Date |
Text |
2015-01-30 11:08:15 | ZONING PLAN REVIEW |
| ___________________________________________ |
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| DATE OF REVIEW: 01.30.2015 |
| PERMIT NO.: 14120431 |
| ADDRESS: 23RD STREET / PONCE DE LEON AVENUE |
| CONTRACTOR/CONTACT: DANIEL PETROCCHI |
| TELEPHONE NO.: 305.495.3745 |
| SCOPE OF REVIEW: NEW 99-UNIT APARTMENT BUILDING. |
| ___________________________________________ |
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| REVIEW STATUS: FAILED |
| ___________________________________________ |
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| PLEASE PROVIDE A WRITTEN RESPONSE TO THE FOLLOWING PLAN |
| REVIEW COMMENTS: |
| |
| IMPORTANT - THE PROPOSED DEVELOPMENT IS SUBJECT TO THE |
| ART IN PUBLIC PLACES REQUIREMENTS, AS OULTINED IN |
| CHAPTER 78 - ARTICLE V OF THE CITY'S CODE OF |
| ORDINANCES. |
| |
| 1. THE PROPOSED PLANS DIFFER FROM THAT WHICH WAS |
| APPROVED BY THE CITY COMMISSION (RESOLUTION NO. |
| 146-12). A MINOR DSI AMENDMENT APPLICATION SHALL BE |
| SUBMITTED TO THE DEVELOPMENT SERVICES DEPARTMENT ? |
| PLANNING DIVISION, PRIOR TO THE ISSUANCE OF A BUILDING |
| PERMIT. |
| |
| 2. SEPARATE LANDSCAPE PERMIT APPLICATION SHALL BE |
| SUBMITTED. APPLICATION SHALL BE ACCOMPANIED BY A |
| CERTIFIED COST ESTIMATE (MATERIALS + LABOR). |
| |
| 3. PLEASE INCLUDE THE PARKING CALCULATIONS WITHIN THE |
| SITE DATA TABLE. FOR EXAMPLE: |
| |
| A. 99 UNITS @ 1 SPACE/UNIT = 99 SPACES REQUIRED |
| |
| B. 2,959 SQ. FT. RETAIL @ 2 SPACE/1,000 SQ. FT. = 6 |
| SPACES REQUIRED |
| |
| 4. ACCORDING TO THE OVERALL BUILDING SUMMARY, THE |
| BUILDING IS 125,744 GROSS SQUARE FEET. THE PROJECT |
| APPROVED BY THE CITY COMMISSION (RESOLUTION NO. 146-12) |
| PROVIDED FOR 100,775 GROSS SQUARE FEET. PURSUANT TO |
| SECTION 94-(F)(3)A.1. OF THE CITY?S ZONING AND LAND |
| DEVELOPMENT REGULATIONS, ?AN INCREASE IN THE TOTAL |
| SQUARE FOOTAGE OF ANY BUILDING BY MORE THAN FIVE |
| PERCENT? SHALL REQUIRE A MAJOR DSI AMENDMENT. |
| |
| 5. ON-STREET PARKING SHALL BE APPROVED BY THE CITY?S |
| ENGINEERING DEPARTMENT. |
| |
| 6. PLANS SHALL PROVIDE THE ENTIRE STREET RIGHT-OF-WAY |
| WIDTH, PROPOSED LANE WIDTHS, ETC. FOR THE ENTIRE STREET |
| SECTION. |
| |
| 7. PURSUANT TO SECTION 94-215(L)(3) OF THE CITY?S |
| ZONING AND LAND DEVELOPMENT REGULATIONS, THE DESIGN OF |
| NEW STREETS AND MODIFICATIONS OF EXISTING STREETS SHALL |
| COMPLY WITH THE FOLLOWING: |
| |
| A. A MINIMUM LANDSCAPE STRIP OF FIVE FEET SHALL BE |
| PROVIDED ALONG THE STREET EDGE. |
| |
| B. TREE GRATES A MINIMUM OF FIVE FEET BY FIVE FEET MAY |
