER DEPTH.
  
  
  
  
  
 ZONING AND TABULAR COMMENTS (SHEET A1)
  
 COMMENT 1
 Z - THE ZONING DISTRICT IS QBD 8-12 STORY RECEIVING
 SITE.
  
 A - ACKNOWLEDGED.
  
 Z 02.02.23 - SATISFIED. ON SHEET A1 REFLECTS THE RIGHT
 DISTRICT, THANK YOU.
  
  
 COMMENT 2
 Z - CHECK THE PROVIDED PARKING COUNT (IT DOES NOT
 APPEAR TO BE 52 PARKING SPACES AS NOTED).
  
 A - PARKING DATA HAS BEEN EVALUATED AND UPDATED.
  
 Z 02.02.23 - NOT SATISFIED. CALCULATIONS SHOW 55
 PARKING SPACES ARE PROVIDED, 5 OUT OF THOSE REQUIRED
 SPACES ARE FOR MOTORCYCLES AND, ACCORDING SEC 94-111
 (J), 8 MOTORCYCLE PARKING SPACES MAY BE PERMITTED IN
 LIEU OF 4 STANDARD PARKING SPACES, WHICH MEANS IF YOU
 ARE PROVIDE 5, 2 CAN COUNT TOWARDS YOUR TOTALS. PLEASE
 NOTE, PER SEC. 94-111 (F): ON-STREET PARKING, EXISTING
 OR PROPOSED ON-STREET PARKING SPACES MAY COUNT TOWARD
 REQUIRED PARKING WHEN APPROVED BY THE CITY PARKING
 ADMINISTRATOR AND THE CITY TRAFFIC ENGINEER. YOU MIGHT
 WANT TO EXPLORE THIS TO HELP WITH YOUR PARKING
 REQUIREMENTS.
  
 PLEASE NOTE, ON SHEET T1, PARKING SPACES ON GROUND
 LEVEL ARE 16FT IN LENGTH INSTEAD OF 18FT, PLEASE REVIEW
 ALL PARKING SPACES, ITS DIMENSIONS, AND REVISE
 ACCORDINGLY. IN ADDITION, AS PER SEC. 94-111 (C)(1), IF
 A STALL IS ADJACENT TO A WALL OR OTHER PHYSICAL
 OBSTRUCTION THE STALL WIDTHS SHALL BE INCREASED BY A
 MINIMUM OF 1FT, PLEASE REVISE.
  
 ADA ACCESS FROM THE SIDEWALK TO THE MAIN ENTRANCE OF
 THE HOTEL SHOULD BE PROVIDED.
  
  
 COMMENT 3
 Z- 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.
  
 A - THE INFORMATION IS PROVIDED ON SHEET A-1.
  
 Z 02.02.23 - PARTIALLY SATISFIED. ON SHEETS B1 AND B12
 PARKING LEVEL, STAIRS AND RAMPS ON THE BUILDING LOT
 FRONTAGE FACING THE ALLEY ARE LOCATED WITHIN THE 5FT
 REAR SETBACK AREA, PLEASE REVISE AS NOT STRUCTURES CAN
 BE WITHIN THE MINIMUM REAR SETBACK. IN ADDITION, PLEASE
 MAKE SURE TO ADD THE MINIMUM REAR SETBACK LINE TO ALL
 FLOORS. NOTE, ON SHEETS B1-6 AND B12 AND B13, YOU CAN
 SHOW THE REQUIRED SETBACK LINES WITH DIMENSIONS, YOU
 CAN TAKE OUT ANY OTHER DIMENSIONS LABELED AS 'SETBACKS'
 SINCE THE REVIEWER WILL BE ABLE TO SEE THAT BUILDING
 FACES ARE NOT WITHIN THE SETBACK LINES. AS A
 SUGGESTION, YOU CAN USE A DIFFERENT COLOR FOR THE
 SETBACK LINES TO DIFFERENTIATE FROM OTHER DRAWING LINES
 ON SHEETS B1-12, JUST LIKE YOU SHOW ON SHEETS B12 AND
 B13. LASTLY, PLEASE ADD SETBACK LINES IN ELEVATIONS.
  
  
 COMMENT 4
 Z - INCORRECT INFORMATION IS PROVIDED FOR THE ALLOWABLE
 AND PROPOSED BUILDING FOOTPRINT. INFORMATION PROVIDED
 MUST BE CONSISTENT WITH THE ZLDRS.
  
 A - THE INFORMATION HAS BEEN UPDATED.
  
