Plan Review Notes
Plan Review Notes For Project Z23020026
Project Number Z23020026
Review Stop Z
Sequence Number 1
Notes
Date Text
2023-03-08 14:21:49GENERAL COMMENTS:
  
 1.) THE PROPOSED PROJECT NAME IS LISTED IN THE
 APPLICATION AS "CURRIE PARK PLOT 4." IT IS ADVISED THAT
 THE NAME OF THE PROJECT BE CHANGED TO AVOID ANY
 CONFUSION WITH CURRIE PARK, WHICH IS: 1.) LOCATED
 OUTSIDE OF THE BOUNDARIES OF THE CURRIE MIXED USE
 DISTRICT (CMUD) AND 2.) THERE IS AN ACTIVE APPLICATION
 FOR THE CURRIE PARK REDEVELOPMENT PROJECT WITH A
 SIMILAR NAME.
  
 2.) A COMPLETE ADDRESS LIST OF ALL PROPERTY OWNERS
 WITHIN 500 FT. OF THE SUBJECT PROPERTY, WITH CLEARLY
 WRITTEN INFORMATION (I.E. ZIP CODES, ETC.), AND A COPY
 OF THE MAILING LABELS (FROM THE ADDRESS LIST) SHALL BE
 PROVIDED. THIS IS A REQUIRED ELEMENT OF THE APPLICATION
 PACKET. THE ADDRESS LIST SUBMITTED WITH THE APPLICATION
 APPEAR TO HAVE CRYPTIC INFORMATION AND NO COPY OF THE
 MAILING LIST WAS PROVIDED.
  
 3.) A LETTER FROM THE PALM BEACH COUNTY - TRAFFIC
 DIVISION (561.684.4030), STATING THAT THE PROPOSED
 PROJECT MEETS THE TRAFFIC PERFORMANCE STANDARDS (TPS)
 OF THE COUNTY IS REQUIRED. THE TPS LETTER SHALL BE
 PROVIDED TO STAFF PRIOR TO SCHEDULING THE PROJECT FOR
 THE PUBLIC HEARING STAGE.
  
 4.) A SCHOOL CAPACITY AVAILABILITY DETERMINATION (SCAD)
 LETTER FROM THE SCHOOL DISTRICT OF PALM BEACH COUNTY IS
 REQUIRED. THE SCAD LETTER SHALL BE PROVIDED TO STAFF
 PRIOR TO SCHEDULING THE PROJECT FOR THE PUBLIC HEARING
 STAGE.
  
 5.) 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) ON HOW TO OBTAIN THE REQUIRED LETTER.
  
 6.) PROVIDE WRITTEN 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.) PLEASE CONTACT CAROLINE PUELL, ADDRESSING
 COORDINATOR (561.805.6659 OR [email protected]), ON THE
 FLAGLER DRIVE ADDRESSES PROVIDED IN THE DEVELOPMENT
 PLAN (2175 N FLAGLER DRIVE ??? SOUTH TOWER AND 2251 N
 FLAGLER DRIVE ??? NORTH TOWER). IT APPEARS THAT THE
 ADDRESSES UTILIZED HAVE NOT BEEN FINALIZED.
  
  
 JUSTIFICATION STATEMENT COMMENTS:
  
 1.) PLEASE EXPLAIN/CLARIFY "THE PROPERTY OWNER OF THE
 REMAINDER OF THE SITE WILL BE RESPONSIBLE FOR THE
 MAINTENANCE OBLIGATION OF THE CITY OWNED PARCEL."
 ADDITIONALLY, FURTHER COORDINATION AND DISCUSSION SHALL
 BE REQUIRED ON THE MAINTENANCE RESPONSIBILITY OF THE
 CITY-OWNED PARK PARCEL LOCATED AT THE SOUTHEAST CORNER.
  
 2.) APPLICANT SHALL PROVIDE THE REQUIRED RESPONSES TO
 THE STANDARDS IN SEC. 94-55(B)(2) OF THE ZLDRS. THE
 RESPONSES TO THE STANDARDS FOR SPECIAL REVIEW HAVE NOT
 BEEN INCLUDED IN THE APPLICATION SUBMITTAL.
  
 3.) THE LIST/REQUEST FOR VARIANCES WILL NEED TO BE
 AMENDED TO CAPTURE ALL THE VARIANCES/WAIVERS NECESSARY
 FOR THE PROJECT. ADDITIONALLY, ANY RELATED DIALOGUE IN
 THE JUSTIFICATION STATEMENT SHALL BE REVISED TO MATCH
 (FOR CONSISTENCY).
  
 4.) THE PROPERTY TO THE NORTH IS IDENTIFIED AS
 "PARKS/OPEN SPACE," AS IT IS A DESIGNATED FUTURE LINEAR
 PARK IN THE REGULATING PLANS FOR CMUD. THE
 JUSTIFICATION STATEMENT IDENTIFIES THE PROPERTY TO THE
 NORTH AS CMUD-CORE IA. PLEASE ADDRESS FOR CONSISTENCY.
  
 5.) NOT ALL THE STATEMENTS PROVIDED TO THE RESPONSES IN
 SEC. 94-35(C) - SITE DESIGN AND QUALITATIVE DEVELOPMENT
 STANDARDS ARE ACCURATE. AS NOTED ABOVE, ADDITIONAL
 VARIANCE/WAIVERS ARE REQUIRED; INCORRECT CALCULATIONS
 (I.E. PARKING) ARE NOTED, ETC., SO NOT ALL THE
 STANDARDS HAVE BEEN MET OR ARE INACCURATE. PLEASE
 REVISE FOR CONSISTENCY WITH THE DEVELOPMENT
 APPLICATION.
  
