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HomeMy Public PortalAboutPRR 17-2526Renee Basel From: Chris O'Hare<chrisoharegulfstream@gmail.com> Sent: Tuesday, April 11, 2017 11:55 PM To: Rita Taylor; Renee Basel Subject: Public Record Request - records needed by 9:00 Am April 17, 2017 -UDK review of 955 Indigo Pointe for compliance with Ord. 15-2 Dear Custodian of Records, This is a request to inspect public records in your custody. I make this request pursuant to Article 1, Section 24 of the Florida Constitution and Chapter 119 of the Florida Statutes. I hereby reserve all rights granted to me under the Florida Constitution and Florida Statutes. As background to this request I note that during the Commission meeting held on March 10, 2017 under agenda item VIII. A. the Town claimed that a review of the landscaping proposed for 955 Indigo Point had been conducted by Urban Design, Kilday and that their review confirmed that the landscaping proposed in this application complies with the provisions of Ord. 15-2. 1 request to inspect the public record of that review and any correspondence about that review. I require these records in order to speak informatively at the upcoming commission meeting to be held on April 17, 2017 when this application will again be on the agenda. I ask you to take note of 6119.07(1)(c) Florida Statues and your affirmative obligation to (1) promptly acknowledge receipt of this public records request and (2) make a good faith effort which "includes making reasonable efforts to determine from other officers or employees within the agency whether such a record exists and, if so, the location at which the record can be accessed." I am, therefore, requesting that you notify every individual and entity in possession of records that may be responsive to this public records request, including individuals and entities under contract with your agency, to preserve and produce all responsive records on an immediate basis. If you contend that any of the records I am seeking, or any portion thereof, are exempt from inspection or disclosure please cite the specific exemption as required by 6119.07(1)(e) of the Florida Statutes and state in writing and with particularity the basis for your conclusions as required by 6119.07(1)(f) of the Florida Statutes. Produce for my inspection all responsive records and ONLY redact that portion of the record that you consider exempt. To be clear, if you consider an entire record to be exempt, produce that record in its entirety with all portions redacted that you consider exempt. I specifically ask you to do this in order that I may inspect fully redacted records for the purpose of challenging a partiuu!ar redaction or establishing a reference for a future request of a record that is only temporarily exempt, as in the case of a public record that was prepared by an agency attorney exclusively for litigation and is only exempt from disclosure until the conclusion of the litigation. If the public records being sought are maintained by your agency or contactors for your agency, in an electronic format please produce the records in the original electronic format in which they were created or received. See §119.01(2)(f), Florida Statutes. I agree to pay whatever statutory costs may be required for the production of these public records so there is no need to spend time preparing an estimate. Let me know when the record is ready and if there is a charge I will pay it when I pick up the record. I respectfully request these records be produced for my inspection anytime prior to the start of of the public meeting scheduled for 9:00 AM April 17, 2017. If you do not understand any part of this request or if you need clarification about this request, notify me as soon as possible so I may further describe or clarify this request. Due to issues of delivery failure and occasional rejection by your server this email is being sent to multiple recipients to insure prompt delivery. All responses to this public records request should be made in writing to the following email address: chrisoharegulfstream ftmail.com Thank you for your assistance. Chris O'Hare TOWN OF GULF STREAM PALM BEACH COUNTY, FLORIDA Delivered via e-mail April 12, 2017 Chris O'Hare [mail to: chrisohareeulfstream(a,mnail.coml Re: GS #2526 (UDK review of 955 Indigo Pointe for compliance with Ord. 15-2) As background to this request I note that during the Commission meeting held on March 10, 2017 tender agenda item VIII. A. the Town claimed that a review of the landscaping proposed for 955 Indigo Point had been conducted by Urban Design, Kilday and that their review confirmed that the landscaping proposed in this application complies with the provisions of Ord. 15-2.1 request to inspect the public record of that review and any correspondence about that review. I require these records in order to speak informatively at the upcoming commission meeting to be /held on April 17, 2017 when this application will again be on the agenda. Dear Chris O'Hare [mail to: chrisohareeulfstreamna.email.coml: The Town of Gulf Stream has received your public records requests dated April 11, 2017. You should be able to view your original request and response at the following link: htty://www2.gulf-stream.org/weblink/O/doc/110665/Paeel asnx We consider this request closed. Sincerely, R" Rla4Vml D"d As requested by Rita Taylor Town Clerk, Custodian of the Records Renee Basel From: Marty Minor <MMinor@udkstudios.com> Sent: Tuesday, December 13, 2016 3:42 PM To: Bill Thrasher Subject: 955 Indigo - Updated chart Attachments: 955 Indigo Point12126.doc; 955 Indigo Point12126.pdf Bill, The chart on the first page has been updated per your voice