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2023.06.08_PB_Agenda_RegularAGENDA PLANNING BOARD REGULAR MEETING Thursday, June 08, 2023 AT 9:30 AM TOWN OF HIGHLAND BEACH, FLORIDA 3618 S. OCEAN BOULEVARD HIGHLAND BEACH, FL 33487 Telephone: (561) 278-4548 Website: www.highlandbeach.us LIBRARY COMMUNITY ROOM 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. SWEARING IN OF THE PUBLIC 5. APPROVAL OF THE AGENDA 6. PUBLIC COMMENT (limited to five (5) minutes per speaker) 7. APPROVAL OF MINUTES A. May 11, 2023 8. UNFINISHED BUSINESS A. Ongoing discussion of proposed changes (“amendment concepts”) to the Accessory Marine Facility (AMF) and seawall regulations of the Town Code. 9. NEW BUSINESS A. Development Application No. 23-0002 / David Willens Application by Christopher Gullace, West General Corporation, for a major modification to an existing building as provided in Section 30-39 of the Town Code of Ordinances including but not limited to the addition of two new garages, a new covered entertainment area and changes to the exterior façade, and roof line for the property located at 2362 South Ocean Boulevard. Page 1 Agenda – Planning Board Regular Meeting Thursday, June 08, 2023, 9:30 AM Page 2 of 2 10. ANNOUNCEMENTS June 13, 2023 1:00 P.M. Code Enforcement Regular Meeting June 20, 2023 1:30 P.M. Town Commission Meeting 11. ADJOURNMENT Any person that decides to appeal any decision made by the Board of Adjustment & Appeals with respect to any matter considered at this meeting, such person will need to ensure that a verbatim record including testimony and evidence upon which the appeal is based. (State Law requires the above Notice. Any person desiring a verbatim transcript shall have the responsibility, at his/her own cost, to arrange for the transcript.) The Town neither provides nor prepares such record. There may be one or more Town Commissioners attending the meeting. In accordance with the Americans with Disabilities Act (ADA), persons who need accommodation in order to attend or participate in this meeting should contact Town Hall at (561) 278-4548 within a reasonable time prior to this meeting in order to request such assistance. Page 2 File Attachments for Item: A. May 11, 2023 Page 3 TOWN OF HIGHLAND BEACH PLANNING BOARD REGULAR MEETING MINUTES Library Community Room 3618 South Ocean Boulevard Highland Beach, Florida 33487 Date: May 11, 2023 Time: 9:30 AM 1. CALL TO ORDER Chairperson Goldenberg called the meeting to order at 9:30 A.M. 2. ROLL CALL Board Member Harry Adwar Board Member Brian DeMoss Board Member Roger Brown Board Member David Powell Board Member Jason Chudnofsky Chairperson Eric Goldenberg Town Attorney Leonard Rubin Deputy Town Clerk Jaclyn DeHart ABSENT Vice Chairperson Ilyne Mendelson ADDITIONAL STAFF PRESENT Town Planner Allen 3. PLEDGE OF ALLEGIANCE The Board Members led the Pledge of Allegiance to the United States of America. 4. APPROVAL OF THE AGENDA MOTION: Adwar/Chudnofsky - Moved to approve the agenda as presented, which passed unanimously 6 to 0. 5. SWEARING IN OF THE PUBLIC Deputy Town Clerk Jaclyn DeHart swore in those giving testimony. 6. PUBLIC COMMENT Page 4 Planning Board Regular Meeting Minutes Date: May 11, 2023 Page 2 of 4 Karl Johanson, 5823 South Ocean Boulevard, spoke about the proposed amendment concepts as it relates to changing the 25-foot setback along the intracoastal. 7. APPROVAL OF MINUTES A. March 09, 2023 April 11, 2023 Motion: DeMoss/Chudnofsky - Moved to approve the minutes as amended which passed unanimously 6 to 0. 8. UNFINISHED BUSINESS A. A. Development Application No. 21-0010 / Bel Lido Villas Property Owners Association, Inc. Application by Richard N. Mendelson for a special exception approval to install a 400 square foot dock for the property located at 1124 Highland Beach Drive. Chairperson Goldenberg read the title of the item and asked the Board members if they had any ex parte communications to disclose. The members had no ex parte communications. Chairperson Goldenberg opened the public hearing and called Town Planner Allen to present her recommendations regarding the application. Town Planner Allen gave a brief overview of the history of the project and that there was a previous code violation for installing the