 Z 02.02.23 - NOT SATISFIED. PLEASE PROVIDE A SHEET WITH
 DIAGRAMS SHOWING WHERE THESE CALCULATIONS ARE COMING
 FROM. FOR MORE INFORMATION ABOUT BUILDING FOOTPRINT
 PLEASE SEE SEC. 94-109. IN ADDITION, PLEASE REVISE
 MINOR TYPOS 'TOWER:4 TO 5(68')' AND 'TOWER: 6 TO 12
 (152')' ON SHEET A1.
  
  
 COMMENT 5
 Z - THE MINIMUM GROUND TO 12 (152') REQUIRED
 INFORMATION FOR BUILDING SETBACKS IS INCORRECT IN THE
 TABLE. PLEASE ADDRESS FOR CONSISTENCY.
  
 A - THE TABLE HAS BEEN UPDATED.
  
 Z 02.02.23 - SATISFIED.
  
  
 COMMENT 6
 Z - 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.
  
 A - THE PARKING DATA IS NOW BROKEN DOWN BY USE AND
 PARKING CALCULATIONS BY TYPE (COMPACT, DISABLED,
 PARKING, LOADING) IS PROVIDED IN THE PARKING TABLE AT
 SHEET A-1. THE APPLICANT HAS FURTHER INCLUDED A
 VARIANCE REQUEST FOR THE REDUCTION TO ONE LOADING SPACE
 THAT IS PROVIDED ON THE PLANS.
  
 Z 02.02.23 - SEE COMMENT #2 FOR MORE ABOUT PARKING
 CALCULATIONS AND REQUIREMENTS.
  
  
 COMMENT 7
 Z - CHECK THE PROVIDED PARKING COUNT (IT DOES NOT
 APPEAR TO BE 52 PARKING SPACES AS NOTED).
  
 A - PARKING DATA HAS BEEN EVALUATED AND UPDATED ON
 SHEET B-1.
  
 Z 02.02.23 - SEE COMMENT #2 FOR MORE ABOUT PARKING
 CALCULATIONS AND REQUIREMENTS.
  
  
 COMMENT 8
 Z - 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.
  
 A - A NOTE REGARDING THE CERTIFICATE OF TRANSFER
 (CERTIFICATE NO. 22-11) CONVEYING 44,895 SQUARE FEET
 FROM THE SENDING SITE AT 205 S. TAMARIND AVENUE TO THE
 PROJECT SITE (609, 613 & 617 EVERNIA STREET) HAS BEEN
 ADDED TO THE SITE PLAN (SHEET A1).
  
 Z 02.02.23 - SATISFIED.
  
  
 COMMENT 9
 Z - THE CODE SUMMARY INFORMATION SHALL REFERENCE THE
 CITY OF WEST PALM BEACH (NOT PALM BEACH COUNTY).
 A - THE SUMMARY INFORMATION HAS BEEN CORRECTED.
 Z 02.02.23 - SATISFIED.
  
  
  
  
  
 SITE PLAN COMMENTS
  
 COMMENT 1
 Z - 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]
  
 A - FAR HAS BEEN UPDATED. PLEASE SEE DIAGRAM SHEET Z-1.
 Z 02.02.23 - PARTIALLY SATISFIED. SEE GENERAL COMMENTS,
 COMMENT #1.
  
 COMMENT 2
 Z - 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]
  
 A - THE MEZZANINE AREA HAS BEEN INCLUDED IN FAR
 CALCULATIONS.
 Z 02.02.23 - SATISFIED.
  
  
 COMMENT 3
 Z - 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]
  
 A - REVISED DIMENSIONS ARE IDENTIFIED ON FLOOR PLANS.
  
 Z 02.02.23 - PARTIALLY SATISFIED. SEE ZONING AND
 TABULAR COMMENTS, COMMENT #3.
  
  
 COMMENT 4
 Z - 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]
  
 A - PLEASE SEE UPDATED DIMENSIONS ON SHEET B-1 AND
 CIVIL PLANS INCLUDED WITH THIS RESUBMITTAL.
  
 Z 02.02.23 - WE RECOMMEND MAKING THE DRIVEWAY ON
 EVERNIA STREET ONE LINE TO REDUCE THE IMPACT ON
 PEDESTRIANS AND STREETSCAPE. THIS CHANGE WILL HELP WITH
 PLACEMENT OF STOP SIGN AND STREET TREES WITHOUT
 EXCEEDING THE MAX SPACING BETWEEN TREES. IT COULD ALSO
 PROVIDE MORE SPACE TO INCORPORATE ADA RAMP(S) TO ENTER
 THE MAIN ENTRANCE OF THE BUILDING.
  
