Plan Review Notes
Plan Review Notes For Project Z22120027
Project Number Z22120027
Review Stop Z
Sequence Number 1
Notes
Date Text
2023-01-11 14:51:55ZONING AND PLANNING
 PROJECT: ROXY'S RENOVATION AND EXPANSION Z22120027
 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:
  
 GENERAL COMMENTS:
 - PLEASE PROVIDE A TRAFFIC LETTER BY THE PALM BEACH
 COUNTY TRAFFIC DIVISION 561-684-4030.
 - ON PROJECT FAST SHEET, REVISE THE TABLE ZONING AND
 FUTURE LAND USE AND EXISTING USES, FROM CURRENT ZONING,
 SUBJECT AREA NORTH 'CWD-CD' TO THE CORRECT 'CWD-10'.
 - PROVIDE ENGINEERING PLANS/DOCUMENTS.
 - PROVIDE INFORMATION FOR ANY AERIAL EASEMENTS FOR 309
 CLEMATIS ST PROPERTY AND IF A NEW AERIAL EASEMENT IS
 NEEDED FOR 313 CLEMATIS ST.
 - PROVIDE WRITTEN CONFIRMATION THAT PUBLIC UTILITIES
 DEPARTMENT HAS REVIEWED THE PROPOSAL FOR WATER, SEWAGE
 TREATMENT, STORM DRAINAGE AND GARBAGE COLLECTION
 SERVICES.
 - 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.
 - PLEASE SHARE ANY PUBLIC OUTREACH THAT HAS BEEN DONE
 FOR THE PROJECT.
 - 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. AS DIRECTED BY THE PLANNING
 DIRECTOR, THE NOTICE WILL NEED TO INCLUDE THE EXPECTED
 60-DAY CLOSURE OF CLEMATIS STREET BETWEEN SOUTH OLIVE
 AVE AND S DIXIE HWY WHILE THE PROJECT IS IN
 CONSTRUCTION TO INFORM NEIGHBORS.
 - THE PROJECT IS SUBJECT TO THE CITY OF WPB'S ART LIFE
 ASSESSMENT. PLEASE CONTACT SYBILLE WELTER, ART IN
 PUBLIC PLACES COORDINATOR AT 561-822-1521 OR VIA EMAIL
 AT [email protected].
  
  
 1.- JUSTIFICATION LETTER:
  
 - AS DESCRIBED ON THE LETTER "PROPERTIES ARE DESIGNED
 TO FUNCTION AS ONE COHESIVE PROPERTY", PLEASE CLARIFY
 IF BOTH PROPERTIES ARE ONLY CONNECTED VIA THE ROOFTOP
 AND NOT ON THE GROUND FLOOR OR 2ND AND 3RD FLOOR.
  
 - PLEASE PROVIDE INFORMATION ABOUT THE COMMERCIAL USE
 OF THE 313 CLEMATIS ST. PROPERTY. IF THE INTENTION IS
 TO ACTIVATE THE VACANT BUILDING, PLEASE EXPLAIN FURTHER
 WHAT TYPE OF USE THE GROUND FLOOR, SECOND FLOOR, AND
 THIRD FLOOR WILL HAVE. IS THE GROUND FLOOR A NEW
 RESTAURANT OR A BAR? ARE 2ND AND 3RD FLOOR OFFICES?
 WILL THE ROOFTOP BE PART OF THE EXISTING BAR/PUB? WILL
 BOTH PROPERTIES FUNCTION AS ONE BUSINESS OR SEPARATE
 BUSINESSES?
  
 NOTE, IF NEW SPACES WILL BE 'ALCOHOLIC BEVERAGE
 ESTABLISHMENTS', PLEASE REVIEW WPB CODE OF ORDINANCES,
 CHAPTER 6- ALCOHOLIC BEVERAGES AND ADDRESS HOW THE
 PROPOSED DEVELOPMENT WILL MEET THE CITY CODE.
  