dock without a permit. She provided a PowerPoint Presentation of the Development Order depicting aerial photographs of the property with the existing new dock and previous dock from 2016 because this is an after the fact permit. She mentioned that CAP Government went out and did measurements and they indicated that the dock installation does appear to match the plans that are submitted before the Board today. She advised that the applicant received authorization from the Florida Department of Environmental Protection (FDEP) and the US Army Corps of Engineers (ACOE) for the proposed dock. Richard Mendelson, applicant, talked about the project as it relates to doing the work without a permit. There were conversations between the Board Members, Town Planner Allen, and Applicant Richard Mendelson about the dock. The Public Hearing was closed followed by a motion. Page 5 Planning Board Regular Meeting Minutes Date: May 11, 2023 Page 3 of 4 MOTION: Chudnofsky/DeMoss – Moved to approved Development Order No. 21-0010, which passed unanimously 6 to 0. B. Ongoing discussion of proposed changes (“amendment concepts”) to the Accessory Marine Facility (AMF) and seawall regulations of the Town Code. Chairperson Goldenberg read the title of the item and referred the item to Town Planner Allen. Town Planner Allen presented a PowerPoint Presentation that depicted multifamily zoning district maps and corresponding lot widths. She referenced continuous docks as it relates to the ten-foot set back. She mentioned that she went out on the Police Marine Patrol Vessel and noticed there are existing docks that go to the property lines. If those owners want to put in new docks in the future the proposed amendment concepts will cause them to lose part of their dock. Town Attorney Rubin spoke about floating vessel platforms and a new statue that may be signed by the Governor. He mentioned that if they are attached to a bulkhead or seawall that they can require a onetime permit. There was extensive discussion about setbacks along the Intracoastal and mooring of boats as it relates to boats being over the property line. Town Planner Allen spoke about the mooring of boats as it relates to the current code (Code Section 30-68G4). The Board requested to do another tour on the Police Boat to further understand the zoning issue as it relates to setbacks. The Board will continue to discuss setbacks for zoning districts. Town Planner Allen mentioned that at the Jun 08,2023 Planning Boa rd Meeting she will have an expert to talk about maximum seawall heights as it pertains to the proposed amendment concepts. Additionally, she will bring back a report from former Vice Mayor Babij to the next Planning Board Meeting for the Board to review. Karl Johanson spoke about the number of properties in his HOA as it relates to the ten-foot setback. 9. NEW BUSINESS A. None. 10. ANNOUNCEMENTS Chairperson Goldenberg read the announcements as follows. Page 6 Planning Board Regular Meeting Minutes Date: May 11, 2023 Page 4 of 4 May 16, 2023 1:30 P.M. Town Commission Meeting May 23, 2023 1:30 P.M. Town Commission Special Meeting June 06, 2023 1:30 P.M. Town Commission Meeting June 08, 2023 9:30 A.M. Planning Board Regular Meeting June 13, 2023 1:00 P.M. Code Enforcement Regular Meeting 11. ADJOURNMENT The meeting adjourned at 10:14 A.M. APPROVED on June 08, 2023, Planning Board Regular Meeting. _________________________________ Eric Goldenberg, Chairperson ATTEST: Transcribed by: Jaclyn DeHart 06/08/2023 ____________________________________ _____________________________ Jaclyn DeHart Date Deputy Town Clerk Disclaimer: Effective May 19, 2020, per Resolution No. 20 -008, all meeting minutes are transcribed as a brief summary reflecting the event of this meeting. Verbatim audio/video recordings are permanent records and are available on the Town’s Media Archives & Minutes webpage: https://highlandbeach-fl.municodemeetings.com/. Page 7 File Attachments for Item: A. Ongoing discussion of proposed changes (“amendment concepts”) to the Accessory Marine Facility (AMF) and seawall regulations of the Town Code Page 8 TOWN OF HIGHLAND BEACH AGENDA MEMORANDUM MEETING TYPE: Planning Board (“Board”) Meeting MEETING DATE June 8, 2023 SUBMITTED BY: Ingrid