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Home My Public Portal About2201 North Federal Highway - Gunther Volvo Redevelopment Plan IPM.Note 2201 North Federal Highway - Gunther Volvo Redevelopment Plan Bill Thrasher Quinn Miklos Bill Thrasher SMTP quinn@miklosarchitecture.com 2201 North Federal Highway - Gunther Volvo Redevelopment Plan EX /O=GULFSTREAMTH/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=BTHRASHER EX /O=GULFSTREAMTH/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=BTHRASHER Received: from GSEXCH-1.GulfstreamTH.local (10.0.0.22) by GSEXCH-1.GulfstreamTH.local (10.0.0.22) with Microsoft SMTP Server (TLS) id 15.0.1130.7 via Mailbox Transport; Mon, 9 Jan 2017 10:15:31 -0500 Received: from GSEXCH-1.GulfstreamTH.local (10.0.0.22) by GSEXCH-1.GulfstreamTH.local (10.0.0.22) with Microsoft SMTP Server (TLS) id 15.0.1130.7; Mon, 9 Jan 2017 10:15:25 -0500 Received: from NAM01-BY2-obe.outbound.protection.outlook.com (104.47.34.101) by mail.gulf-stream.org (10.0.0.22) with Microsoft SMTP Server (TLS) id 15.0.1130.7 via Frontend Transport; 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'CHESTER SNAVELY'; Scott Morgan; glickstein@mydelraybeach.com PAS 2201 North Federal Highway - Gunther Volvo Redevelopment Plan All, I reside in the Place Au Soleil district of the Town of Gulf Stream and recently became aware of the Gunther Volvo Redevelopment Plan. After reviewing the plans and discussing it with my Neighbors, we have some very grave concerns about the affect such an ambitious plan will have on our community. I have memorialized our comments and concerns in writing to the senior planner for Delray Beach who is overseeing the redevelopment process, Amy Alvarez, AICP . I have attached a copy of that correspondence to this email. Very shortly, representatives from our Community will be contacting our Governmental Officials to ask for their assistance in this matter. Please feel to contact me; my contact information is listed below. Best Regards, Quinn I Miklos, NCARB Regisetered Architect FL Reg. AR 91602 Miklos Architecture Architects / Planners Office: 561-392-6762 Web: MiklosArchitecture.com <http://www.miklosarchitecture.com/> <MWHPR20MB1583E2227867C77713F8FC89D2640@MWHPR20MB1583.namprd20.prod.outlook.com> All, I reside in the Place Au Soleil district of the Town of Gulf Stream and recently became aware of the Gunther Volvo Redevelopment Plan. After reviewing the plans and discussing it with my Neighbors, we have some very grave concerns about the affect Bill Thrasher Bill Thrasher EX /O=GULFSTREAMTH/OU=EXCHANGE ADMINISTRATIVE GROUP (FYDIBOHF23SPDLT)/CN=RECIPIENTS/CN=CC9578126D55499EA8C1E79B43F844AE-BILL THRASH EX /O=GULFSTREAMTH/OU=EXCHANGE ADMINISTRATIVE GROUP (FYDIBOHF23SPDLT)/CN=RECIPIENTS/CN=CC9578126D55499EA8C1E79B43F844AE-BILL THRASH Quinn Miklos Quinn Miklos BTHRASHER BTHRASHER Bill Thrasher Bill Thrasher II=[CID=59ea74f4-0e01-e748-94fc-8b2599b0579b;IDXHEAD=D26A88A2D7;IDXCOUNT=1];FIXUP=0.2541;Version=Version 15.0 (Build 1130.0), Stage=H4 en <?xml version="1.0" encoding="utf-16"?> <ContactSet> <Version>15.0.0.0</Version> <Contacts> <Contact StartIndex="759"> <Person StartIndex="759"> <PersonString>I Miklos</PersonString> </Person> <Addresses> <Address StartIndex="776">Regisetered Architect FL Reg. AR 91602</Address> </Addresses> <ContactString>I Miklos, NCARB Regisetered Architect FL Reg. AR 91602</ContactString> </Contact> <Contact StartIndex="817"> <Person StartIndex="817"> <PersonString>Miklos</PersonString> </Person> <Phones> <Phone StartIndex="869" Type="Work"> <PhoneString>5613926762</PhoneString> <OriginalPhoneString>561-392-6762</OriginalPhoneString> </Phone> </Phones> <Urls> <Url StartIndex="888" Type="Url"> <UrlString>MiklosArchitecture.com</UrlString> </Url> </Urls> <ContactString>Miklos Architecture Architects / Planners Office: 561-392-6762 Web: MiklosArchitecture.com</ContactString> </Contact> </Contacts> </ContactSet> <?xml version="1.0" encoding="utf-16"?