mail. Thank you, marty P.561.366.1100 x.148 I F.561.366.1111 m93a0 1 Marty R.A. Minor, AICP u�xbon MMinor@udkstudios.com ao 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 P.561.366.1100 x.148 I F.561.366.1111 m93a0 1 memorandum TO: William Thrasher, Town Manager Rita Taylor, Town Clerk FROM: Marty R.A. Minor, AICP DATE: December 12, 2016 RE: 955 Indigo Point New Construction Property Information STUDIOS Urban Planning and Design Landscape Architecture Communication Graphics At the request of the Town, the proposed new construction at 955 Indigo Point has been reviewed. The property is located at the eastern portion of the Place au Soleil subdivision, on the Intracoastal Waterway. The pie -shaped lot is approximately 22,256 square feet (0.51 acres) in size and is located within the Town's RS -P (Residential Single Family -Place au Soleil) zoning district. There is an existing two-story home on the property. Analysis and Review The applicant is seeking approval for a 7,340 -square foot, two-story, single family home. Below is a summary of the proposal's compliance with the applicable zoning regulations. 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Required Proposed Minimum Effective Lot Area 15,000 sf 21,720 sf Maximum FAR 6,944 sf 7,340 sf Principal Building Principal Building Front: 30' Front: 61' Rear (ICWW): 30' Rear (ICWW): 30' Minimum Building Setbacks Side (ICWW): 30' Side (ICWW): 36' Side: 35' Side: 15' + 20' = 35' Accessory Building Accessory Building Pool: 20' Pool: 20' Maximum Building Height 30' (features 35') 30' 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Second Floor Area 0.5 x first floor area = 2,786 sf 1,354 sf pMaximum Open Space 0% of lot area = 8,688 sf 8,882 sf Hardscape 0% of lot area or less = 8,688 sf 7,338 sf Front Lawn Greater than 3' plantings allowed along Approx. 23' 25% of front property line = 29'3" indow Openings No more than 50% on an elevation for a Approx. 44% (East) Gulfstream Bermuda style home. As shown above the applicant's proposal is compliant with the majority of the applicable sections of the Gulf Stream Design Manual. The following issue needs to be addressed: Maximum FAR Under the current Town Code, Section 70-71 outlines the provisions for determining Floor Area Ratios (FAR). FAR is determined through a sliding scale. For the Place au Soleil district the first 20,000 sf of effective lot area FAR is .33 and the FAR for portions over 20,000 sf is .20. According to the following calculations the maximum floor area for the site is 6,944 sf. Effective Lot Area: 21,720 sf 20,000 x .33 = 6,600 sf 1,720 x .20 = 344 sf 6,600 + 344 = 6,944 sf The applicant's calculations reflected 7,374 sf as the maximum square footage. Included in this calculation was the following: 20,000 x .33 = 6,600 sf 1,720 x .20 = 344 sf 1,720 x .25 = 430 sf (incentive) 6,600 + 344 + 430 = 7,374 sf The applicant referenced Section 70-71(c) on the site plan data in reference to incentive provisions for additional FAR. This section of the code was in place when this application was submitted. As such, the proposed house is consistent with the FAR regulations in place when the application was submitted. Second Floor Area Calculations Section 70-73 of the Town Code limits second floor area to 50% of the first -floor area. In the site data table on the submitted site plan, the second story calculation note references 70% instead of the correct 50%. The site data table should be updated to reflect the correct code requirement. Entrance Features Section 70-100 of ure 1 own code prefers inat the entry features of two-story homes are up to 14 feet in height. The height is measured from the finished floor to the top of the balcony or similar architectural feature. The proposed entrance measures approximately 16 feet in height which is discouraged according to the Town Code. Window Opening Area Threshold Section 70-101 prohibits more than 50 percent of total window opening area on an elevation. The calculations made by the applicant show the East Elevation as having a 44% total window opening area. Using the calculations below, the window opening area for the East Elevation is 46%: Total Wall Area: 1926.000 sf Window Openings: 885.625 sf Percentage 0.459 = 46% Portions of the elevation included in the applicant's calculations of the total wall area were omitted for the above calculations as they were set too far back to be considered part of the total wall area. Mechanical Equipment Section 70-267 of the Town's Code discouraged ground -mounted equipment higher than four feet above grade. The Landscape Plan shows air conditioning units on the North and South sides of the house. Please provide verification that the equipment is no taller than 4 feet in height. Recommendation It is recommended that the applicant revise the development plans to address the above -referenced issues. Should you have any questions regarding this memorandum, please feel free to contact me at any time. memorandum TO: William Thrasher, Town Manager Rita Taylor, Town Clerk FROM: Marty R.A. Minor, AICP DATE: December 12, 2016 RE: 955 Indigo Point New Construction Property Information urban design kildau STUDIOS Urban Planning and Design Landscape Architecture Communication Graphics At the request of the Town, the proposed new construction at 955 Indigo Point has been reviewed. The property is located at the eastern portion of the Place au Soleil subdivision, on the Intracoastal Waterway. The pie -shaped lot is approximately 22,256 square feet (0.51 acres) in size and is located within the Town's RS -P (Residential Single Family -Place au Soleil) zoning district. There is an existing two-story home on the property. Analysis