Allen, Town Planner, Building Department SUBJECT: Ongoing discussion of proposed changes (“amendment concepts”) to the Accessory Marine Facility (AMF) and seawall regulations of the Town Code SUMMARY: As mentioned to the Board at the March 9, 2023 meeting, the proposed amendment concepts pertaining to AMF and seawall regulations will be an ongoing item of discussion on the Board’s meeting agendas during an approximate 8 -12 month timeframe. This timeframe will give the Board sufficient time to discuss, analyze and craft a consensus. The Board will provide its recommendations on each proposed amendment concept to the Town Commission. At the May 11, 2023 Board meeting, Board discussion and commentary on the proposed amendment concepts included the following: -Consider mooring setback to address moored boats extending beyond individual property lines. -Maintain current accessory marine facility setbacks for those single-family properties located within Byrd Beach (if majority of residents agree). The following setbacks currently apply to all single-family zoning districts (Sec. 30-68(g)(6)): Single-family zoning districts: Twenty-five (25) feet; provided, however, the side yard setback shall be fifteen (15) feet for any single-family lot with a lot width of fifty (50) feet or more but less than seventy (70) feet. For those lots with less than fifty (50) feet abutting the water, the planning board may grant a special exception for the installation of a seawall mounted davit type lifting device (but not a dock structure) after being satisfied as to the protection of neighboring property and no infringement of standard navigation practices. -What was the intent for the proposed change to the accessory marine facility setback? The previous Vice-Mayor, Greg Babij, was authorized by the Town Commission to sponsor a review and propose any amendments to the current accessory marine facility regulations. Mr. Babij prepared a draft report on the proposed amendment concepts which was provided to the Town Commission at their March 15, 2022 Commission meeting (see attached). The proposed change to side setbacks for accessory marine facilities is found on page 3. -Requesting additional Board site visit on the Town’s marine patrol vessel to assess existing docks in multifamily zoning districts and how they may be impacted by the following proposed amendment concept: Page 9 10-foot side setback for all zoning districts. For lots < 100 feet in width, se tback is 10% of width; however, setback cannot be less than 5 ft. The Town Manager, Marshall Labadie, has agreed to such request. Staff will be coordinating site visits with members of the Board. For reference purposes, the Board’s previous discussion s on the amendment concepts are provided in the tables below: April 13, 2023 AMENDMENT CONCEPT BOARD DISCUSSION Maximum height for AMF = BFE plus 7 feet. There should be limit, look to Board member Brown for input. Require a ladder for every 50 feet of dock. Reasonable for health and safety. Consider requirement not just for docks but include seawalls. Location of ladder should not interfere with the docking or mooring of vessel. 10-foot side setback for all zoning districts. For lots < 100 feet in width, setback is 10% of width; however, setback cannot be less than 5 ft. Agree to apply setback for multifamily zoning districts as proposed. NA Floating docks should be part of the amendment (Note that according to Section 30-68(h)(6) of the Town Code, floating docks are subject to conformance will all zoning requirements). Town Attorney, Len Rubin, indicated that there may be some leeway in regulating setbacks for “floating vessel platforms” and “floating boat lifts” for which Florida Statutes currently provides an exemption. Mr. Rubin will update the Board on this matter at the May 11th meeting. Maximum seawall height Expert to testify. Staff has reached out to the Town’s marine expert, ATM, and will advise the Board on their availability to appear at a Board meeting. Encroachment into water at 25 feet or 25% of waterway width, whichever is less (measured from the shortest distance adjacent to the property line) Measure from closest landward position (to accommodate PL in the water). Apply 25 feet or 25% encroachment to