> <PhoneSet> <Version>15.0.0.0</Version> <Phones> <Phone StartIndex="869" Type="Work"> <PhoneString>5613926762</PhoneString> <OriginalPhoneString>561-392-6762</OriginalPhoneString> </Phone> </Phones> </PhoneSet> None (protection.outlook.com: miklosarchitecture.com does not designate permitted sender hosts) GSEXCH-1.GulfstreamTH.local v=1; a=rsa-sha256; c=relaxed/relaxed; d=miklosarchitecture.onmicrosoft.com; s=selector1-miklosarchitecture-com; h=From:Date:Subject:Message-ID:Content-Type:MIME-Version; bh=nefocrVZV5KFsiLY8in2+tKm3N hA04sAlV29kMMQecE=; b=ZGpyizGbqqIUi8RwyY+8jHw5dzDKw2vyOXvq9LszeoZnDYFzwn/rpVAlNe5YTGvn6gxM2PSxpn0DphCxl9flI5h5fX0DJDlcQFXd6hg8wfsSIy9C1RotQnaM9jlRV8aYS9UdGCamGwaExnc3fSlrYJRiUhzgar+iEsEYK3mbmyc= en-US <?xml version="1.0" encoding="utf-16"?> <AddressSet> <Version>15.0.0.0</Version> <Addresses> <Address StartIndex="776">Regisetered Architect FL Reg. AR 91602</Address> </Addresses> </AddressSet> <?xml version="1.0" encoding="utf-16"?> <UrlSet> <Version>15.0.0.0</Version> <Urls> <Url StartIndex="888" Type="Url"> <UrlString>MiklosArchitecture.com</UrlString> </Url> </Urls> </UrlSet> [75.44.98.159] SFV:NSPM;SFS:(10019020)(7916002)(39410400002)(39450400003)(39830400002)(189002)(199003)(38730400001)(3280700002)(39060400001)(77096006)(86362001)(606005)(2201001)(6306002)(54896002)(55016002)(5455600 2)(99286003)(6436002)(25786008)(7906003)(189998001)(7736002)(74316002)(6506006)(733005)(9686003)(7696004)(97736004)(68736007)(861006)(5001770100001)(5660300001)(2501003)(101416001)(2900100001)(366070 0001)(66066001)(92566002)(107886002)(790700001)(3846002)(6116002)(102836003)(33656002)(54356999)(2906002)(50986999)(105586002)(5890100001)(99936001)(8676002)(81166006)(81156014)(8936002)(122556002)(1 06356001)(7099028);DIR:OUT;SFP:1102;SCL:1;SRVR:MWHPR20MB1584;H:MWHPR20MB1583.namprd20.prod.outlook.com;FPR:;SPF:None;PTR:InfoNoRecords;MX:1;A:1;LANG:en; 0182DBBB05 spf=none (sender IP is ) smtp.mailfrom=quinn@miklosarchitecture.com; Bill Thrasher EX /o=GULFSTREAMTH/ou=first administrative group/cn=Recipients/cn=bthrasher bthrasher@gulf-stream.org Bill Thrasher Bill Thrasher 'CHESTER SNAVELY' SMTP ccsnavely@aol.com ccsnavely@aol.com 'CHESTER SNAVELY' 'CHESTER SNAVELY' Scott Morgan EX /o=GULFSTREAMTH/ou=Exchange Administrative Group (FYDIBOHF23SPDLT)/cn=Recipients/cn=97c1f02f8ac74d2e968e42259bf886db-Scott Morga SMorgan@gulf-stream.org SMorgan Scott Morgan Scott Morgan glickstein@mydelraybeach.com SMTP glickstein@mydelraybeach.com glickstein@mydelraybeach.com glickstein@mydelraybeach.com glickstein@mydelraybeach.com image002.jpg .jpg image002.jpg image002.jpg image/jpeg image002.jpg@01D26A61.49F9DF10 EnUs Gunther Volvo.pdf Miklos Architecture Architects / Planners 2263 NW Boca Raton Blvd. Suite 112 Boca Raton, FL 33431 Phone: (561) 392-6762 Corp. Cert. No. AA0002282 January 9, 2017 Amy Alvarez, AICP Senior Planner City of Delray Beach 100 NW 1st Avenue Delray Beach, Fl 33444 Email: alvarez@mydelraybeach.com Sent via Email with copies Re: 2201 North Federal Highway – Gunther Volvo Dear Ms. Alvarez, I reside in the Place Au Soleil District of the Town of Gulf Stream. The residential community, to the east of Gunther Volvo, that will be most adversely affected by the proposed Gunther Volvo Plan. Our Community was established over 50 years ago and consists of low density, single family residential homes that are modest in height and traditional in styling. My fellow Neighbors have requested that I memorialize the Communities concerns and comments regarding the Gunther Volvo redevelopment plan. I am a registered / practicing Architect who has designed and planned Car Dealerships in the City of Delray Beach. For over 20 years our Firm worked with the former Delray Motors Car Dealership Owners to develop the Lincoln, Dodge / Chrysler, Used Car and Subaru dealerships on the former Delray Motors campus. My conclusion, after reviewing the information you have provided to our Town Manager William Thrasher is that the proposed redevelopment plan