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.