 - PLEASE REVISE SECTION 'REQUEST 1: SITE PLAN REVIEW',
 THERE ARE SOME RESPONSES THAT ARE DESCRIBING A
 DIFFERENT PROJECT AND SOME SENTENCES ARE INCOMPLETE.
 PER SEC. 94-54 (B), THE PROPOSED PROJECT IS SUBJECT TO
 SPECIAL REVIEW BY DAC AS IT IS WITHIN THE BOUNDARIES OF
 THE CLEMATIS WATERFRONT CONSERVATION DISTRICT (CWD-CD).
 PLEASE RESPONSE ON THE JUSTIFICATION LETTER HOW THE
 PROPOSED DEVELOPMENT MEETS THE STANDARDS FOR SPECIAL
 REVIEW. FOR MORE INFORMATION ABOUT THE STANDARDS PLEASE
 CHECK SEC. 94-54 (B)(2).
  
 - ON RESPONSE E), VARIANCE STANDARDS, PLEASE CLARIFY
 WHAT ARE "VERTICAL PROJECTIONS", IS THERE A PORTION OF
 THE BUILDING/FACADE WALL ON THE 3RD FLOOR OF 313
 CLEMATIS ST PROPERTY MEETING THE SETBACK? AND EXPLAIN
 FURTHER WHY THE ADDITION OF THE ONE FLOOR IS THE
 "MINIMUM AMOUNT NEEDED TO COMPLETE THIS PROJECT".
  
 - ON RESPONSE J), VARIANCE STANDARDS, PLEASE EXPLAIN
 FURTHER THE MEANING OF 'DIMENSIONAL CHALLENGE'.
  
  
 2.- ARCHITECTURAL DRAWINGS:
  
 - PLEASE PROVIDE RENDERINGS.
  
 - PLEASE INCLUDE BOTH PROPERTIES FLOOR PLANS (GROUND
 FLOOR AND SECOND FLOOR) INTO ONE DRAWING TO ILLUSTRATE
 THE PROJECT AS A WHOLE AND HOW THEY PHYSICALLY CONNECT
 OR NOT AS YOU DO A-102. FOR EXAMPLE, COMBINING A-201
 WITH A-301 TO SHOW GROUND FLOORS OF BOTH PROPERTIES,
 AND THEIR RELATION TO THE SURROUNDING AREAS SUCH AS
 SIDEWALK, ADJACENT BUILDINGS, PROPERTY LINE, ALLEY,
 ETC. THIS WILL ALSO HELP ILLUSTRATE CLEARLY PEDESTRIAN
 CIRCULATION AND EGRESS/INGRESS ON BOTH PROPERTIES.
  
 - AS THIS IS A RENOVATION, PLEASE CLEARLY DIFFERENTIATE
 WHAT IS EXISTING AND WHAT IS NEW OR CHANGING IN EVERY
 FLOOR PLAN. FOR EXAMPLE, A-101 TABLE SHOWS THAT ON THE
 GROUND FLOOR THERE WILL BE 85 SQ.FT. ADDED BUT THERE IS
 NO SHEET OR DIAGRAM THAT ILLUSTRATES THE AREA THAT IS
 ADDED.
  
 - SEPARATE DIAGRAM SHEETS ARE REQUIRED TO CLEARLY
 ILLUSTRATE COMPLIANCE WITH THE DOWNTOWN MASTER PLAN
 REGULATIONS. THE SITE PLAN SHOWS THE DATA TABLE FOR
 SOME REGULATIONS THAT THE PROJECT NEEDS TO MEET, BUT
 DIAGRAMS ARE NEEDED TO ILLUSTRATE WHAT IS BEING
 INCLUDED/EXCLUDED FROM CALCULATIONS. FOR EXAMPLE:
  