will have dire consequences for our Community. A car dealership is an extremely intensive ‘use’ for a commercial property because it creates a massive impact on the surrounding infrastructure and community. A dealership is a composite of several different commercial entities: automobile service, supporting business offices, automobile car wash, retail showroom, storage and auto parts that operates on a nearly 16 hour work cycle. Simply said, North Delray Beach, with it’s existing light commercial / residential scale, is not the proper location for a 213,508 sq. ft. three story regional car dealer with two other existing dealership on campus. Historically, intensive ‘use’ commercial projects, such as this, which border the Federal Highway corridor have been relegated to south Delray Beach location between Avenue L and Linton Blvd. More precisely, the west side of Federal Hwy which allows Dixie Hwy to act as a buffer with respect to distance to the surrounding affected communities and lessening vehicular traffic congestion on Federal Hwy. Imagine the impact on the Tropic Isles community if the new Toyota car dealership campus was built the on east side of Federal Hwy. abutting a long established residential community. The Tropic Isle community would not stand for it because it would adversely affect their long-standing quality of life. I say this with absolute certainty; because several years ago, our Firm considered developing the old Ralph Buick site which abuts Tropic Isles for a new car dealership. After meetings with the City of Delray Beach and concerned citizens we abandoned our plan because we could not responsibly achieve the ‘density of use’ the Owner wanted without facing significant community opposition. After discussion with my Neighbors, here are our initial concerns: a. The parking garage access ramp, which vehicles must navigate to circulate between parking levels is located in the rear of the property that abuts our residential community. This creates a situation where vehicles will be constantly matriculating up and down from a height +21’-0”. This creates an intensive ‘vertical travel’ vehicular use at the doorstep of our community b. The proposed redevelopment is too ambitious in nature with respect to it’s location, scale, density, traffic generation and height. The project data calculations speak to the extreme ‘intensity of use’: a 182,473 sq. ft. three story parking garage with 519 spaces, 10,145 sq. ft. showroom, 9,398 sq. ft. of automobile service area and another 11,492 sq. ft. of parts, car wash and service writers. Unless I am mistaken, there is no existing commercial three story building on the Federal Hwy corridor that directly abuts a residential neighborhood – for good reason. Secondly, the Gunther Volvo site is located in a ‘traffic calmed’ section of Federal Hwy. and is miles away from major vehicular arteries such as Linton Blvd. and Atlantic Avenue. Approaching from the north, vehicles would have to make a left turn across traffic from a turn lane that appears to have a maximum 4 car lengths of stacking. Approaching from the south, there currently is no de-acceleration lane to gain access into the property. Leaving the dealership, south bound traffic would enter north bound Federal Hwy. and would be required to make a cross traffic ‘u’ turn. All three traffic scenarios will impede standard vehicular flow in this section of Federal Hwy. You don’t build a 213,508 sq. ft. complex on an existing car dealership campus without expecting a major surge in traffic that will affect the egress / ingress to our Community. c. Aesthetically the parking structure is brutally unappealing. The Architects took no notice that three story parking garage will be visible to our Community d. Storm Water runoff / street flooding will be further exacerbated by the increase of impervious area e. Increased semi-truck carriers that block Federal Hwy traffic flow f. The vehicular gates of the existing dealership are