| BE UTILIZED IN PLACE OF THE REQUIRED LANDSCAPE STRIP. |
| THE USE OF TREE GRATES IS APPROPRIATE WHEN ON-STREET |
| PARKING IS PROVIDED. WHEN NO ON-STREET PARKING IS |
| PROVIDED, LANDSCAPE STRIPS ARE PREFERRED. |
| |
| C. A MINIMUM SIDEWALK WIDTH OF FIVE FEET SHALL BE |
| PROVIDED ADJACENT TO THE LANDSCAPED AREA. |
| |
| D. A MINIMUM UNOBSTRUCTED AREA OF 60 INCHES SHALL BE |
| PROVIDED IN THE SIDEWALK. |
| |
| E. NO UTILITY POLES, FIRE HYDRANTS OR ANY OTHER |
| TEMPORARY OR PERMANENT STRUCTURES SHALL BE PERMITTED |
| WITHIN THE UNOBSTRUCTED AREA. |
| |
| F. OVERHEAD UTILITIES ARE NOT PERMITTED. EXISTING |
| OVERHEAD UTILITIES SHALL BE RELOCATED UNDERGROUND. |
| |
| G. WHERE ON-STREET PARKING IS PROVIDED ON BOTH SIDES |
| OF THE STREET, THE MINIMUM RIGHT-OF WAY WIDTH SHALL BE |
| 60 FEET. |
| |
| H. ALL STREET LANES SHALL BE A MAXIMUM OF TEN FEET IN |
| WIDTH UNLESS OTHERWISE REQUIRED BY THE CITY?S TRAFFIC |
| ENGINEER. |
| |
| 8. PURSUANT TO FIGURE XV-2 WITHIN SECTION 94-485 OF THE |
| CITY?S ZONING AND LAND DEVELOPMENT REGULATIONS, |
| PARALLEL PARKING SHALL BE 8 FEET 6 INCHES IN WIDTH. |
| |
| 9. SHEET A.001 INDICATES THAT THE CIVIL PLANS ARE |
| PROVIDE ?FOR REFERENCE ONLY?, BUT THE NOTES ON SHEET |
| A.200 INDICATE THAT THE CIVIL PLANS ARE TO BE UTILIZED |
| FOR ALL PARKING, ETC. PLEASE CLARIFY. |
| |
| 10. SHEET A.001 INDICATES THAT THE LANDSCAPE PLANS ARE |
| PROVIDE ?FOR REFERENCE ONLY?, PLEASE CLARIFY. |
| |
| 11. PARKING STALL DETAIL SHALL CONFORM TO THE CITY?S |
| MINIMUM REQUIREMENTS. CONTACT ME FOR AN ELECTRONIC |
| COPY. |
| |
| 12. AT THE 23RD STREET ENTRANCES INTO THE RETAIL, |
| LOBBY, CLUB/CAF?, ETC., WHAT ARE THE PROJECTIONS |
| EXTENDING NORTHWARD FROM THE BUILDING FA?ADE ON EITHER |
| SIDE OF THE ENTRIES? THE BUILDING SHOULD NOT ENCROACH |
| ANY FURTHER TOWARD THE PROPERTY LINE THAN WHAT WAS |
| PREVIOUSLY APPROVED. |
| |
| 13. ALL LANDSCAPE AREAS SHALL BE PROTECTED FROM |
| VEHICULAR ENCROACHMENT BY TYPE D CURING OR WHEEL STOPS. |
| |
| 14. WHEEL STOPS SHOULD BE PROVIDED FOR THOSE PARKING |
| SPACES THAT ARE ALONG THE EAST SIDE OF THE BUILDING TO |
| PREVENT CARS FROM HITTING THE WALL OF THE GARAGE. |
| |
| 15. THOSE SPACES THAT ARE ONLY 16 FEET IN LENGTH SHALL |
| BE DESIGNATED AS ?COMPACT?. PURSUANT TO SECTION |
| 94-485(N)(1) OF THE CITY?S ZONING AND LAND DEVELOPMENT |
| REGULATIONS, NOT MORE THAN 30 PERCENT OF THE REQUIRED |
| SPACES MAY BE DESIGNATED AS COMPACT. |
| |
| 16. THE LANDSCAPE BUFFER ALONG THE WEST PROPERTY LINE, |
| ADJACENT TO THE PARKING, SHOULD BE A MINIMUM OF 4 FEET |