and Review The applicant is seeking approval for a 7,340 -square foot, two-story, single family home. Below is a summary of the proposal's compliance with the applicable zoning regulations. S?" :aafls S:reei Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Required Proposed Minimum Effective Lot Area 15,000 sf 21,720 sf Maximum FAR 6,944 sf 7,340 sf Principal Building Principal Building Front: 30' Front: 61' Rear (ICWW): 30' Rear (ICWW): 30' Minimum Building Setbacks Side (ICWW): 30' Side (ICWW): 36' Side: 35' Side: 15'+ 20' = 35' Accessory Building Accessory Building Pool: 20' Pool: 20' Maximum Building Height 30' (features 35') 30' S?" :aafls S:reei Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Maximum Maximum Second Floor Area .5 x first floor area = 2,786 sf 1,354 sf Open Space 0% of lot area = 8,688 sf 8,882 sf 0% of lot area or less = 8,688 sf 7,338 sf Front Lawn Greater than 3' plantings allowed along Approx. 23' 25% of front property line = 29'3" Window Openings No more than 50% on an elevation for a Approx. 44% (East) Gulfstream Bermuda style home. As shown above the applicant's proposal is compliant with the majority of the applicable sections of the Gulf Stream Design Manual. The following issue needs to be addressed: Maximum FAR Under the current Town Code, Section 70-71 outlines the provisions for determining Floor Area Ratios (FAR). FAR is determined through a sliding scale. For the Place au Soleil district the first 20,000 sf of effective lot area FAR is .33 and the FAR for portions over 20,000 sf is .20. According to the following calculations the maximum floor area for the site is 6,944 sf. Effective Lot Area: 21,720 sf 20,000 x .33 = 6,600 sf 1,720 x .20 = 344 sf 6,600 + 344 = 6,944 sf The applicant's calculations reflected 7,374 sf as the maximum square footage. Included in this calculation was the following: 20,000 x.33 = 6,600 sf 1,720 x .20 = 344 sf 1,720 x .25 = 430 sf (incentive) 6,600 + 344 + 430 = 7,374 sf The applicant referenced Section 70-71(c) on the site plan data in reference to incentive provisions for additional FAR. This section of the code was in place when this application was submitted. As such, the proposed house is consistent with the FAR regulations in place when the application was submitted. Second Floor Area Calculations Section 70-73 of the Town Code limits second floor area to 50% of the first -floor area. In the site data table on the submitted site plan, the second story calculation note references 70% instead of the correct 50%. The site data table should be updated to reflect the correct code requirement. Entrance Features Section 70-100 of the Town code prefers that the entry features of two-story homes are up to 14 feet m r,.Ight. The height is measured from the finished-flooF4o the top of the balcony or similar architectural feature. The proposed entrance measures approximately 16 feet in height which is discouraged according to the Town Code. Window Opening Area Threshold Section 70-101 prohibits more than 50 percent of total window opening area on an elevation. The calculations made by the applicant show the East Elevation as having a 44% total window opening area. Using the calculations below, the window opening area for the East Elevation is 465'x: Total Wall Area: 1926.000 sf Window Openings: 885.625 sf Percentage 0.459 = 46% Portions of the elevation included in the applicant's calculations of the total wall area were omitted for the above calculations as they were set too far back to be considered part of the total wall area. Mechanical Equipment Section 70-267 of the Town's Code discouraged ground -mounted equipment higher than four feet above grade. The Landscape Plan shows air conditioning units on the North and South sides of the house. Please provide verification that the equipment is no taller than 4 feet in height. Recommendation It is recommended that the applicant revise the development plans to address the above -referenced issues. Should you have any questions regarding this memorandum, please feel free to contact me at any time. Renee Basel From: Sent: To: Cc: Subject: Attachments: Bill, Reports for your review and use. Thank you, m a rty Marty Minor <MMinor@udkstudios.com> Tuesday, December 13, 2016 12:16 PM Bill Thrasher Rita Taylor Reports 955 Indigo Point12126.pdf; 955 Indigo Point12126.doc; 3300 Polo Drive Dock Review.doc; 3300 Polo Drive Dock Review.pdf P.561.366.1100 x.148 I F.561.366.1111 '' Own4ri'Ft 1 Marty R.A. Minor, AICP urbon MMinor@udkstudios.com M( 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 P.561.366.1100 x.148 I F.561.366.1111 '' Own4ri'Ft 1 memorandum TO: William Thrasher, Town Manager Rita Taylor, Town Clerk FROM: Marty R.A. Minor, AICP DATE: December 12, 2016 RE: 955 Indigo Point New Construction Property Information STUDIOS Urban Planning and Design Landscape Architecture Communication Graphics At the request of the Town, the proposed new construction at 955 Indigo Point has been reviewed. The property is located at the eastern portion of the Place au Soleil subdivision, on the Intracoastal Waterway. The pie -shaped lot is approximately 22,256 square feet (0.51 acres) in size and is located within the Town's RS -P (Residential Single Family -Place au Soleil) zoning district. There is an existing two-story home on the property. Analysis and Review The applicant is seeking approval for a 7,340 -square foot, two-story, single family home. Below is a summary of the proposal's compliance with the applicable zoning regulations. 