 6.) A MORE IN-DEPTH EXPLANATION FOR EACH VARIANCE IS
 REQUIRED. THE STANDARDS ARE VERY SPECIFIC AND THE
 RESPONSES DO NOT EXPLAIN THE HARDSHIP AND IF THE
 REQUIREMENT CAN BE MET IN THE DESIGN AND/OR IF OTHER
 DESIGN ALTERNATIVES TO MEET CODE HAVE BEEN EXPLORED.
  
  
 DESIGN COMMENTS ON REQUESTED VARIANCES:
  
 ** FOUR (4) VARIANCES ARE REQUESTED FOR THE PROPOSED
 PROJECT AT THIS TIME. APPLICANT MUST CLEARLY DEFINE THE
 HARDSHIP AND WHY THE CODE REQUIREMENT CANNOT BE MET.
 ADDITIONALLY, HOW DOES THE PROPOSED DESIGN MEET THE
 INTENT OF THE ZLDRS IN PLACE OF THE REQUESTED VARIANCE
 MUST BE EXPLAINED **
  
 1.) THE APPLICANT IS SEEKING A VARIANCE FROM SEC.
 94-215(G)(1)(VI), WHICH REQUIRES GROUND FLOOR
 COMMERCIAL ACTIVE USES ALONG THE FIRST 100 FT. ON
 FLAGLER DRIVE AT 23RD STREET. AT THIS TIME, STAFF
 CANNOT SUPPORT THIS VARIANCE REQUEST:
  
 1.1) IT WAS DISCUSSED AT THE PRE-APPLICATION MEETING
 THAT THE APPLICANT WOULD NEED TO JUSTIFY AND
 DEMONSTRATE HOW THE ACTIVE USE GARDEN COULD MEET THE
 INTENT OF THE ACTIVE USE REQUIREMENT ALONG 23RD STREET
 AND FLAGLER DRIVE. AN EXPLANATION OF THE HARDSHIP MUST
 ALSO BE INCLUDED IN THE STATEMENT. SUFFICIENT
 INFORMATION ON HOW THIS REQUEST JUSTIFIES AS ACTIVE USE
 TO MEET THE INTENT OF THE ZLDRS AND MEETS THE VARIANCE
 STANDARDS HAVE NOT BEEN PROVIDED BY THE APPLICANT.
  
 1.2) THE FENCE APPEARS TO CONTRADICT THE PROPOSED
 PUBLIC NATURE OF THE ACTIVE USE GARDEN. IT WAS ALSO
 DISCUSSED THAT THE OPEN SPACE FENCES WITHIN THE PROJECT
 BE REMOVED FROM THE PLANS, YET THE FENCES REMAIN IN THE
 CURRENT PLANS. PLEASE ALSO NOTE THAT PER SEC.
 94-215(M), ???PUBLIC OPEN SPACE??? IS DEFINED AS GROUND
 FLOOR OPEN SPACE FOR PUBLIC USE AND ACCESS ABUTTING A
 PUBLIC STREET ON AT LEAST ONE SIDE AND WITH
 UNENCUMBERED PEDESTRIAN ACCESS FROM THE PUBLIC SIDEWALK
 OR A RIGHT OF WAY FOR GENERAL PUBLIC USE. [ZLDR
 S.94-215(G)(1)(VI)]
  
 1.3) THE INTENT OF THE ACTIVE USE REQUIREMENT ALONG
 23RD STREET IS TO DRAW PEDESTRIAN ACTIVITY. THE OPEN
 SPACE APPEARS MORE TO BE A PASSIVE PARK, WHICH
 CONFLICTS WITH THE INTENT OF THE CMUD REGULATIONS.
  
 1.4) EXTENDING THE ACTIVE USE BUILDING FRONTAGE ALONG
 23RD STREET TO MINIMIZE THE OPEN SPACE AND TO ACTIVATE
 THE STREET FRONTAGE SHOULD BE HIGHLY CONSIDERED.
  
 2.) THE APPLICANT IS SEEKING A VARIANCE FROM SEC.
 94-209(2)(J)(1)(A) OF THE ZLDRS, WHICH REQUIRES THE
 MAXIMUM HORIZONTAL BUILDING LENGTH NOT TO EXCEED 250
 FT. THE REQUEST HAS BEEN MADE FOR THE BUILDING FRONTAGE
 ALONG PONCE DE LEON AVENUE; HOWEVER, IT ALSO APPEARS
 THAT A VARIANCE IS NEEDED FOR THE FLAGLER DRIVE
 FRONTAGE:
  
 2.1) WHAT IS THE HARDSHIP? WHY CAN'T THE CODE
 REQUIREMENT BE MET?
  
 2.2) INSUFFICIENT INFORMATION PROVIDED IN THE STATEMENT
 LETTER ON THE JUSTIFICATION AND HOW THE PROPOSED
 BUILDING LENGTH ALONG EACH FRONTAGE WOULD MEET THE
 INTENT OF 250 FT. BUILDING LENGTH REQUIREMENT.
  
 2.3) BUILDING LENGTH DIAGRAM(S) SHALL BE PROVIDED AS
 PART OF THE DEVELOPMENT PLAN SET TO CLEARLY SHOW THE
 LENGTH OF THE PROPOSED PROJECT ALONG EACH FRONTAGE AND
 THE VARIANCE(S) REQUESTED.
  