  
 COMMENT 5
 Z - PROVIDE MORE INFORMATION ON THE PATIO SPACE AT THE
 LOBBY LEVEL. WHAT WILL THIS SPACE BE UTILIZED FOR?
  
 A - THE PATIO SPACE IS A LOUNGE/SEATING AREA FOR THE
 USE OF HOTEL GUESTS ACCESSIBLE FROM LOBBY.
  
 Z 02.02.23 - AS THIS SPACE IS PRIVATE AND FOR THE USE
 OF GUESTS, THIS OPEN SPACE CAN'T COUNT AS PUBLIC SPACE
 OR ACTIVE USE. PLEASE REVIEW REGULATIONS OF ACTIVE USE
 AND ACTIVE USE LINER DEPTH TO MAKE SURE YOU ARE MEETING
 THE REQUIREMENTS. SEE ALSO DIAGRAMS REQUESTED, COMMENT
 #2.
  
  
 COMMENT 6
 Z - PROVIDE MORE INFORMATION ON THE PROPOSED
 LIVING/SHOP AREA, AS ILLUSTRATED IN THE LOBBY FLOOR
 PLAN. IT IS UNCLEAR WHAT THIS SPACE IS.
  
 A - THE 'LIVING' SPACE AS PREVIOUSLY LABELED IS THE
 LOBBY SPACE; ALL PLANS HAVE BEEN CORRECTED TO REFERENCE
 THIS.
  
 Z 02.02.23 - SEE DIAGRAMS REQUESTED, COMMENT #2.
  
  
 COMMENT 7
 Z - RETAIL AREA CALCULATIONS DO NOT ADD UP. PLEASE
 ADDRESS FOR CONSISTENCY.
 A - CALCULATIONS HAVE BEEN UPDATED.
  
 Z 02.02.23 - NOT SATISFIED. PLEASE CLARIFY IF ONLY THE
 SALON WILL BE RETAIL AND SPACE ACCESSIBLE TO THE
 GENERAL PUBLIC. CLARIFY IF THE SALON IS NOT CONNECTED
 TO THE SPA AND WILL NOT FUNCTION AS ONE BUSINESS. IN
 ADDITION, CLARIFY IF THE 'OFFICE' ON THE GROUND FLOOR
 IS PART OF THE HOTEL OR THE SALON OR THE SPA. LASTLY,
 PLEASE REVISE CALCULATIONS, ON SHEET A1 RETAIL SPACE
 SQ.FT. SHOWS AS 637, ON SHEET Z1 SHOWS AS 780SQ.FT. AND
 ON SHEETS T1 AND B12 IT SHOWS 788SQ.FT. MAKE SURE ALL
 DATA IS CONSISTENT ACROSS ALL SHEETS.
  
  
 COMMENT 8
 Z - 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.
  
 A - THE PATIO WALL HEIGHT IS 42 INCHES AND INCLUDED ON
 THE REVISED SITE PLAN AT SHEET A1, PARKING LEVEL/SALON
 & LOBBY FLOOR PLAN AT SHEET B1, AND THE SOUTH ELEVATION
 AT SHEET B7. THE PATIO IS FRONTING THE ACTIVE USE ALONG
 EVERNIA STREET, AND IS LEVEL WITH THE HOTEL LOBBY, BUT
 ALSO ACCESSIBLE FROM THE RIGHT-OF-WAY ON THE WEST END.
  
 Z 02.02.23 - NOT SATISFIED. AS DEFINED ON SEC. 94-109,
 THE INTEND TO HAVE 'ACTIVE USE' ON THE GROUND FLOOR IS
 TO ATTRACT PEDESTRIAN ACTIVITY AND PROVIDE DIRECT
 ACCESS TO THE GENERAL PUBLIC FROM THE SIDEWALK, THE
 WALL HEIGHT IS CREATING A VISUAL AND PHYSICAL BARRIER
 FOR PEDESTRIANS TO SEE ANY ACTIVITY IN THE BUILDING AND
 LOT FRONTAGE AND IMPEDING DIRECT ACCESS TO THE
 BUILDING. PLEASE PROVIDE AN ALTERNATIVE DESIGN IN ORDER
 TO MEET THE ACTIVE USE REQUIREMENT AND DECREASE AS MUCH
 AS POSSIBLE ANY NEGATIVE VISUAL AND PHYSICAL BARRIERS
 FOR THE GENERAL PUBLIC. SEE ALSO DIAGRAMS REQUESTED,
 COMMENT #2.
  
  
  
  
  
 STREETSCAPE COMMENTS
  
 COMMENT 1
 Z - 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.
  