613 Clematis Streat Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Required Proposed Minimum Effective Lot Area 15,000 sf 21,720 sf Maximum FAR 6,944 sf 7,340 sf Principal Building Principal Building Front: 30' Front: 30' Rear (ICWW): 30' Rear (ICWW): 30' Minimum Building Setbacks Side (ICWW): 30' Side (ICWW): 30' Side: 35' Side: 15' + 20' = 35' Accessory Building Accessory Building Pool: 20' Pool: 20' Maximum Building Height 30' (features 35') 30' 613 Clematis Streat Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Maximum Second Floor Area 0.5 x first floor area = 2,786 sf 1,354 sf Open Space 0% of lot area = 8,688 sf 8,882 sf Hardscape 0% of lot area or less = 8,688 sf 7,338 sf Front Lawn Greater than 3' plantings allowed along Approx. 23' 25% of front property line = 29'3" indow Openings No more than 50% on an elevation for a Approx. 44% (East) Gulfstream Bermuda style home. As shown above the applicant's proposal is compliant with the majority of the applicable sections of the Gulf Stream Design Manual. The following issue needs to be addressed: Maximum FAR Under the current Town Code, Section 70-71 outlines the provisions for determining Floor Area Ratios (FAR). FAR is determined through a sliding scale. For the Place au Soleil district the first 20,000 sf of effective lot area FAR is .33 and the FAR for portions over 20,000 sf is .20. According to the following calculations the maximum floor area for the site is 6,944 sf. Effective Lot Area: 21,720 sf 20,000 x.33 = 6,600 sf 1,720 x.20 = 344 sf 6,600 + 344 = 6,944 sf The applicant's calculations reflected 7,374 sf as the maximum square footage. Included in this calculation was the following: 20,000 x.33 = 6,600 sf 1,720 x .20 = 344 sf 1,720 x.25 = 430 sf (incentive) 6,600 + 344 + 430 = 7,374 sf The applicant referenced Section 70-71(c) on the site plan data in reference to incentive provisions for additional FAR. This section of the code was in place when this application was submitted. As such, the proposed house is consistent with the FAR regulations in place when the application was submitted. Second Floor Area Calculations Section 70-73 of the Town Code limits second floor area to 50% of the first -floor area. In the site data table on the submitted site plan, the second story calculation note references 70% instead of the correct 50%. The site data table should be updated to reflect the correct code requirement. Entrance Features Section 70-100 of the Town code prefers that the entry features of two-story homes are up to 14 feet in height. The height is measured fro,o a iL :;nished floor to the top of the balcony or similar architectural feature. The proposed entrance measures approximately 16 feet in height which is discouraged according to the Town Code. Window Opening Area Threshold Section 70-101 prohibits more than 50 percent of total window opening area on an elevation. The calculations made by the applicant show the East Elevation as having a 44% total window opening area. Using the calculations below, the window opening area for the East Elevation is 46%: Total Wall Area: 1926.000 sf Window Openings: 885.625 sf Percentage 0.459 = 46% Portions of the elevation included in the applicant's calculations of the total wall area were omitted for the above calculations as they were set too far back to be considered part of the total wall area. Mechanical Equipment Section 70-267 of the Town's Code discouraged ground -mounted equipment higher than four feet above grade. The Landscape Plan shows air conditioning units on the North and South sides of the house. Please provide verification that the equipment is no taller than 4 feet in height. Recommendation It is recommended that the applicant revise the development plans to address the above -referenced issues. Should you have any questions regarding this memorandum, please feel free to contact me at any time. memorandum TO: William Thrasher, Town Manager Rita Taylor, Town Clerk FROM: Marty R.A. Minor, AICP DATE: December 12, 2016 RE: 955 Indigo Point New Construction Property Information STUDIOS Urban Planning and Design Landscape Architecture Communication Graphics At the request of the Town, the proposed new construction at 955 Indigo Point has been reviewed. The property is located at the eastern portion of the Place au Soleil subdivision, on the Intracoastal Waterway. The pie -shaped lot is approximately 22,256 square feet (0.51 acres) in size and is located within the Town's R5 -P (Residential Single Family -Place au Soleil) zoning district. There is an existing two-story home on the property. Analysis and Review The applicant is seeking approval for a 7,340 -square foot, two-story, single family home. Below is a summary of the proposal's compliance with the applicable zoning regulations. 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Required Proposed Minimum Effective Lot Area 15,000 sf 21,720 sf Maximum FAR 6,944 sf 7,340 sf Principal Building Principal Building Front: 30' Front: 30' Rear (ICWW): 30' Rear (ICWW): 30' Minimum Building Setbacks Side (ICWW): 30' Side (ICWW): 30' Side: 35' Side: 15' + 20' = 35' Accessory Building Accessory Building Pool: 20' Pool: 20' Maximum Building Height 30' (features 35') 30' 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Maximum Second Floor Area 0.5 x first floor area = 2,786 sf 1,354 sf Open Space 0% of lot area = 8,688 sf 8,882 sf Hardscape 0% of lot area or less = 8,688 sf 7,338 sf Front Lawn Greater than 3' plantings allowed along Approx. 23' 25% of front property line = 29'3" indow Openings No more than 50% on an elevation for a Approx. 