  
 COMMENT(S) ON BUILDING HEIGHT:
  
 1.) CLEARLY SHOW AND LABEL THE FEMA APPROVED BASE
 ELEVATION + 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 (BASE HEIGHT =
 111 AND MAXIMUM HEIGHT WITH INCENTIVE = 350 FT.). THERE
 APPEARS TO BE INCONSISTENCIES AND/OR LACK OF CLARITY
 WITH THE MEASUREMENTS PROVIDED IN THE ELEVATION
 DRAWINGS.
  
  
 FLAGLER DRIVE PARKWAY SYSTEM COMMENTS AND NOTES:
  
 1.) THE DESIGN OF THE PROPOSED FLAGLER DRIVE PARKWAY
 SYSTEM DOES NOT FULLY MEET THE DESIGN CRITERIA OF THE
 FLAGLER DRIVE PARKWAY SYSTEM. PLEASE ENSURE ALL THE
 DESIGN REQUIREMENTS FOR THE PARKWAY HAVE BEEN MET PER
 S.94-215(M)(4) OF THE ZLDRS (I.E. PARKWAY WIDTH, STREET
 FURNISHINGS, ETC.).
  
 2.) THE EXISTING SIDEWALK THAT WILL BE REPLACED BY THE
 MULTIPURPOSE PATH WITHIN THE PARKWAY SHALL BE REMOVED
 AS PART OF THE PROPOSED DEVELOPMENT. THE MULTIPURPOSE
 PATH IS DESIGNED TO REPLACE THE EXISTING SIDEWALK AND
 THERE SHOULD NOT BE AN ADDITIONAL SIDEWALK. ALSO, THE
 STREET TREES AND THE PLANTING STRIPS SHALL CONNECT
 SEAMLESSLY ADJACENT TO THE PARKWAY.
  
 3.) THE PARKWAY EASEMENT SHALL BE RECORDED WITH THE
 CLERK OF PALM BEACH COUNTY PRIOR TO THE ISSUANCE OF THE
 FIRST BUILDING PERMIT FOR DEVELOPMENT. [ZLDR
 S.94-215(M)(4)]
  
 4.) THE PROPERTY OWNER AND THEIR SUCCESSORS OR ASSIGNS
 SHALL BE RESPONSIBLE FOR THE DEVELOPMENT AND ONGOING
 MAINTENANCE OF THE REQUIRED PARKWAY EASEMENT. [ZLDR
 S.94-215(M)]
  
  
 CITY-OWNED PARK (TRIANGULAR PIECE TO THE SOUTHEAST
 CORNER OF THE SUBJECT PARCEL) COMMENTS:
  
 1.) IT WAS DISCUSSED AT THE PRE-APPLICATION MEETING
 THAT THE APPLICANT WOULD NEED TO IMPROVE THE CITY-OWNED
 PARK SPACE LOCATED AT THE CORNER OF FLAGLER DRIVE AND
 PICADILLY STREET. BASED ON STAFF???S REVIEW, THE AREA
 HAS ONLY BEEN IMPROVED BY A WIDE SIDEWALK THAT CONSUMES
 MOST OF THE PARK AREA WHICH IS UNACCEPTABLE. THOUGHT
 SHOULD BE MADE TO ACTIVATE AND MAKE THIS PARK PARCEL
 COHESIVE AND ATTRACTIVE WITH THE PROPOSED DEVELOPMENT
 AND CONNECTIVITY TO THE FLAGLER DRIVE PARKWAY SYSTEM.
  
  
 DEVELOPMENT PLAN COMMENTS:
  
 1.) BUILDINGS WITH FRONTAGE ALONG 23RD STREET SHALL
 MAINTAIN A MAXIMUM HEIGHT OF 6 STORIES/80 FT. AT THE
 PODIUM. ALTHOUGH THE PROPOSED DEVELOPMENT PLAN APPEARS
 TO MEET THE HEIGHT AND PODIUM/TOWER SETBACK
 REQUIREMENTS, CONSIDERATION SHOULD ALSO BE MADE TO HOW
 THE BUILDING HEIGHT AT THE PODIUM BALANCES OUT WITH THE
 LINEAR PARK (NORTH OF 23RD STREET) AND THE PROPOSED
 OPEN SPACE WITHIN THE PROJECT ALONG 23RD STREET AND
 FLAGLER DRIVE. IT IS SUGGESTED THAT THE ACTIVE USE
 FRONTAGE ALONG 23RD STREET IS INCREASED IN HEIGHT AND
 EXTENDED ALONG THE STREET FRONTAGE. [ZLDR
 S.94-215(G)(1)(III)]
  
 2.) A MAXIMUM BUILDING HEIGHT OF 6 STORIES/80 FT. SHALL
 BE PROVIDED AT THE PODIUM LEVEL AND ANY ADDITIONAL
 HEIGHT ABOVE THE PODIUM OF THE BUILDING SHALL BE
 SETBACK A MINIMUM OF 20 FT. FROM THE EDGE OF THE PODIUM
 FRONTING ALONG PONCE DE LEON. IT DOES NOT APPEAR THAT
 THIS REQUIREMENT HAS BEEN MET (SITE PLAN SHOWS AT 12
 FT. TOWER SETBACK FROM THE PODIUM). PLEASE ADDRESS
 AND/OR PROVIDE ADDITIONAL REFERENCES TO DEMONSTRATE
 COMPLIANCE WITH THIS SECTION OF THE ZLDRS. [ZLDR
 S.94-215(G)(1)(IV)]
  