opened by a Delray Beach police officer at approximately 6 am in the morning. The last voices at the car dealership campus can be heard around 9-10 pm. Are quiet community is adjacent to an ‘intensive use’ commercial enterprises that operates approximately 16 hours a day g. A landscape buffer will prove ineffective to conceal / diminish the view of a three- story building. h. Increased noise generation. In the past, the Gunther car dealership has not been responsive to our Communities concerns. Recently, my wife spent nearly two weeks trying to have the loud music that was emanating from their campus reduced. When she reached the Delray Beach Code Enforcement Department they told her, “Please turn down your music, we can’t hear you.” Exactly the point; my wife couldn’t be heard over the loud music played on the Gunther campus. After multiple visits to the site, Code Enforcement eventually achieved a satisfactory result. i. Because of the wide open yards the are consistent with our neighborhood, the increased distance between residential structures creates multiple view corridors where the proposed Building will be readily visible. Thus, increasing the negative affect of the planned development will have on our Community j. Increased Light pollution. Currently the Gunther car dealership campus refuses to decrease the amount of light spillage from their property into the adjacent homes of Place Au Soleil. Many of my Neighbors have invested in expensive black out curtains to stop the intrusion of light. Many of my Neighbors cannot enjoy their yards at night because of Gunther’s light spillage. Below is a picture taken from my daughter’s bedroom window at 2:56 am in the morning. The lights you see in the background are from the Gunther campus. There is a 7’-0” high fence between our property with 20’-0” high landscaping on our side and still the light pollutes our home. While not noted in the Gunther redevelopment plan, I will assume that pole lights will be installed on the third level of the proposed parking garage. The light pollution into our Community will only grow exponentially with the proposed redevelopment plan. I would respectfully request we schedule a meeting with myself and Mr. Snavely, the Place Au Soleil President to discuss the project in person. Members of our Community are currently in the process of organizing and bringing our concerns / objections to our Governmental Officials. Please feel free to contact me at my Office or via email. Sincerely, Quinn I. Miklos Quinn I. Miklos, NCARB Registered Architect Fl. Reg. AR 91602 www.miklosarchitecture.com Cc: Delray Beach Mayor Cary Glickstein glickstein@mydelraybeach.com Cc: Town of Gulf Stream Mayor Scott Morgan smorgan@gulf-stream.org Cc: Place Au Soleil President Chet Snavely ccsnavely@aol.com Cc: Town of Gulf Stream Manager William Thrasher bthrasher@gulf-str eam.org Copies to be hand delivered to the Gulf Stream Town Council .pdf Gunthe~1.pdf Gunther Volvo.pdf application/pdf F887D9F007DB2C4EB4AA551C4A7D1DF3@gulf-stream.org EnUsAll, I reside in the Place Au Soleil district of the Town of Gulf Stream and recently became aware of the Gunther Volvo Redevelopment Plan. After reviewing the plans and discussing it with my Neighbors, we have some very grave concerns about the affect such an ambitious plan will have on our community. I have memorialized our comments and concerns in writing to the senior planner for Delray Beach who is overseeing the redevelopment process, Amy Alvarez, AICP . I have attached a copy of that correspondence to this email. Very shortly, representatives from our Community will be contacting our Governmental Officials to ask for their assistance in this matter. Please feel to contact me; my contact information is listed below. Best Regards, Quinn I Miklos, NCARB Regisetered Architect FL Reg. AR 91602 Miklos Architecture Architects / Planners Office: 561-392-6762 Web: HYPERLINK "http://www.miklosarchitecture.com/"MiklosArchitecture.com