 A - STREETSCAPE TREES HAVE BEEN INCLUDED AND CALLED OUT
 ON LANDSCAPE PLANS FOR PROPOSED SIDEWALKS. REFER TO
 SHEET LP.1. STRUCTURAL SOIL LOCATIONS HAVE BEEN
 DISPLAYED IN LANDSCAPE PLANS AND DETAIL HAS BEEN ADDED
 TO LANDSCAPE DETAILS SHEET ON SHEET LP.2.
  
 Z 02.02.23 - PARTIALLY SATISFIED. PLEASE MAKE SURE TO
 DIFFERENTIATE WHAT IS STRIPPING VERSUS WHAT ARE CURBED
 AND RAISED AREAS. ON SHEET LP-1, ON-STREET PARKING SHOW
 SOME LINES THAT SEEMS TO BE A MISTAKE, PLEASE CLEAN UP.
 IN ADDITION, PLEASE EXPLAIN WHY ON-STREET PARKING
 SPACES WERE REMOVED TO ACCOMMODATE ISLANDS OR RAISED
 CURBED AREAS.
  
 PLEASE ADD EXISTING PARKING METERS AND EXISTING AND
 PROPOSED STREET LIGHTS TO SHEET LP1 TO MAKE SURE THEY
 DO NOT CONFLICT WITH STREET TREES OR OTHER PERMANENT
 FIXTURES. AS PER SEC. 94-113 (B) BUILDINGS SHALL
 PROVIDE EXTERIOR LIGHTING AT A MINIMUM OF 0.6
 FOOTCANDLES. PLEASE PROVIDE A PHOTOMETRIC PLAN AND A
 SPECIFICATION SHEET IN YOUR RESUBMITTAL. NOTE, CITY
 STANDARD FOR DECORATIVE STREETLAMPS IS LUMEC (S55-007).
  
 PER SEC. 94-113, GROUND FLOOR PARKING SHOULD BE
 VISUALLY SCREENED WITH A 5FT LANDSCAPE BUFFER, PLEASE
 MAKE SURE YOU ARE PROVIDING THE BUFFER ON THE EVERNIA
 ST BUILDING FRONTAGE. THE LANDSCAPE BUFFER SHALL BE
 COMPRISED OF A HEDGE PLANTED AT TWO-FOOT TO THREE-FOOT
 INTERVALS AND MAINTAINED AT A MAXIMUM HEIGHT OF 36
 INCHES AT MATURITY.
  
 PER SEC. 94-113 (D)(9), BICYCLE PARKING SHALL BE
 PROVIDED AT A MINIMUM OF 1 SPACE PER EVERY 100 FEET OF
 STREET FRONTAGE. NOTE SHEET LP-1 AND A1 SHOW DIFFERENT
 LOCATIONS OF BIKE RACKS ON THE SOUTH WEST CORNER INSIDE
 THE PROPERTY, BIKE RACKS SHOULD ACCESSIBLE AND VISIBLE
 TO THE GENERAL PUBLIC. PLEASE CONTACT CLAUDIA IBAVEN
 VIA EMAIL TO PROVIDE YOU WITH THE CITY'S BICYCLE
 PARKING GUIDELINES. ONCE YOU REVIEWED THE GUIDELINES,
 MAKE SURE THAT YOU PROVIDE DETAILS ON THE ARRANGEMENT
 OF BIKE RACKS WITH DIMENSIONS, EQUIPMENT SPECS AS NOTED
 IN THE GUIDELINES.
  
  
 COMMENT 2
 Z - SHOW DIMENSIONS TO DEMONSTRATE THE MINIMUM
 DIMENSIONAL REQUIREMENTS WITH THE STREETSCAPE STANDARDS
 OF THE ZLDRS.
  
 A - DIMENSIONS HAVE BEEN ADDED TO LP.1 TO SHOW THAT THE
 TREES MEET MINIMUM SPACING REQUIREMENTS ON SHEET LP.1.
  
 Z 02.02.23 - NOT SATISFIED. PLEASE NOTE, STREET TREES
 LOCATED ADJACENT TO THE DRIVEWAY ARE TOO CLOSE TO
 MOVING TRAFFIC ENTERING AND EXITING THE PROPERTY. AS
 MENTIONED BEFORE, WE RECOMMEND MAKING THE DRIVEWAY ONE
 LINE TO REDUCE IMPACT ON PEDESTRIANS. ALSO NOTE, A STOP
 SIGN IS LOCATED WEST OF THE TREE, IT SHOULD BE ADJACENT
 TO THE DRIVEWAY, WHICH IS ANOTHER REASON WHY IS BEST TO
 REDUCE DRIVEWAY WIDTH TO ACCOMMODATE TREES AND SIGN AND
 SPACING THEM WITHOUT EXCEEDING THE 30FT REQUIREMENT.
 THIS COMMENT RELATES TO SHEET LP-1, IF ANY CHANGES ARE
 MADE, PLEASE MAKE SURE OTHER SHEETS ARE CONSISTENT WITH
 CHANGES.
  