| 6 INCHES, AS APPROVED BY THE ZONING BOARD OF APPEALS. |
| THE DASHED LINE IS ONLY 3 FEET IN MANY PLACES. |
| |
| 17. PURSUANT TO SECTION 94-443(C)(3) OF THE CITY?S |
| ZONING AND LAND DEVELOPMENT REGULATIONS, ALL PARKING |
| ROWS SHALL BE TERMINATED BY A LANDSCAPE ISLAND OF AT |
| LEAST 5 FEET IN WIDTH AND SHALL CONTAIN A |
| SHADE/FLOWERING TREE. |
| |
| 18. PLEASE CLARIFY THE SHADED AREAS ON THE ELEVATION |
| THAT ARE TO BE THE VEHICULAR ENTRANCE INTO THE PARKING? |
| THIS WAS TO BE OPEN ACCESS. |
| |
| 19. THE ELEVATIONS APPROVED BY THE CITY COMMISSION HAD |
| WINDOWS AND OTHER ARCHITECTURAL TREATMENTS ON THE SOUTH |
| FA?ADE. IT APPEARS THAT ALL OF THAT HAS BEEN REMOVED, |
| PLEASE EXPLAIN. |
| |
| 20. PLEASE CONFIRM THAT THE ENTIRE BUILDING (WITH THE |
| EXCEPTION OF THE METAL AWNINGS) IS STUCCO, OR ARE |
| ADDITIONAL BUILDING MATERIALS PROPOSED ON THE FA?ADE? |
| IF SO, ADDITIONAL DETAIL NEEDS TO BE PROVIDED ON THE |
| ELEVATIONS. THERE ARE SOME AREAS THAT ARE LABELED |
| ?METAL PANEL?, BUT IT IS UNCLEAR AS TO THE EXTENT OF |
| THIS IS. |
| |
| 21. PLEASE PROVIDE THE PERCENTAGE OF GLAZING PROVIDED |
| FOR EACH FA?ADE. THE PERCENTAGE OF GLAZING SHALL BE |
| 25-45% OF EACH FA?ADE AREA. |
| |
| 22. PLEASE PROVIDE THE PERCENTAGE OF GLAZING ON THE |
| GROUND FLOOR ALONG 23RD STREET. BETWEEN 2 AND 8 FEET IN |
| HEIGHT THERE SHALL BE A MINIMUM OF 70 PERCENT GLAZING. |
| |
| 23. IT IS STRONGLY RECOMMENDED THAT THE GLAZING FOR THE |
| STOREFRONTS (ALONG 23RD STREET) NOT EXTEND ALL THE WAY |
| TO THE FINISHED FLOOR, AND THAT AN APPROXIMATELY 2 FOOT |
| ?KICK PLATE? BE PROVIDED. |
| |
| 24. ALL WINDOWS (EXCEPT STOREFRONTS) SHALL BE OPERABLE. |
| ACCORDING TO THE WINDOW SCHEDULE, ONE WINDOW TYPE HAS |
| BEEN IDENTIFIED AS INOPERABLE. |
| |
| 25. WINDOW OPENINGS SHALL BE A MINIMUM OF 2 FEET FROM |
| THE BUILDING CORNERS. IT APPEARS THAT THE STOREFRONT |
| WINDOW IN THE FITNESS ROOM DOES NOT MEET THIS |
| PROVISION. |
| |
| 26. OPENINGS IN UPPER STORIES SHALL BE CENTERED |
| DIRECTLY ABOVE OPENINGS IN THE FIRST STORY. THERE MAY |
| NEED TO BE ADJUSTMENTS TO THE STOREFRONT WINDOWS TO |
| PROVIDE THIS ALIGNMENT. |
| |
| 27. PHOTOMETRIC LEVELS SHALL NOT EXCEED 0.5 FOOTCANDLES |
| WHEN MEASURED AT THE PROPERTY LINE. |
| |
| 28. THE SITE PLAN SHALL INDICATE THE LOCATION OF |
| ADJACENT BUILDINGS AND INDICATE THE SEPARATION FROM |
| EXISTING STRUCTURES AND THE PROPOSED STRUCTURE. THERE |
| SHALL BE AT LEAST 10 FEET OF SEPARATION. |
| |
| 29. ALL UTILITY LINES SHALL BE LOCATED UNDERGROUND. |
| |
| 30. REQUIRED LANDSCAPE BUFFER SHALL BE PROVIDED ALONG |