 O A-101 SHOWS TABLE WITH AREA CALCULATIONS BUT ONLY
 SHOWS THE 313 CLEMATIS ST PROPERTY FLOOR PLAN, AND IT
 DOES NOT HIGHLIGHT THE AREA ON THE FLOOR PLAN THAT IS
 INCLUDED FOR FAR AND GBA CALCULATIONS.
 O ON DIAGRAMS AND DRAWINGS PLEASE ADD APPROPRIATE
 DRAWING ELEMENTS SUCH AS PROPERTY LINES, SETBACK LINES,
 AND DIMENSIONS TO SEE HOW EACH THE PROJECT IS MEETING
 (OR NOT) THE SETBACK REQUIREMENTS. NOTE, THE SETBACK
 DISTANCE IS MEASURED FROM THE BACK OF THE CURB AND THE
 NEAREST BUILDING SURFACE. PLEASE REVIEW SEC. 94-109,
 'SETBACK' DEFINITION FOR MORE INFORMATION.
 O INCLUDE ON ELEVATION DRAWINGS, VERTICAL DIMENSIONS TO
 CLEARLY SHOW HOW THE PROJECT MEETS HEIGHT REQUIREMENTS.
 PLEASE REVIEW SEC. 94-109, 'HEIGHT' DEFINITION AND
 FIGURE IV-13 FOR MORE INFORMATION ON HOW IS MEASURED.
 ON ELEVATIONS, ALSO ADD SETBACK LINES (FRONT, SIDE, AND
 REAR SETBACKS) TO SHOW HOW THE PROJECT MEETS
 REQUIREMENTS.
 O AS PER SEC. 94-122, TABLE IV-26, THERE IS A REQUIRED
 MINIMUM PRIVATE OPEN SPACE, MINIMUM ACTIVE USE, MINIMUM
 TRANSPARENCY, MINIMUM LINER DEPTH, PLEASE SHOW ON
 ARCHITECTURAL DRAWINGS, TABLE CALCULATIONS, AND
 DIAGRAMS SHEETS HOW THE PROJECT MEETS REGULATIONS.
  
 - PLEASE REVIEW THE FOLLOWING REQUIREMENTS AND SHOW
 WITH CALCULATIONS TABLES AND DIAGRAMS HOW YOU ARE
 MEETING THE FOLLOWING:
  
 O SEC. 94-105 & SEC. 94-106, USE REQUIREMENTS AND/OR
 GENERAL USES WITH SPECIAL REQUIREMENTS.
 O THE PROPOSED DEVELOPMENT IS CHANGING THE FACADE OF
 313 CLEMATIS ST, PLEASE SHOW HOW IT MEETS THE SEC.
 94-109, TABLE IV-4.- FACADE ARTICULATION REQUIREMENTS.
 O FOR NEW BUILDING ELEMENTS THAT ENCROACH OVER THE ROW,
 PLEASE SHOW HOW THE PROJECT MEETS SEC. 94-109, TABLE
 IV-5.- PROJECTION STANDARDS. FEEL FREE TO USE SECTIONS
 THAT CAN CLEARLY ILLUSTRATE WITH DIMENSIONS HOW
 PROJECTIONS STANDARDS ARE MET.
 O AS MENTIONED BEFORE, PRIVATE OPEN SPACE IS REQUIRED,
 ON LANDSCAPE PLANS, 'OPEN SPACE' NEEDS TO BE DEFINED AS
 THE REQUIRED OPEN SPACE FOR THE PROPERTY. PLEASE REVIEW
 SEC. 94-109, TABLE IV-7 OPEN SPACE STANDARDS AND REVISE
 PLANS, TABLE CALCULATIONS, AND CREATE DIAGRAMS TO SHOW
 HOW IT MEETS THE STANDARDS. MORE COMMENTS ON 4.
 LANDSCAPE PLANS COMMENTS.
 O AS THE PROPOSED DEVELOPMENT IS IN THE CLEMATIS
 WATERFRONT DISTRICT, CONSERVATION DISTRICT, ON AN
 ELEVATION DRAWING EXPLAIN FURTHER OR SHOW WITH PHOTOS
 OR DIAGRAMS HOW THE PROJECT'S SCALE AND CHARACTER ARE
 IN LINE WITH OTHER PROPERTIES ON THE BLOCK OR IN FRONT
 OF THE BUILDING.
  
  
 3.- SITE PLANS:
  
 - PLEASE NOTE, THE DATA TABLE CAN BE ITS OWN SHEET. IN
 ADDITION, THE TABLE NEEDS TO INCLUDE ALL REQUIRED
 SECTIONS THAT ARE APPLICABLE TO THE PROPERTY (SOME
 SECTIONS ARE MENTIONED ABOVE IN THE ARCHITECTURAL
 DRAWING COMMENTS). THE TABLE ALSO NEEDS TO CLEARLY SHOW
 REQUIREMENTS PER CODE AND WHAT IS PROPOSED.
  