 ON SHEET LP-1 AND A1, PLEASE ADD DIMENSIONS ON SIDEWALK
 TO SHOW HOW IT MEETS THE 8FT REQUIREMENT, AS WELL AS
 DIMENSIONS SHOWING THE MINIMUM OF 4FT FOR TREE GRATES
 AND BASE PLANTING FOR TREES. STAFF RECOMMENDS LIVE OAK
 TREES TO MATCH THE SURROUNDING STREETSCAPE.
  
  
 COMMENT 3
 Z - 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]
  
 A - THE LANDSCAPE HAS BEEN DESIGNED TO COORDINATE WITH
 THE ADJACENT PROPERTY, REFER TO SHEET LP.1.
  
 Z 02.02.23 - PLEASE SEE COMMENT #2, AND STREET TREES
 RECOMMENDATION IS LIVE OAKS TO ALSO MATCH ADJACENT
 PROPERTY.
  
  
 COMMENT 4 - NEW COMMENT
 Z 02.02.23 - THE RADIUS OF THE CURB-CUT OR APRON ON THE
 DRIVEWAYS ENCROACHES INTO THE ALLEY, PLEASE ADJUST TO
 BE WITHING PROPERTY LINE.
  
  
  
  
  
 PARKING COMMENTS
  
 COMMENT 1
 Z - 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.
  
 A - PLEASE SEE THE REVISED TRAFFIC IMPACT STATEMENT.
  
 Z 02.02.23 - NOT SATISFIED. PLEASE PROVIDE A PARKING
 MANAGEMENT PLAN AND A VALET OPERATIONS PLAN THAT LAYS
 OUT OBJECTIVES, POLICIES, AND SAFETY MEASURES TO
 OPTIMIZE CAR PARKING AND LOADING OPERATIONS. PLEASE
 NOTE YOU WILL NEED TO INCLUDE IN YOUR JUSTIFICATION
 LETTER YOUR PLANS.
  
  
 COMMENT 2
 Z - 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.
  
 A - BASED ON INPUT FROM THE CITY PUBLIC WORKS, A
 ONE-WAY EASTBOUND DIRECTION FOR THE ALLEY WORKS FOR
 SANITATION CIRCULATION. THIS APPLICANT DOES NOT OBJECT
 TO THE CITY CONVERTING THE ALLEY TO ONE-WAY AND WILL
 INCLUDE 'RIGHT OUT ONLY' DIRECTIONAL SIGNAGE FOR ANYONE
 EXITING TO THE ALLEY.
  
 Z 02.02.23 - PLEASE MAKE SURE NO STRUCTURES SUCH AS
 STAIRS AND RAMPS ARE WITHIN THE REAR MINIMUM SETBACK
 AND THE FRONT MINIMUM SETBACK.
  
  
 COMMENT 3
 Z - 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]
  
 A - THE HOTEL RESTAURANT AND BAR AND HOTEL SPA AND
 SALON ARE AMENITIES FOR HOTEL GUESTS. PARKING FOR THESE
 AREAS WAS CALCULATED BASED ON TABLE IV-9 IN ACCORDANCE
 WITH SECTION 94-111(B)(1), ZLDRS.
  
 Z 02.02.23 - NOT SATISFIED. PLEASE SEE SITE PLAN
 COMMENTS, COMMENT #7, CLARIFICATIONS MIGHT LEAD TO
 REVIEW PARKING REQUIREMENTS. ALSO REVISE RETAIL SQ.FT.
 CALCULATIONS AS THEY SHOW DIFFERENT IN DIFFERENT
 SHEETS.
  
  
 COMMENT 4
 Z - ARE THERE ANY SECURITY MEASURES PROPOSED FOR ACCESS
 INTO THE PARKING AREAS FOR THE PROJECT (I.E. GATES,
 ETC.)?
  
 A - CCTV TO BE PROVIDED THROUGHOUT THE PARKING AREAS.
 NO GATES ARE PROPOSED.
  