44% (East) Gulfstream Bermuda style home. As shown above the applicant's proposal is compliant with the majority of the applicable sections of the Gulf Stream Design Manual. The following issue needs to be addressed: Maximum FAR Under the current Town Code, Section 70-71 outlines the provisions for determining Floor Area Ratios (FAR). FAR is determined through a sliding scale. For the Place au Soleil district the first 20,000 sf of effective lot area FAR is .33 and the FAR for portions over 20,000 sf is .20. According to the following calculations the maximum floor area for the site is 6,944 sf. Effective Lot Area: 21,720 sf 20,000 x .33 = 6,600 sf 1,720 x.20 = 344 sf 6,600 + 344 = 6,944 sf The applicant's calculations reflected 7,374 sf as the maximum square footage. Included in this calculation was the following: 20,000 x .33 = 6,600 sf 1,720 x.20 = 344 sf 1,720 x .25 = 430 sf (incentive) 6,600 + 344 + 430 = 7,374 sf The applicant referenced Section 70-71(c) on the site plan data in reference to incentive provisions for additional FAR. This section of the code was in place when this application was submitted. As such, the proposed house is consistent with the FAR regulations in place when the application was submitted. Second Floor Area Calculations Section 70-73 of the Town Code limits second floor area to 50% of the first -floor area. In the site data table on the submitted site plan, the second story calculation note references 70% instead of the correct 50%. The site data table should be updated to reflect the correct code requirement. Entrance Features Section 70-100 of the Town code p eters that the entry i.ecures of two-story homes are up to 14 feet in height. The height is measured from the finished floor to the top of the balcony or similar architectural feature. The proposed entrance measures approximately 16 feet in height which is discouraged according to the Town Code. Window Opening Area Threshold Section 70-101 prohibits more than 50 percent of total window opening area on an elevation. The calculations made by the applicant show the East Elevation as having a 44% total window opening area. Using the calculations below, the window opening area for the East Elevation is 46%: Total Wall Area: 1926.000 sf Window Openings: 885.625 sf Percentage 0.459 = 46% Portions of the elevation included in the applicant's calculations of the total wall area were omitted for the above calculations as they were set too far back to be considered part of the total wall area. Mechanical Equipment Section 70-267 of the Town's Code discouraged ground -mounted equipment higher than four feet above grade. The Landscape Plan shows air conditioning units on the North and South sides of the house. Please provide verification that the equipment is no taller than 4 feet in height. Recommendation It is recommended that the applicant revise the development plans to address the above -referenced issues. Should you have any questions regarding this memorandum, please feel free to contact me at any time. memorandum TO: William Thrasher, Town Manager STUDIOS FROM: Marty R.A. Minor, AICP Urban Planning and Design Landscape Architecture DATE: December 13, 2016 Communication Graphics RE: 3300 Polo Drive Dock Review Property Information At the request of the Town, I visited the construction of the proposed dock reconstruction at 3300 Polo Drive. The property is located at the west of Polo Drive along a cove on the Intracoastal Waterway. The lot is approximately 0.54 acres in size and is located within the Town's RS -C (Residential Single Family -Gulf Stream Core) zoning district. There is an existing home on the property. The reconstruction of the seawall/dock is proposed. Analysis and Review The proposed reconstruction of the existing seawall/dock at the subject site has been complicated by the condition of the existing seawall/dock and its failure at several locations. Because of the structural failures of the existing wall, the proposed seawall will be constructed over the existing structure. The proposed seawall/dock is proposed to be tapered at each end to match the width of the adjacent seawalls/docks. At the widest portion of the proposed dock will be 4 feet, 9 inches in width. This width is consistent with the Town's maximum width for docks at 5 feet (Section 66-369 (6)a.6.). Recommendation As no part of the proposed dock exceeds 5 feet in width, the proposed dock is consistent with the Town's code. 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 memorandum TO: William Thrasher, Town Manager STUDIOS FROM: Marty R.A. Minor, AICP Urban Planning and Design Landscape Architecture DATE: December 13, 2016 Communication Graphics RE: 3300 Polo Drive Dock Review Property Information At the request of the Town, I visited the construction of the proposed dock reconstruction at 3300 Polo Drive. The property is located at the west of Polo Drive along a cove on the Intracoastal Waterway. The lot is approximately 0.54 acres in size and is located within the Town's R5 -C (Residential Single Family -Gulf Stream Core) zoning district. There is an existing home on the property. The reconstruction of the seawall/dock is proposed. Analysis and Review The proposed reconstruction of the existing seawall/dock at the subject site has been complicated by the condition of the existing seawall/dock and its failure at several locations. Because of the structural failures of the existing wall, the proposed seawall will be constructed over the existing structure. The proposed seawall/dock is proposed to be tapered at each end to match the width of the adjacent seawalls/docks. At the widest portion of the proposed dock will be 4 feet, 9 inches in width. This width is consistent with the Town's maximum width for docks at 5 feet (Section 66-369 (6)a.6.). Recommendation As no part of the proposed dock exceeds 5 feet in width, the proposed dock is consistent with the Town's code. 