 3.) GROUND LEVEL COMMERCIAL USE IS REQUIRED AS A
 WRAPAROUND USE FOR THE FIRST 100 FT. OF PONCE DE LEON
 AVENUE FROM 23RD STREET. ON SHEET Z-9.0, THE WRAP
 AROUND SPACE IS NOTED AS 3,000 SQ. FT. OF SEMI-PUBLIC
 WRAP AROUND SPACE. STAFF NEEDS MORE INFORMATION ON THE
 PROPOSED "SEMI-PUBLIC" USE TO DETERMINE IF IT MEETS THE
 USE REQUIREMENTS FOR THE REQUIRED WRAP-AROUND ACTIVE
 USE. [ZLDR S.94-215(G)(1)(VI)]
  
 4.) THE PROPOSED BUILDING SETBACK ALONG FLAGLER DRIVE
 IS NOT LOCATED WITHIN THE REQUIRED BUILDING SETBACK
 RANGE (35 FT. MINIMUM AND 45 FT. MAXIMUM; PROVIDED IS A
 MAXIMUM 80 FT. FOR THE SOUTH TOWER AND A 98 FT. MAXIMUM
 SETBACK FOR THE NORTH TOWER). PLEASE ADDRESS; IF THIS
 REQUIREMENT CANNOT BE MET, THE APPLICANT WILL NEED TO
 SEEK A VARIANCE FROM THIS REQUIREMENT AND EXPLAIN THE
 HARDSHIP. [ZLDR S.94-215, TABLE VII-11]
  
 5.) PROVIDE AN OPEN SPACE DIAGRAM THAT CLEARLY SHOWS
 THE LOCATION OF THE PROPOSED OPEN SPACE WITHIN THE
 PROJECT AND PROVIDE THE CALCULATIONS (REQUIRED AND
 PROPOSED). A MINIMUM OF 3% OF PRIVATE OPEN SPACE
 (DEFINED AS ANY OPEN SPACE WITHIN THE BUILDING ENVELOPE
 OR ON ROOFTOPS) IS REQUIRED FOR THE PROJECT. [ZLDR
 S.94-215(G)(2), TABLE VII-11]
  
 6.) CONSIDERATION SHOULD BE MADE TO REDUCING THE AMOUNT
 OF OPEN SPACE AT THE GROUND LEVEL. THE PURPOSE OF
 REQUIRING ONLY 3% OF PRIVATE OPEN SPACE IS BASED ON THE
 PROXIMITY OF THE PROJECT SITE TO CURRIE PARK, THE
 LINEAR PARK (NORTH OF 23RD STREET) AND THE REQUIREMENT
 FOR THE 30 FT. WIDE PARKWAY EASEMENT. THERE ARE
 CONCERNS THAT DESIGNING ADDITIONAL AND EXCESSIVE OPEN
 SPACE WITHIN THE PROJECT SITE WILL DIMINISH PEDESTRIAN
 ACTIVITY ALONG THE BUILDING/STREET FRONTAGES, WHICH IS
 NOT THE INTENT OF THE CMUD REGULATIONS.
  
 7.) THE MINIMUM ACTIVE USE FRONTAGE ALONG 23RD STREET
 IS 80%. THE BUILDABLE LOT FRONTAGE IS 261 FT.; AND
 THEREFORE, A TOTAL OF 209 FT. OF ACTIVE USE BUILDING
 FRONTAGE IS REQUIRED ALONG 23RD STREET. THIS
 REQUIREMENT HAS NOT BEEN MET (ONLY 140 FT. OF ACTIVE
 USE BUILDING FRONTAGE IS PROPOSED). PLEASE ADDRESS OR
 REQUEST A VARIANCE IF THIS CANNOT BE MET AND EXPLAIN
 THE HARDSHIP. [ZLDR S.94-215(G)(2), TABLE VII-11]
  
 8.) SHOW DIAGRAM THAT DEMONSTRATES COMPLIANCE WITH THE
 MINIMUM TRANSPARENCY REQUIREMENT FOR GROUND LEVEL
 ACTIVE USES (70% MINIMUM REQUIRED). ALTHOUGH THE
 CALCULATIONS FOR TRANSPARENCY HAVE BEEN PROVIDED IN THE
 LINER AND TRANSPARENCY DIAGRAM (SHEET Z9.0) THE
 LOCATION OF THE PROPOSED TRANSPARENCY AND SUPPORTING
 DIMENSIONS ARE NOT SHOWN IN THE DIAGRAM. PLEASE
 ILLUSTRATE FOR CLARITY WITH COMPLIANCE. [ZLDR
 S.94-215(G)(2), TABLE VII-11]
  
 9.) "PRIVATE OPEN SPACE" LOCATED ON THE GROUND FLOOR
 AND LOCATED ALONG THE LOT FRONTAGE SHALL BE DESIGNED IN
 COMPLIANCE WITH THE PUBLIC OPEN SPACE REQUIREMENTS OF
 THE CMUD REGULATIONS. THE "PUBLIC OPEN SPACE"
 REQUIREMENTS HAVE NOT BEEN MET. PLEASE ADDRESS. [ZLDR
 S.94-215(M)(2) AND (3)]
  
 10.) CALCULATIONS AND ILLUSTRATIONS FOR THE ROOFTOP
 TERRACES SHALL BE PROVIDED. ROOFTOP TERRACES SHALL BE
 DESIGNED IN ACCORDANCE WITH THE STANDARDS PROVIDED IN
 SEC. 94-215(S)(1) AND SHALL BE:
  
 10.1) HARDSCAPED WITH MATERIALS SUCH AS, BUT NOT
 LIMITED TO PATTERNED CONCRETE, PAVERS OR WOOD DECKING.
  