 Z 02.02.23 - NOT SATISFIED. PLEASE PROVIDE A PARKING
 MANAGEMENT PLAN AND A VALET OPERATIONS PLAN THAT LAYS
 OUT OBJECTIVES, POLICIES, AND SAFETY MEASURES TO
 OPTIMIZE CAR PARKING AND LOADING OPERATIONS. PLEASE
 NOTE YOU WILL NEED TO INCLUDE IN YOUR JUSTIFICATION
 LETTER YOUR PLANS.
  
  
 COMMENT 5
 Z - PROVIDE DIMENSIONS SHOWING GENERAL WIDTH OF PARKING
 STALLS, DRIVE AISLES AND TURNAROUND SPACES WITHIN THE
 PARKING LEVEL PLAN TO DEMONSTRATE CONSISTENCY WITH THE
 ZLDRS.
  
 A - PLEASE SEE SHEET B-1.
  
 Z 02.02.23 NOT SATISFIED. PLEASE NOTE, ON SHEETS T1 AND
 B1, PARKING SPACES ON GROUND LEVEL ARE 16FT IN LENGTH
 INSTEAD OF 18FT, PLEASE REVIEW ALL PARKING SPACES, ITS
 DIMENSIONS, AND REVISE ACCORDINGLY. IN ADDITION, AS PER
 SEC. 94-111 (C)(1), IF A STALL IS ADJACENT TO A WALL OR
 OTHER PHYSICAL OBSTRUCTION THE STALL WIDTHS SHALL BE
 INCREASED BY A MINIMUM OF 1FT, PLEASE REVISE. ALSO SEE
 ZONING AND TABULAR COMMENTS, COMMENT #2.
  
  
 COMMENT 6
 Z - 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.
  
 A - THE 'C' WAS MEANT TO IDENTIFY COMPACT PARKING
 SPACES. SHEET B-1 IDENTIFIES ???COMPACT??? PAINTING
 DETAILS.
  
 Z 02.02.23 - SATISFIED.
  
  
 COMMENT 7
 Z - 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)]
  
 A - ONE 10' X 50' LOADING ZONE IS PROVIDED ON NORTH
 SIDE ALONG ALLEYWAY; A VARIANCE REQUEST IS INCLUDED
 WITH THIS SUBMITTAL SEEKING THIS APPROVAL. PLEASE SEE
 THE AUTOTURN ANALYSIS PLAN SHEETS.
  
 Z 02.02.23 - PLEASE ADD A NOTE TO A1, PARKING TABLE
 ABOUT THE VARIANCE REQUESTED.
  
  
 COMMENT 8
 Z - 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)]
  
 A - THE BIKE RACK INFORMATION IS SHOWN ON SHEET B-1.
  
 Z 02.02.23 - NOT SATISFIED. PLEASE CLARIFY WHERE THE
 SHOWER AND CHANGING FACILITY IS IN THE BUILDING. ALL 4
 BICYCLE PARKING SPACES CAN BE IN A BIKE STORAGE ROOM.
 IN ADDITION, PLEASE CONTACT CLAUDIA IBAVEN VIA EMAIL TO
 PROVIDE YOU WITH THE CITY???S BICYCLE PARKING
 GUIDELINES. ONCE YOU REVIEWED THE GUIDELINES, MAKE SURE
 THAT YOU PROVIDE DETAILS ON THE ARRANGEMENT OF BIKE
 RACKS WITH DIMENSIONS, AND TYPE OF RACK OR PARKING
 EQUIPMENT AS NOTED IN THE GUIDELINES.
  
  
 COMMENT 9
 Z - A DETAIL OF THE BICYCLE RACK AND/OR STORAGE SPACE
 SHALL BE PROVIDED. THE DETAIL SHALL BE CONSISTENT WITH
 THE PLANS.
  
 A - THE BIKE RACK INFORMATION IS SHOWN ON SHEET B-1.
  
 Z 02.02.23 - NOT SATISFIED. TO CLARIFY, BICYCLE PARKING
 ON THE STREETSCAPE IS REQUIRED AS PER SEC. 94-113
 (D)(9) AND WILL SERVE THE GENERAL PUBLIC. IN ADDITION,
 BICYCLE PARKING/STORAGE IS REQUIRED PER SEC. 94-111
 (I)(1) FOR BUILDING OCCUPANTS.
  
  
 COMMENT 10
 Z - 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.
 [ZLDRS.94-111(Q)]
  
 A - ACKNOWLEDGED. PLANS SUBMITTED FOR CONSTRUCTION
 PERMIT WILL INCLUDE THE DETAILS FOR THE INTERIOR WALLS
 AT THE GARAGE ENTRY/EXIT, WHICH WILL BE FINISHED, AT
 LEAST 20 FEET IN LENGTH FROM THE BUILDING FA??ADE, AND
 WILL COMPLY WITH ALL CITY CODE REQUIREMENTS.
  