 - SITE PLANS SHOULD INCLUDE ALL EXISTING AND PROPOSED
 IMPROVEMENTS TO THE SITE AND ADJACENT AREAS THAT WILL
 BE DIRECTLY IMPACTED OR CONNECTED BY AND TO THE
 DEVELOPMENT. PLEASE REVIEW THE SITE PLAN CHECKLIST IN
 THE DMP APPLICATION AND ADD MISSING ITEMS, SUCH AS:
 O VICINITY MAP SHOWING THE PROPERTY IN RELATION WITH
 THE SURROUNDING AREA.
 O LOCATION OF PROPERTY LINE, ROW, ALLEY, SIDEWALKS,
 PROPOSED/EXISTING EASEMENTS, ETC.
 O LOCATION, HEIGHT AND SIZE OF SIGNS, LIGHT FIXTURES,
 BIKE RACKS, FIRE HYDRANTS, TREES, LANDSCAPE AREAS, AND
 OTHER STRUCTURES EXISTING OR PROPOSED.
 O MEANS OF PEDESTRIAN ACCESS TO AND FROM THE SITE.
 O LOCATION AND SCREENING OF ALL GARBAGE RECEPTACLES AND
 GARBAGE COMPACTORS ON THE ALLEY THAT SERVE THE
 BUILDING.
 O THE DELINEATION OF EXISTING ON-STREET PARKING SPACES
 IN FRONT OR ADJACENT TO THE PROPERTY.
 O LANDSCAPED AREAS EXISTING OR PROPOSED
  
  
 4.- LANDSCAPE PLANS:
  
 - AS PER SEC. 94-122, TABLE IV-26, THERE IS A REQUIRED
 MINIMUM PRIVATE OPEN SPACE OF "20% TERRACE WITHIN
 SETBACK ATOP 2ND STORY (32')". PROVIDE A DIAGRAM TO
 SHOW THE AREA YOU ARE CONSIDERING AS THE REQUIRED 20%
 TERRACE. REVIEW SEC. 94-109 'TERRACE' DEFINITION AND
 TABLE IV-6 IF YOU NEED FURTHER CLARIFICATION. IN
 ADDITION, REVISE TABLE CALCULATIONS AND CREATE DIAGRAMS
 TO SHOW HOW REQUIREMENTS IN TABLE IV-7 ARE MET FOR
 'VEGETATED' AREA AND 'OVERHEAD COVER' AREA.
  
 - LANDSCAPE PLANS MUST MATCH ARCHITECTURAL PLANS AND
 CLEARLY DEMONSTRATE HOW THE REQUIREMENTS OF THE PRIVATE
 OPEN SPACE ARE MET.
  
 - PLEASE REVIEW LANDSCAPE PLAN CHECKLIST IN THE DMP
 APPLICATION TO MAKE SURE ALL ITEMS ARE INCLUDED IN
 PLANS, SUCH AS:
 O LOCATIONS OF ROW, PROPERTY LINES, ADJACENT STREETS,
 ALLEY AND ACCESS WAYS, EXISTING AND PROPOSED SETBACKS
 IN ALL SIDES OF THE DEVELOPMENT SITE.
 O LOCATION OF EXISTING OR PROPOSED TREES, SHRUBS,
 GROUND COVERS, ETC. AND IDENTIFY WITH LABELS TREES ON
 SIDEWALKS.
 O LOCATION, DIMENSIONS, AND SCREENING OF ALL GARBAGE
 RECEPTACLES, OUTDOOR STORAGE AREAS, AND GARBAGE
 COMPACTOR OR OTHER MECHANICAL EQUIPMENT IN SITE OR
 ADJACENT TO THE SITE. PLEASE SHOW HOW GARBAGE WILL BE
 MANAGED INSIDE THE PROPERTY.
 O THE DELINEATION OF EXISTING ON-STREET PARKING SPACES
 IN FRONT OR ADJACENT TO THE PROPERTY
  
  
 5.- SURVEY PLANS:
 AN UPDATED SURVEY WOULD NEED TO BE SUBMITTED IF THE
 SURVEY SUBMITTED ON 12.13.2022 DOES NOT REFLECT THE
 EXISTING CONDITIONS FOR BOTH PROPERTIES.
  
  
 6.- 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 MEETING
 SCHEDULED ON 1/12/2023. 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. COMMENTS RELATING TO REVISED
 APPLICATIONS SHALL BE ADDRESSED WITHIN 30 DAYS OF THE
 DATE OF SUCH COMMENTS.
  
 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.
  
 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.
  
 --END OF COMMENTS---
  
  Print


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