 10.2) PROVIDE SHADED SEATING AREAS.
  
 10.3) A MINIMUM 15% OF THE OVERALL GROSS FLOOR AREA OF
 THE ROOFTOP TERRACE SHALL BE LANDSCAPED. LANDSCAPING
 SHALL CONSIST OF TREES, SHRUBS, GROUND COVER AND VINES.
  
 10.4) A MINIMUM OF A 5 FT. WIDE WALKWAY SHALL BE
 PROVIDED AROUND THE SWIMMING POOL AND/OR WHIRLPOOL
 (PROVIDE DIMENSIONS).
  
 10.5) ROOFTOP COVERED STRUCTURES SHALL NOT OCCUPY MORE
 THAN 30% OF THE GROSS ROOFTOP AREA.
  
 10.6) ROOFTOP COVERED STRUCTURES SHALL NOT BE DESIGNED
 IN ANY MANNER THAT WOULD PERMIT THE CONVERSION OF SUCH
 STRUCTURES FROM NON-HABITABLE TO HABITABLE SPACE.
  
 11.) WHERE A SIDEWALK OR OTHER WALKWAY CROSSES A
 PARKING LOT, STREET, OR DRIVEWAY, THE FOLLOWING
 STANDARDS SHALL APPLY IN ACCORDANCE WITH SEC.
 94-209(2)(D)(2). THESE REQUIREMENTS SHALL BE FULLY
 ILLUSTRATED AND/OR NOTED IN THE PLANS TO DEMONSTRATE
 CONSISTENCY:
  
 11.1) THE INTERSECTION SHALL BE CLEARLY MARKED AND
 LIGHTED FOR SAFETY;
  
 11.2) THE SIDEWALK/WALKWAY SHALL BE CONTINUOUS AND
 REMAIN AT A CONSTANT LEVEL AT ALL INSTANCES;
  
 11.3) A CHANGE IN TACTILE SURFACE TEXTURE SHALL BE
 INSTALLED AT ALL STREET CROSSINGS. THESE REQUIREMENTS
 MUST BE FULLY ILLUSTRATED AND/OR NOTED IN THE PLANS TO
 DEMONSTRATE CONSISTENCY. [ZLDR S.94-209(2)(D)(2)]
  
 14.) OPENINGS OFF ANY STREET SHALL NOT EXCEED TWO LANES
 IN WIDTH AND AT A MAXIMUM WIDTH OF 24 FT. AT THE
 PROPERTY LINE [S.94-209(2)(E)(2)(B)(II)]
  
 15.) THE PARKING GARAGE SHALL HAVE DIRECT PEDESTRIAN
 ACCESS TO A PUBLIC WALKWAY. CLEARLY SHOW IN THE PLANS
 THE PEDESTRIAN PATH TO DEMONSTRATE COMPLIANCE. [ZLDR
 S.94-209(2)(E)(2)B)(V)]
  
 16.) THE PRIMARY ENTRANCE OF THE PROJECT SHALL PROVIDE
 PEDESTRIAN ACCESS TO A PUBLIC RIGHT-OF-WAY, OR PUBLIC,
 SEMI-PUBLIC OR PRIVATE OPEN SPACE. CLEARLY DEMONSTRATE
 IN THE DEVELOPMENT PLAN. [ZLDR S.94-209(2)(J)(1)(E)]
  
 17.) GROUND FLOOR WINDOW SILLS SHALL BE PLACED AT A
 MAXIMUM HEIGHT OF 24 INCHES ABOVE GRADE. PLEASE
 SHOW/PROVIDE NOTE WHERE MOST APPROPRIATE IN THE
 DEVELOPMENT PLAN TO DEMONSTRATE CONSISTENCY. [ZLDR
 S.94-209(2)(J)(1)(H)]
  
 18.) IT APPEARS THAT A SOLAR ENERGY SYSTEM WILL BE
 PROVIDED ON THE ROOFTOPS OF THE PROPOSED PROJECT.
 PLEASE ENSURE COMPLIANCE WITH SEC. 94-309(I) WITH ALL
 OTHER APPLICABLE SECTIONS OF THE ZLDRS.
  
 19.) WHAT IS THE DISTANCE SEPARATION BETWEEN ACCESS
 POINTS ON PICADILLY STREET? THE MINIMUM DISTANCE
 SEPARATION SHALL BE A MINIMUM OF 125 FT. PLEASE PROVIDE
 THE DIMENSIONS TO DEMONSTRATE COMPLIANCE. [ZLDR
 S.94-312(2)]
  
 20.) WHAT IS THE MINIMUM CORNER CLEARANCE DISTANCE FROM
 THE ACCESS POINTS/DRIVEWAYS TO THE STREET
 INTERSECTIONS? THE MINIMUM CORNER CLEARANCE
 REQUIREMENTS SHALL BE MET IN ACCORDANCE WITH ZLDR
 S.94-312(2). PLEASE PROVIDE CORNER CLEARANCE DIMENSIONS
 TO DEMONSTRATE COMPLIANCE.
  
 21.) THE SCALE APPEARS TO BE MISSING FROM THE SITE
 PLAN. AS PROVIDED IN THE SITE PLAN CHECKLIST (PAGE
 16/31 OF THE 2023 DEVELOPMENT APPLICATION), THIS
 INFORMATION IS REQUIRED.
  