 Z 02.02.23 - PLEASE SEE STREETSCAPE COMMENTS, COMMENT
 #1 AND REVISE PLANS TO BEST SCREEN SURFACE PARKING LOT
 FROM STREET VIEW.
  
  
 COMMENT 11
 Z - 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)]
  
 A - THE SLOPE IS IDENTIFIED ON SHEET B-1 AND CIVIL
 PLANS.
  
 Z 02.02.23 NOTE, RAMPS ARE LOCATED WITHIN THE MINIMUM
 SETBACKS AREA, PLEASE REVISE AS NOT STRUCTURES CAN BE
 WITHIN THE MINIMUM SETBACKS.
  
  
  
  
  
 ARCHITECTURAL COMMENTS
  
 COMMENT 1
 Z - 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.
 [ZLDRS.94-109]
  
 A - PLANS AND ELEVATIONS HAVE BEEN REVISED TO BE
 CONSISTENT.
  
 Z 02.02.23 - PARTIALLY SATISFIED. PLEASE ADD SETBACK
 LINES TO ELEVATIONS.
  
  
 COMMENT 2
 Z - DIMENSION TO THE HIGHEST POINT OF THE PROPOSED
 BUILDING IS MISSING. PLEASE PROVIDE TO DEMONSTRATION
 CONSISTENCY WITH THE ZLDRS.
  
 A - THIS HAS BEEN ADDED ON THE ELEVATION SHEETS
 (SHEETA2, A3, B7, B8, B9, B10, B14, B15, B16, AND B17.
  
 Z 02.02.23 - PARTIALLY SATISFIED. SHEET A2 AND A3, DO
 NOT SHOW DIMENSIONS. PLEASE ADD DIMENSIONS TO ALL
 ELEVATIONS TO SHOW HEIGHT REQUIREMENT, WHICH IS
 CALCULATED FROM THE AVERAGE ELEVATION OF THE ADJACENT
 PUBLIC SIDEWALK OR THE CROWN OF THE ROAD IF NO SIDEWALK
 EXISTS TO THE TOP OF THE HIGHEST STORY AS PER SEC.
 94-109. AS THE LOT HAS A SLOPE, PLEASE PROVIDE
 DIMENSIONS ON BOTH SIDES OF THE ELEVATIONS. ALSO ADD
 DIMENSIONS TO VERTICAL PROJECTIONS ENCROACHING THE MAX
 HEIGHT, SEE MORE INFO ABOUT VERTICAL PROJECTIONS ON
 SEC. 94-109, TABLE IV-5.
  
  
 COMMENT 3
 Z - PLEASE PROVIDE MORE INFORMATION ON THE FACADE
 ARTICULATION OF THE BUILDING (I.E. MATERIALS, ETC.).
  
 A - INFORMATION HAS BEEN PROVIDED ON BUILDING MATERIAL
 NOTES ON ELEVATIONS.
  
 Z 02.02.23 - PARTIALLY SATISFIED. PLEASE PROVIDE MORE
 DETAILS OF THE ???ALUMINUM PIPE SCREEN??? AND HOW
 DIMENSIONS AND SPACING WILL FULLY SCREEN MECHANICAL
 EQUIPMENT. YOU ARE ENCOURAGED TO PROVIDE PHOTOS OF
 MATERIALS AND ADD TO AN ELEVATION OR RENDERING SHEET TO
 FULLY SHOW FA??ADE TREATMENT.
  
 ON SHEET B7, WALLS WHERE 'PROPOSED PUBLIC ART' IS
 LOCATED, PLEASE EXPLAIN FURTHER. ALSO, PLEASE CLARIFY
 THE MATERIAL OF THE WALL AS IT IS NOT LABELED. ON
 RENDERINGS THERE SEEMS TO BE A VEGETATED WALL, PLEASE
 CONFIRM IF THIS WILL BE THE FA??ADE TREATMENT AND ADD
 TO ELEVATION SHEETS.
  
  
 COMMENT 4
 Z - 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]
  
 A - THE PLANS HAVE BEEN UPDATED. THE MINIMUM GUEST ROOM
 AREA IS 350 SF.
  
 Z 02.02.23 - SATISFIED. PLEASE PROVIDE AVERAGE UNIT
 SIZE.
  