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Renee Basel From: Marty Minor <MMinor@udkstudios.com> Sent: Tuesday, December 13, 2016 11:35 AM To: Bill Thrasher Cc: Rita Taylor Subject: 955 Indigo Point Attachments: 955 Indigo Point12126.pdf, 955 Indigo Point12126.doc Bill, Hopefully this one makes it through. Thank you, marty Marty R.A. Minor, AICP urban MMinor@udkstudios.com 610 Clematis Street SiVD1O3 Suite CUO2 West Palm Beach, FL 33401 P.561.366.1100 x.148 I F.561366.1111 mFii00 1 memorandum TO: William Thrasher, Town Manager Rita Taylor, Town Clerk FROM: Marty R.A. Minor, AICP DATE: December 12, 2016 RE: 955 Indigo Point New Construction Property Information urban design kildau STUDIOS Urban Planning and Design Landscape Architecture Communication Graphics At the request of the Town, the proposed new construction at 955 Indigo Point has been reviewed. The property is located at the eastern portion of the Place au Soleil subdivision, on the Intracoastal Waterway. The pie -shaped lot is approximately 22,256 square feet (0.51 acres) in size and is located within the Town's RS -P (Residential Single Family -Place au Soleil) zoning district. There is an existing two-story home on the property. Analysis and Review The applicant is seeking approval for a 7,340 -square foot, two-story, single family home. Below is a summary of the proposal's compliance with the applicable zoning regulations. Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudlos.com LCC000035 Required Proposed Minimum Effective Lot Area 15,000 sf 21,720 sf Maximum FAR 6,944 sf 7,340 sf Principal Building Principal Building Front: 30' Front: 30' Rear (ICWW): 30' Rear (ICWW): 30' Minimum Building Setbacks Side (ICWW): 30' Side (ICWW): 30' Side: 35' Side: 15'+ 20'= 35' Accessory Building Accessory Building Pool: 20' Pool: 20' Maximum Building Height 30' (features 35') 30' Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudlos.com LCC000035 Maximum Second Floor Area 0.5 x first floor area = 2,786 sf 1,354 sf Open Space 0% of lot area = 8,688 sf 8,882 sf Hardscape 0% of lot area or less = 8,688 sf 7,338 sf Front Lawn Greater than 3' plantings allowed along Approx. 23' 5% of front property line = 29'3" indow Openings o more than 50%on an elevation for a �ulfstream Approx. 44% (East) Bermuda style home. As shown above the applicant's proposal is compliant with the majority of the applicable sections of the Gulf Stream Design Manual. The following issue needs to be addressed: Maximum FAR Section 70-71 of the Town Code outlines the provisions for determining Floor Area Ratios (FAR). FAR is determined through a sliding scale. For the Place au Soleil district the first 20,000 sf of effective lot area FAR is .33 and the FAR for portions over 20,000 sf is .20. According to the following calculations the maximum floor area for the site is 6,944 sf. Effective Lot Area: 21,720 sf 20,000 x.33 = 6,600 sf 1,720 x.20 = 344 sf 6,600 + 344 = 6,944 sf The applicant's calculations reflected 7,374 sf as the maximum square footage. This is inconsistent with the FAR limits for this lot. Second Floor Area Calculations Section 70-73 of the Town Code limits second floor area to 50% of the first -floor area. In the site data table on the submitted site plan, the second story calculation note references 70% instead of the correct 50%. The site data table should be updated to reflect the correct code requirement. Entrance Features Section 70-100 of the Town code prefers that the entry features of two-story homes are up to 14 feet in height. The height is measured from the finished floor to the top of the balcony or similar architectural feature. The proposed entrance measures approximately 16 feet in height which is discouraged according to the Town Code. Window Opening Area Threshold Section 70-101 prohibits more than 50 percent of total window opening area on an elevation. The calculations made by the applicant show the East Elevation as having a 44% total window opening area. Using the calculations below, the window opening area for the East Elevation is 46%: Total Wall Area: 1926.000 sf Window Openings: 885.625 sf Percentage 0.459 = 46% Portions of the elevation included in the applicant's calculations of the total wall area were omitted for the above calculations as they were set too far back to be considered part of the total wall area. Mechanical Equipment Section 70-267 of the Town's Code discouraged ground -mounted equipment higher than four feet above grade. The Landscape Plan shows air conditioning units on the North and South sides of the house. Please provide verification that the equipment is no taller than 4 feet in height. Recommendation It is recommended that the applicant revise the development plans to address the above -referenced issues. Should you have any questions regarding this memorandum, please feel free to contact me at any time. memorandum dmiI kildc TO: William Thrasher, Town Manager S T U D 10 Rita Taylor, Town Clerk FROM: Marty R.A. Minor, AICP DATE: December 12, 2016 RE: 955 Indigo Point New Construction Property Information Urban Planning and Design Landscape Architecture Communication Graphics At the request of the Town, the proposed new construction at 955 Indigo Point has been reviewed. The property is located at the eastern portion of the Place au Soleil subdivision, on the Intracoastal Waterway. The pie -shaped lot is approximately 22,256 square feet (0.51 acres) in size and is located within the Town's RS -P (Residential Single Family -Place au Soleil) zoning district. There is an existing two-story home on the property. Analysis and Review The applicant is seeking approval for a 7,340 -square foot, two-story, single family home. Below is a summary of the proposal's compliance with the applicable zoning regulations. 