 22.) CAN THE TRASH COLLECTION/MECHANICAL ROOMS ON LEVEL
 1 (WHICH FRONTS ON PICADILLY STREET AND HAS ITS OWN
 SEPARATE ACCESS POINT) BE RELOCATED? THE PROJECT CAN BE
 GREATLY ENHANCED BY ELIMINATING THE LOADING
 ZONE/MECHANICAL ROOM CURB CUT AND ACTIVATING THE
 BUILDING FRONTAGE IN THIS AREA.
  
 23.) AS DISCUSSED IN THE PRE-APPLICATION MEETING, IT IS
 HIGHLY RECOMMENDED THAT THE PROJECT ACCOMMODATE AN
 ACTIVE USE LINER ALONG THE PROPOSED PARKING GARAGE, NOT
 ONLY TO BREAK UP THE EXTENSIVE BUILDING FA??ADE OF
 NON-ACTIVE USES (I.E. THE PARKING GARAGE), BUT TO
 COMPLIMENT THE EXISTING AND FUTURE BUILDINGS ON THE
 WEST SIDE OF PONCE DE LEON AVENUE.
  
 24.) THE ZONING DESIGNATIONS OF THE ADJACENT PROPERTIES
 ARE INCORRECTLY LABELED. PLEASE ADDRESS FOR
 CONSISTENCY.
  
  
 OPEN SPACE COMMENTS:
  
 1.) OPEN SPACE CALCULATIONS AND DIAGRAMS SHOW AREAS AS
 PUBLIC OPEN SPACE THAT DO NOT QUALIFY AS PUBLIC OPEN
 SPACE. IF THE APPLICANT WANTS TO INCLUDE AREAS OF
 PUBLIC OPEN SPACE, IT MUST SHOW HOW IT QUALIFIES AS
 PUBLIC OPEN SPACE AND MEETS THE REQUIREMENTS OF THE
 DESIGNATED PUBLIC OPEN SPACE.
  
  
 STREETSCAPE COMMENTS:
  
 1.) REDUCE THE AMOUNT OF PAVED AREA AT THE CORNERS AND
 DRIVEWAY ENTRANCES. ADDITIONAL LANDSCAPING CAN BE
 ACCOMMODATED.
  
 2.) A MINIMUM LANDSCAPE STRIP OF 5 FT. SHALL BE
 PROVIDED ALONG THE STREET EDGE. PLEASE DIMENSION OUT TO
 DEMONSTRATE COMPLIANCE. [ZLDR S.94-215(N)(4)(II)]
  
 3.) TREE GRATES SHALL BE A MINIMUM OF 5 FT. BY 5 FT.
 AND MAY BE UTILIZED IN PLACE OF THE REQUIRED LANDSCAPE
 STRIP. ACCORDING TO THE PLANS, THE PROPOSED USE OF TREE
 GRATES DOES NOT MEET THE MINIMUM DIMENSIONAL
 REQUIREMENTS. [ZLDR S.94-215(N)(4)(IV)]
  
 4.) A MINIMUM 5 FT. WIDE UNOBSTRUCTED SIDEWALK SHALL BE
 PROVIDED ADJACENT TO THE LANDSCAPED AREA. PLEASE
 DIMENSION THE SIDEWALK AROUND THE PERIMETER OF THE
 PROJECT TO DEMONSTRATE COMPLIANCE. [ZLDR
 S.94-215(N)(4)(V) AND (VI)]
  
 5.) IDENTIFY THE FIVE (5) SQUARES ADJACENT TO THE
 BUILDING FRONTAGE OF THE NORTH TOWER WITHIN THE
 PROPERTY LINE. THESE SQUARES ARE NOT LABELED IN THE
 PLAN.
  
 6.) NO UTILITY POLES, FIRE HYDRANTS OR ANY OTHER
 TEMPORARY OR PERMANENT STRUCTURES SHALL BE PERMITTED
 WITHIN THE UNOBSTRUCTED AREA. [ZLDR
 S.94-215(N)(4)(VIII)]
  
 7.) OVERHEAD UTILITIES ARE NOT PERMITTED. EXISTING
 OVERHEAD UTILITIES SHALL BE RELOCATED UNDERGROUND.
 [ZLDR S.94-(N)(4)(XI)]
  
 8.) CONSIDER INCORPORATING BICYCLE RACKS INTO THE
 STREETSCAPE AND/OR OPEN SPACE DESIGN OF THE PROJECT.
  
 9.) PUBLIC SIDEWALKS THAT CROSS INTO PRIVATE PROPERTY
 SHALL REQUIRE A PUBLIC ACCESS EASEMENT.
  
  
 PARKING COMMENTS:
  
 1.) INCONSISTENCIES DETECTED IN THE PARKING
 CALCULATIONS PROVIDED IN THE SITE DATA TABULAR (SHEET
 SP-1). PLEASE ADDRESS FOR CONSISTENCY (I.E. VEHICULAR
 PARKING CALCULATIONS INCORRECT; BICYCLE PARKING
 CALCULATIONS MISSING; LOADING REQUIREMENTS).
  
 2.) FLOOR PLANS SHOWING THE PARKING LAYOUT, GENERAL
 DIMENSIONS AND TABULATIONS FOR EACH LEVEL OF PARKING
 (BOTH VEHICULAR AND BICYCLE) SHALL BE INCLUDED AS PART
 OF THE DEVELOPMENT PLAN. THE PLANS AND CALCULATIONS
 SHALL BE CONSISTENT WITHIN THE PLAN.
  