  
 COMMENT 5
 Z - 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]
  
 A - THE CALCULATIONS SHOWING COMPLIANCE CAN BE FOUND ON
 SHEET B-6.
  
 Z 02.02.23 - SEE DIAGRAMS REQUESTED, COMMENT #1. MAKE
 SURE YOU ARE DEFINING THE TYPE OF OPEN SPACE AS PER
 SEC. 94-109, TABLE IV-6 AND MEETS REQUIREMENTS ON TABLE
 IV-7.
  
  
 COMMENT 6
 Z - PROVIDE DIMENSIONS TO ALL HORIZONTAL PROJECTIONS
 (I.E. BALCONIES).
  
 A - FLOOR PLANS HAVE BEEN REVISED TO INCLUDE ALL
 DIMENSIONS AS REQUESTED.
  
 Z 02.02.23 - SATISFIED. PLEASE CLARIFY THAT ALL
 PROJECTIONS ARE NOT EXCEEDED MAXIMUM HORIZONTAL
 ENCROACHMENT.
  
  
 COMMENT 7
 Z - THERE APPEARS TO BE BLANK WALLS ON THE FACADE OF
 THE PROPOSED BUILDINGS. PLEASE ADDRESS TO ENSURE
 CONSISTENCY WITH THE ZLDRS.
  
 A - THIS HAS BEEN CLARIFIED. PLEASE SEE REVISED
 BUILDING ELEVATIONS.
  
 Z 02.02.23 - PARTIALLY SATISFIED. ON SHEETS B14-17,
 PLEASE REVISE AS THERE ARE SOME PLANES AREAS THAT
 SHOULD BE THE SAME PLANE. FOR EXAMPLE, ON SHEET B14,
 PLANE E AND G SHOULD BE THE SAME PLANE, AS WELL AS F,
 H, M AND N, ALSO PLANES B AND J, AND PLANES L AND K.
 PLEASE REVISE SHEETS AND CALCULATIONS.
  
  
  
 SIGNAGE COMMENTS
  
 COMMENT 1
 Z - 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).
  
 A - A NOTE HAS BEEN PROVIDED ON THE PARKING LEVEL/SALON
 & LOBBY FLOOR PLAN (SHEET B1) THAT ALL SIGNAGE PROPOSED
 FOR THE PROJECT WILL COMPLY WITH THE CITY???S ZLDRS.
  
 Z 02.02.23 - NOT SATISFIED. ON THE MAIN FACADE YOU HAVE
 THE 'VIANA' SIGN, WHICH IS CONSIDERED A BUILDING
 IDENTIFY SIGN, YOU WILL NEED TO PROVIDE HOW THIS SIGN
 MEETS SIGN REGULATIONS ON SEC. 94-110. IN ADDITION,
 PLEASE CLARIFY IF THE SIGN 'HOTEL EVERNIA' ON THE
 EXISTING BUILDING WILL BE REMOVED OR REMAIN.
  
  
  
 Z 02.02.23 - OTHER COMMENTS
 PLEASE NOTE, AS PER SEC. 94-54 (A)(1), THE APPLICANT
 SHALL ADDRESS ANY COMMENTS OF THE PPRC AND SUBMIT A
 REVISED APPLICATION WITHIN 60 DAYS OF THE DATE OF SUCH
 COMMENTS. FAILURE TO MAKE THE REQUIRED SUBMITTALS
 WITHIN THE 60-DAY DEADLINE WILL DEEM THE APPLICATION AS
 WITHDRAWN. AT LEAST 15 DAYS PRIOR TO THE EXPIRATION OF
 THE 60-DAY REVISION PERIOD, THE APPLICANT MAY REQUEST A
 30-DAY EXTENSION. NO FURTHER EXTENSION REQUEST IS
 PERMITTED.
  
 WHEN RESUBMITTING, WRITTEN RESPONSES TO COMMENTS NEED
 TO BE PROVIDED AS WELL AS A MINIMUM OF TWO (2) PAPER
 COPIES AND AN ELECTRONIC COPY IN .PNG/.PDF FORMAT OF
 ALL PLANS AND ALL DOCUMENTATION REQUIRED IN THE
 APPLICATION. PLEASE NOTE THAT CHANGES ON THE
 RESUBMITTED PLANS OR THE SUBMITTAL OF INFORMATION/PLANS
 TO ADDRESS THE COMMENTS MAY RESULT IN ADDITIONAL
 COMMENTS.
  
 LASTLY, YOU WERE PERMITTED ONE (1) RESUBMITTAL AT NO
 ADDITIONAL COST. AS 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, WHICH IS $300.
  
 --END OF COMMENTS--
  
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