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudlos.com LCC000035 Required Proposed Minimum Effective Lot Area 15,000 sf 21,720 sf Maximum FAR 6,944 sf 7,340 sf Principal Building Principal Building Front: 30' Front: 30' Rear (ICWW): 30' Rear (ICWW): 30' Minimum Building Setbacks Side (ICWW): 30' Side (ICWW): 30' Side: 35' Side: 15' + 20' = 35' Accessory Building Accessory Building Pool: 20' Pool: 20' Maximum Building Height 30' (features 35') 30' 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudlos.com LCC000035 Maximum Second Floor Area 0.5 x first floor area = 2,786 sf 1,354 sf Open Space 1 40% of lot area = 8,688 sf 8,882 sf Hardscape 0% of lot area or less = 8,688 sf 7,338 sf Front Lawn Greater than 3' plantings allowed along Approx. 23' 25% of front property line = 29'3" indow Openings No more than 50% on an elevation for a Approx. 44% (East) Gulfstream Bermuda style home. As shown above the applicant's proposal is compliant with the majority of the applicable sections of the Gulf Stream Design Manual. The following issue needs to be addressed: Maximum FAR Section 70-71 of the Town Code outlines the provisions for determining Floor Area Ratios (FAR). FAR is determined through a sliding scale. For the Place au Soleil district the first 20,000 sf of effective lot area FAR is .33 and the FAR for portions over 20,000 sf is .20. According to the following calculations the maximum floor area for the site is 6,944 sf. Effective Lot Area: 21,720 sf 20,000 x .33 = 6,600 sf 1,720 x.20 = 344 sf 6,600 + 344 = 6,944 sf The applicant's calculations reflected 7,374 sf as the maximum square footage. This is inconsistent with the FAR limits for this lot. Second Floor Area Calculations Section 70-73 of the Town Code limits second floor area to 50% of the first -floor area. In the site data table on the submitted site plan, the second story calculation note references 70% instead of the correct 50%. The site data table should be updated to reflect the correct code requirement. Entrance Features Section 70-100 of the Town code prefers that the entry features of two-story homes are up to 14 feet in height. The height is measured from the finished floor to the top of the balcony or similar architectural feature. The proposed entrance measures approximately 16 feet in height which is discouraged according to the Town Code. Window Opening Area Threshold Section 70-101 prohibits more than 50 percent of total window opening area on an elevation. The calculations made by the applicant show the East Elevation as having a 44% total window opening area. Using the calculations below, the window opening area for the East Elevation is 46%: Total Wall Area: 1926.000 sf Window Openings: 885.625 sf Percentage 0.459 = 46% Portions of the elevation included in the applicant's calculations of the total wall area were omitted for the above calculations as they were set too far back to be considered part of the total wall area. Mechanical Equipment Section 70-267 of the Town's Code discouraged ground -mounted equipment higher than four feet above grade. The Landscape Plan shows air conditioning units on the North and South sides of the house. Please provide verification that the equipment is no taller than 4 feet in height. Recommendation It is recommended that the applicant revise the development plans to address the above -referenced issues. Should you have any questions regarding this memorandum, please feel free to contact me at any time. Renee Basel From: Marty Minor <MMinor@udkstudios.com> Sent: Wednesday, November 30, 2016 10:31 AM To: Bill Thrasher Subject: RE: 955 Indigo Attachments: 955 Indigo Point Memo_11.30.16.doc Bill, You are correct. The east elevation does not meet the code standards for window openings. The memo has been amended to reflect this concern. Thank you, marty P.561.366.1100 x.148 I F.561.366.1111 f a�r�� fI•T From: Bill Thrasher [mailto:bthrasher@gulf-stream.org] Sent: Monday, November 28, 2016 2:40 PM To: Marty Minor <MMinor@udkstudios.com> Subject: 955 Indigo Good afternoon Marty, Please look at the east elevation and calculate percentage of glass. It appears off. Thanks, 7m 1 Marty R.A. Minor, AICP Urbon MMinor@udkstudios.com 610 Clematis Street .r Suite CU02 West Palm Beach, FL 33401 P.561.366.1100 x.148 I F.561.366.1111 f a�r�� fI•T From: Bill Thrasher [mailto:bthrasher@gulf-stream.org] Sent: Monday, November 28, 2016 2:40 PM To: Marty Minor <MMinor@udkstudios.com> Subject: 955 Indigo Good afternoon Marty, Please look at the east elevation and calculate percentage of glass. It appears off. Thanks, 7m 1 memorandum TO: William Thrasher, Town Manager Rita Taylor, Town Clerk FROM: Marty R.A. Minor, AICP DATE: November 30, 2016 RE: 955 Indigo Point New Construction Property Information n STUDIO Urban Planning and Design Landscape Architecture Communication Graphics At the request of the Town, the proposed new construction at 955 Indigo Point has been reviewed. The property is located at the eastern portion of the Place au Soleil subdivision, on the Intracoastal Waterway. The pie -shaped lot is approximately 22,256 square feet (0.51 acres) in size and is located within the Town's RS -P (Residential Single Family -Place au Soleil) zoning district. There is an existing two-story home on the property. Analysis and Review The applicant is seeking approval for a 7,340 -square foot, two-story, single family home. Below is a summary of the proposal's compliance with the applicable zoning regulations. 