 3.) ALTHOUGH THE PARKING STALL STRIPING DETAIL IS
 PROVIDED IN THE CIVIL PLAN SET, THE DETAIL SHALL ALSO
 BE INCLUDED IN THE SITE PLAN SET FOR CONSISTENCY.
  
 4.) THE PROPOSED DEVELOPMENT SHALL PROVIDE SECURE
 BICYCLE PARKING SPACES FOR BOTH THE COMMERCIAL AND
 RESIDENTIAL COMPONENTS OF THE DEVELOPMENT AS CALCULATED
 SEPARATELY IN ACCORDANCE WITH THE REQUIREMENTS OF SEC.
 94-215(P). THE LOCATION AND BICYCLE PARKING
 CALCULATIONS SHALL BE CLEAR IN THE DEVELOPMENT PLAN.
  
 5.) A DETAIL OF THE BICYCLE PARKING IS REQUIRED AS PART
 OF THE DEVELOPMENT PLAN.
  
 6.) ACCORDING TO THE CURRENT PARKING CALCULATIONS, A
 TOTAL OF 325 PARKING SPACES WILL BE PROVIDED. THIS
 REQUIRES A MINIMUM OF 9 ACCESSIBLE PARKING SPACES. ONLY
 8 ACCESSIBLE PARKING SPACES HAVE BEEN PROVIDED. PLEASE
 ADDRESS AND/OR CLARIFY. [ZLDR S.94-485(O)]
  
 7.) A MINIMUM OF TWO 10 FT. BY 25 FT. LOADING SPACES
 SHALL BE PROVIDED. CLEARLY SHOW THE LOCATION OF THE
 LOADING AREA AND DIMENSION OUT THE LOADING SPACES TO
 DEMONSTRATE CONSISTENCY WITH THIS REQUIREMENT. [ZLDR
 S.94-485(P)]
  
  
 SIGNAGE COMMENTS:
  
 1.) INSUFFICIENT INFORMATION PROVIDED ON SIGNAGE. ANY
 SIGNAGE PROPOSED ON THE PROPERTY SHALL BE CONSISTENT
 WITH THE REQUIREMENTS OF SEC. 94-215(R). ALL RELEVANT
 SIGN INFORMATION SHALL ALSO BE PROVIDED IN THE PLAN
 SHEET(S) TO DEMONSTRATE CONSISTENCY (I.E. CONTENT,
 LOCATION, SIGN AREA, DIMENSIONS, RELEVANT NOTES ON
 RESTRICTIONS, ETC.).
  
 2.) ACCORDING TO SHEET A-5.3, A FREESTANDING SIGN IS
 PROPOSED; HOWEVER, THE LOCATION OF THE FREESTANDING
 SIGN IS NOT SHOWN IN THE SITE PLAN. LOCATION OF ANY
 PROPOSED FREESTANDING SIGN SHALL BE PROVIDED IN THE
 SITE PLAN (AND ALL OTHER RELEVANT SHEETS I.E. LANDSCAPE
 PLAN, ETC.) FOR CONSISTENCY. THE DEVELOPMENT PLAN SHALL
 ALSO INCLUDE SETBACK DISTANCE FROM THE PROPERTY
 LINE(S), ETC.
  
 3.) SOME PLAN SHEETS SHOW A FREESTANDING SIGN WITHIN
 THE FLAGLER DRIVE PARKWAY EASEMENT. THIS IS NOT
 PERMITTED AND SHALL BE REMOVED FROM THE EASEMENT AREA.
  
  
 REQUIRED DIAGRAMS:
  
 1.) THE DEVELOPMENT PLAN MUST CLEARLY PROVIDE SEPARATE
 DIAGRAMS AND CORRECT CALCULATIONS FOR THE FOLLOWING:
  
 1.1) FAR (BY EACH FLOOR)
  
 1.2) OPEN SPACE REQUIREMENTS (PUBLIC AND PRIVATE)
  
 1.3) PARKING (SHOWING THE LAYOUT AND CALCULATIONS ON
 EACH LEVEL AND CIRCULATION)
  
 1.4) BUILDING LENGTH MEASUREMENTS [S.94-209(2)(J)(1)]
  
 1.5) PLANAR BREAK (SHOWING DIMENSIONS IN THE PLANS)
 [S.94-209(2)(J)(1)(A)]
  
 1.6) TOWER PLATE SETBACKS [S.94-209(2)(J)(1)]
  
  
 ARCHITECTURAL COMMENTS:
  
 1.) IN THE SECTIONAL DRAWINGS, IT WOULD BE HELPFUL TO
 PROVIDE THE DIMENSIONAL SETBACK(S) FOR THE BUILDING.
 THIS WILL HELP CLARIFY THE PLANS AND DEMONSTRATE
 CONSISTENCY WITH THE REQUIREMENTS OF THE ZLDRS.
  