| THE SOUTH PROPERTY LINE, SOUTH OF THE POOL. |
| |
| 31. ALL IMPROVEMENTS SHOWN WITHIN THE RIGHT-OF-WAY |
| SHALL BE SUBJECT TO PERMITTING BY THE CITY?S |
| ENGINEERING & PUBLIC WORKS DEPARTMENT. |
| |
| 32. THE DEVELOPER SHALL BE RESPONSIBLE FOR THE COSTS OF |
| ALL OFF-SITE IMPROVEMENTS AND/OR UPGRADES NECESSARY TO |
| EFFECTUATE THE PROPOSED DEVELOPMENT, INCLUDING BUT NOT |
| LIMITED TO WATER MAINS, LIFT STATIONS, RIGHTS-OF-WAY, |
| ETC. |
| |
| 33. THE DEVELOPER SHALL BE RESPONSIBLE FOR INSTALLING |
| AND MAINTAINING ALL LANDSCAPING WITHIN THE PUBLIC |
| RIGHT-OF-WAY. THE DEVELOPER SHALL OBTAIN ALL PERMITS, |
| AGREEMENTS, EASEMENTS, ETC. THAT MAY BE NECESSARY TO |
| EFFECTUATE SUCH INSTALLATION. |
| |
| 34. STREET TREES SHALL BE PROVIDED AND SHALL BE SPACED |
| AT A MAXIMUM OF 30 FEET ON CENTER. |
| |
| 35. BIKE RACK DETAIL AND DIMENSIONED LAYOUT SHALL BE |
| PROVIDED. PLEASE CONTACT ME FOR ACCEPTABLE TYPES OF |
| BIKE RACKS. |
| |
| 36. FENCE DETAIL SHALL BE PROVIDED. |
| |
| 37. LANDSCAPE PLANS DO NOT SHOW THE PROPOSED ON-STREET |
| PARKING, ISLANDS, ETC. |
| |
| 38. ALL LANDSCAPE AREAS SHALL BE IRRIGATED WITH A |
| PERMANENT IRRIGATION SYSTEM PROVIDING 120% COVERAGE. |
| |
| 39. SEPARATE IRRIGATION PERMIT APPLICATION SHALL BE |
| SUBMITTED. |
| |
| 40. AREAS WITHIN THE ADJACENT RIGHT-OF-WAY SHALL BE |
| IRRIGATED. |
| |
| 41. THE SHADE/FLOWERING TREE SPACING ALONG THE EAST |
| BUFFER, JUST SOUTH OF 23RD STREET, EXCEEDS THE MAXIMUM |
| SPACING. |
| |
| 42. ELEVATION INFORMATION SHALL BE PROVIDED FOR THE |
| SIDEWALK/DRIVEWAY AREA?THERE SHOULD BE NO CHANGE IN |
| ELEVATION WHERE THE SIDEWALK CROSSES THE DRIVEWAY. |
| |
| 43. AS RETAIL SPACE IS BEING PROVIDED, A LOADING SPACE |
| SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 94-485(P) |
| OF THE CITY?S ZONING AND LAND DEVELOPMENT REGULATIONS. |
| ___________________________________________ |
| |
| PLEASE NOTE THAT SUBMITTAL OF ADDITIONAL AND/OR REVISED |
| MATERIALS MAY RESULT IN NEW PLAN REVIEW COMMENTS. |
| ___________________________________________ |
| |
| QUESTIONS/COMMENTS, PLEASE CONTACT THE FOLLOWING: |
| |
| JOHN ROACH, PRINCIPAL PLANNER |
| CITY OF WEST PALM BEACH |
| DEVELOPMENT SERVICES DEPARTMENT ? PLANNING DIVISION |
| 401 CLEMATIS STREET - P.O. BOX 3147 |
| WEST PALM BEACH, FLORIDA 33402 |
| |
| PHONE: 561.822.1448 |
| FAX: 561.822.1460 |
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| EMAIL: [email protected] |
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| WWW.WPB.ORG |
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