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Required Proposed Minimum Effective Lot Area 15,000 sf 21,720 sf Maximum FAR 7,374 sf 7,340 sf Principal Building Principal Building Front: 30' Front: 30' Rear (ICWW): 30' Rear (ICWW): 30' Minimum Building Setbacks Side (ICWW): 30' Side (ICWW): 30' Side: 35' Side: 15' + 20' = 35' Accessory Building Accessory Building Pool: 20' Pool: 20' Maximum Building Height 30' (features 35') 30' 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Maximum Second Floor Area 0.5 x first floor area = 2,786 sf 1,354 sf Open Space 0% of lot area = 8,688 sf 8,882 sf Hardscape 0% of lot area or less = 8,688 sf 7,338 sf Front Lawn Greater than 3' plantings allowed along Approx. 23' 25% of front property line = 29'3" indow Openings No more than 50% on an elevation for a Approx. 85% (East) Gulfstream Bermuda style home. As shown above the applicant's proposal is compliant with the majority of the applicable sections of the Gulf Stream Design Manual (Sec. 70-67 through 70-80). The following issue needs to be addressed: Second Floor Area Calculations Section 70-73 of the Town Code limits second floor area to 50% of the first -floor area. In the site data table on the submitted site plan, the second story calculation note references 70% instead of the correct 50%. The site data table should be updated to reflect the correct code requirement. Window Opening Area Threshold Section 70-239 (d) of the Town Code prohibits more than 50 percent window openings on an elevation (there must be a higher percentage of wall area than window area) for homes with a Gulf Stream Bermuda architectural style. Based on the elevations submitted, the architectural style of the home is Gulf Stream Bermuda. The Rear (East) Elevation shows approximately 87% window opening area. Modifications to the elevation should be made in order to meet the code requirement. Recommendation It is recommended that the applicant revise the development plans to address these issues. Should you have any questions regarding this memorandum, please feel free to contact me at anytime. Renee Basel From: Marty Minor <MMinor@udkstudios.com> Sent: Monday, November 28, 2016 3:18 PM To: Bill Thrasher Subject: RE: 955 Indigo Will do. Marty R.A. Minor, AICP urbon MMinor@udkstudios.com 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 P.561.366.1100 x.148 I F.561.366.1111 Io..wwc.� From: Bill Thrasher [mailto:bthrasher@gulf-stream.org] Sent: Monday, November 28, 2016 2:40 PM To: Marty Minor<MMinor@udkstudios.com> Subject: 955 Indigo Good afternoon Marty, Please look at the east elevation and calculate percentage of glass. It appears off. Thanks, Iff Renee Basel From: Bill Thrasher Sent: Monday, November 28, 2016 2:40 PM To: 'Marty Minor (MMinor@udkstudios.com)' Subject: 955 Indigo Good afternoon Marty, Please look at the east elevation and calculate percentage of glass. It appears off. Thanks, MU Renee Basel From: Marty Minor <MMinor@udkstudics.com> Sent: Thursday, November 3, 2016 4:27 PM To: Bill Thrasher Cc: Rita Taylor Subject: 955 Indigo Point Memo Attachments: 955 Indigo Point Memo.doc Bill, Attached is our memorandum regarding the review of the plans for 955 Indigo Point. Please let me know if you have any questions or need additional information. Thank you, m a rty Marty R.A. Minor, AICP „`n MMinor@udkstudios.com 4�K'IIYC�]l 610 Clematis Street sruoios Suite CU02 West Palm Beach, FL 33401 P.561.366.1100 x.148 I F.561.366.1111 DvwAndV4wdJJ 1 memorandum TO: William Thrasher, Town Manager Rita Taylor, Town Clerk FROM: Marty R.A. Minor, AICP DATE: November 2, 2016 RE: 955 Indigo Point New Construction Property Information i STUDIOS Urban Planning and Design Landscape Architecture Communication Graphics At the request of the Town, the proposed new construction at 955 Indigo Point has been reviewed. The property is located at the eastern portion of the Place au Soleil subdivision, on the Intracoastal Waterway. The pie -shaped lot is approximately 22,256 square feet (0.51 acres) in size and is located within the Town's RS -P (Residential Single Family -Place au Soleil) zoning district. There is an existing two-story home on the property. Analysis and Review The applicant is seeking approval for a 7,340 -square foot, two-story, single family home. Below is a summary of the proposal's compliance with the applicable zoning regulations. 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Required Proposed Minimum Effective Lot Area 15,000 sf 21,720 sf Maximum FAR 7,374 sf 7,340 sf Principal Building Principal Building Front: 30' Front: 30' Rear (ICWW): 30' Rear (ICWW): 30' Minimum Building Setbacks Side (ICWW): 30' Side (ICWW): 30' Side: 35' Side: 15' + 20' = 35' Accessory Building Accessory Building Pool: 20' Pool: 20' Maximum Building Height 30' (features 35') 30' 610 Clematis Street Suite CU02 West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 Maximum Second Floor Area 0.5 x first floor area = 2,786 sf 1,354 sf Open Space 0% of lot area = 8,688 sf 8,882 sf Hardscape 0% of lot area or less = 8,688 sf 7,338 sf Front Lawn Greater than 3' plantings allowed along 25% of front property line = 29'3" Approx. 23' As shown above the applicant's proposal is compliant with the majority of the applicable sections of the Gulf Stream Design Manual (Sec. 70-67 through 70-80). The following issue needs to be addressed: Second Floor Area Calculations Section 70-73 of the Town Code limits second floor area to 50% of the first -floor area. In the site data table on the submitted site plan, the second story calculation note references 70% instead of the correct 50%. The site data table should be updated to reflect the correct code requirement. Recommendation It is recommended that the applicant revise the development plans to address these issues. Should you have any questions regarding this memorandum, please feel free to contact me at any time.