 2.) ON SHEET A-4.1 (BUILDING SECTION), THERE APPEARS TO
 BE AN ENCROACHMENT INTO THE PUBLIC RIGHT-OF-WAY ALONG
 23RD STREET, WHICH IS NOT ACCOUNTED FOR IN THE VARIANCE
 REQUEST FOR BUILDING ENCROACHMENTS (REQUEST IS ONLY FOR
 A 5 FT. ENCROACHMENT VARIANCE, BUT IT APPEARS TO BE
 GREATER). PLEASE ADDRESS FOR CONSISTENCY. ALSO NOTE
 THAT ENCROACHMENTS INTO ANY RIGHT-OF-WAY WILL REQUIRE
 THE APPROVAL OF THE APPLICABLE GOVERNING AGENCY. [ZLDR
 S.94-209(2)(L), TABLE VII-1]
  
 3.) WITHOUT CLEAR AND ACCURATE NOTATIONS ON THE
 ELEVATIONS AND SECTIONS, THE BUILDING
 ELEVATIONS/SECTIONS APPEAR TO BE INACCURATE. IT IS ALSO
 IMPORTANT TO ACCURATELY SHOW THE EXISTING SIDEWALK
 LEVEL IN THE DRAWINGS (ESPECIALLY ALONG THE ACTIVE USE
 FRONTAGES) TO DEPICT THE RELATIONSHIP OF THE BUILDING
 TO THE SIDEWALK/STREETSCAPE LEVEL.
  
 4.) ARCHITECTURAL TREATMENT SHALL BE PROVIDED FOR ALL
 NON-ACTIVE USE FA??ADE ELEVATIONS (I.E. PARKING FA??ADE
 ELEVATIONS) AND SHALL BE INTEGRATED WITH THE DESIGN OF
 THE ADJACENT ACTIVE USE FACADES. ARCHITECTURAL
 TREATMENT SHALL BE PROVIDED THROUGH A COMBINATION OF
 TWO (2) OR MORE TREATMENTS. PLEASE CLEARLY ILLUSTRATE
 IN THE DEVELOPMENT PLANS AND IDENTIFY TREATMENT
 TECHNIQUE AND MATERIALS. [ZLDR S.94-209(2)(J)(1)(J)]
  
 5.) EXCEPT STOREFRONTS, A MINIMUM OF 30% OF ALL GROUND
 FLOOR BUILDING FRONTAGES SHALL BE FENESTRATED WITH
 WINDOWS. PLEASE SHOW TO DEMONSTRATE COMPLIANCE. [ZLDR
 S.94-209(2)(J)(1)(K)
  
 6.) LOOR PLANS FOR LEVELS 3-7 ARE MISSING. A TYPICAL
 CAN BE PROVIDED FOR THESE LEVELS, BUT ALL FLOOR PLAN
 LEVELS MUST BE ACCOUNTED FOR IN THE ARCHITECTURAL
 PACKET.
  
  
 PHOTOMETRIC/LIGHTING COMMENTS:
  
 1.) THE FOLLOWING NOTES SHALL BE PROVIDED IN THE
 PHOTOMETRIC/LIGHTING PLAN TO MAINTAIN CONSISTENCY
 (SHOULD THERE BE ANY CHANGES) WITH THE REQUIREMENTS OF
 SEC. 94-309(2)(I) OF THE ZLDRS:
  
 1.1) LIGHT POLES SHALL NOT EXCEED AN OVERALL HEIGHT OF
 17.5 FT. ABOVE GRADE.
  
 1.2) NO COBRA HEADLIGHTS ARE PERMITTED.
  
 1.3) ALL LIGHTING SHALL BE LED OR LIGHT-EMITTING DIODE.
  
 1.4) ALL LIGHTING SHALL BE WEATHER AND VANDAL RESISTANT
 (I.E. RESISTANT TO GRAFFITI, SHATTERING, ETC.).
  
 1.5) ADDITIONALLY, ADD THIS STANDARD NOTE THE
 PHOTOMETRIC/LIGHTING PLAN [PER S.94-309(A)]: ALL
 OUTDOOR LIGHTING SHALL BE SHIELDED TO REDUCE GLARE AND
 SHALL BE ARRANGED TO REFLECT LIGHT OR GLARE AWAY FROM
 ALL ADJACENT RESIDENTIAL DISTRICTS, ADJACENT
 RESIDENCES, OR PUBLIC THOROUGHFARES.
  
  
 NORTHWOOD ROAD EXTENSION (HEIGHT BONUS) NOTES:
  
 1.) PER SEC. 94-215(K)(2) OF THE ZLDRS, THE DEVELOPER
 UTILIZING THIS INCENTIVE SHALL ADDRESS THE FOLLOWING:
  
 1.1) THE REQUIRED RIGHT-OF-WAY (ROW) FOR THE NORTHWOOD
 ROAD EXTENSION MUST BE IN PLACE AND DEDICATED BY THE
 PROPERTY OWNERS IMPACTED BY THIS EXTENSION BY NOVEMBER
 15, 2024.
  
 1.2) COMPLETE THE CONSTRUCTION OF THE ROADWAY EXTENSION
 BY NOVEMBER 15, 2026 (5 YEARS FROM THE ADOPTION DATE OF
 THE CMUD REGULATIONS; REFERENCE: ORDINANCE NO.
 4963-21).
  
  
  
 INSTRUCTIONS FOR RESUBMITTAL:
  
 * PLEASE PROVIDE RESPONSES TO REVIEW COMMENTS IN
 WRITTEN FORMAT.
  
 * WHEN RESUBMITTING, PLEASE PROVIDE A MINIMUM OF FOUR
 (4) PAPER COPIES, ONE (1) REDUCED COPY IN 11 INCHES X
 17 INCHES, AND AN ELECTRONIC COPY OF ALL PLANS AND
 DOCUMENTS.
  
 * CHANGES TO THE PLAN SHEETS SHALL BE CARRIED
 THROUGHOUT THE PLAN SET FOR CONSISTENCY.
  
 * PLEASE NOTE THAT CHANGES ON THE RESUBMITTED PLANS MAY
 RESULT IN ADDITIONAL COMMENTS.
  
 * 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 ANY
 QUESTIONS.
  
  
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