canals and lakes only exclude Intracoastal Waterway. March 9, 2023 AMENDMENT CONCEPT BOARD DISCUSSION Maximum height for AMF = BFE plus 7 feet Maybe the proposed “7 feet” is not high enough but there should be a limit. Require a ladder for every 50 feet of dock Require ladders on seawall and docks and consider adjustable ladders whereby the length of the ladder needs to be in the water at low mean tide. 10-foot side setback for all zoning districts. For lots < 100 feet in width, setback is 10% of width; however, setback cannot be less than 5 ft. 10-foot setback for Multi-Family Zoning Districts needs more discussion. Consider setback for mooring of boats. Page 10 ATTACHMENTS: - Proposed amendment concepts list - Draft report from previous Vice-Mayor Greg Babij (presented to the Town Commission on March 15, 2022) - ATM report (dated 2-11-2022) RECOMMENDATION: At the discretion of the Board. Page 11 PROPOSED AMENDMENT CONCEPTS  Maximum height for Accessory Marine Facilities = Base Flood Elevation (BFE) plus 7 feet.  Exempt personal watercraft (PWC) lifts from the requirement that “in no case shall the lift be higher than the superstructure of the boat when lifted” OR remove requirement.  Maximum seawall cap width = 3 feet; maximum seawall cap plus dock width = 8 feet.  Encroachment into water at 25 feet or 25% of waterway width, whichever is less (measured from the shortest distance adjacent to property line).  10 foot side setback for all zoning districts. For lots < 100 feet in width, setback is 10% of width; however, setback cannot be less than 5 feet.  Require a ladder for every 50 feet of dock. ADDITIONAL CONCEPT:  Maximum seawall height Page 12 DRAFT Proposed Revisions to Marine Accessory Ordinances Abstract: The existing marine accessory ordinances lack some detail and it is recommended they are enhanced to provide clarity on topics that have been a source of ambiguity and contention. Items like maximum allowable height of marine accessories, ambiguity around jetski lifts vs. boat lifts, and the process of dealing with marine accessories in where there is a discontinuity in the waterway (i.e corner lots, end of canals) have all been points of contention between residents and the Building Department, due to lack of detail. Additionally, this is an opportune time to consider revising certain other components of the current ordinances to address anticipated future conflicts or in some cases better conform with code used by surrounding towns. While reviewing the recommended changes, it may be beneficial to envision the concept of a 3- dimensional box that sits on the rear property line of any waterfront lot. Marine accessories must completely fit within the box to be permissible. Otherwise, they would be required to go through the process of obtaining a variance. Summary of Recommendations 1)Define a Maximum Allowable Height of Marine Accessories: Recommended Maximum Height: Base Flood Elevation plus 7 feet. There have been multiple debates around what is an acceptable height of boat lifts. The current codes only state that a boat lift shall not be higher than the superstructure of the boat when lifted, but is silent on how high up in the air the combined boat lift and boat can be. This leaves open the potential for installing boatlifts on top of excessively high pilings, as long as the boat lift is fully retracted so the boat will be higher than the lift itself. It is recommended that the “height” of the 3 dimensional box behind any waterfront property be Base Flood Elevation plus 7 feet. Referencing Base Flood Elevation allows the ordinance to be dynamic with sea level rise, as it is a reference datum that has been occasionally revised higher by the US Government in conjunction with the sea level. Pilings, and also the boat lift components must not be higher than this recommended maximum allowable height. 2)Amend existing language related to Jetski (Personal Watercraft) Lifts The current codes are excessively onerous for jetski lifts, relative to boat lifts. As Section 30-131 is written, the bottom of the keel of any boat shall not be hoisted greater than one foot above the minimum seawall elevation, and in no case shall the lift be higher than the superstructure of the boat when lifted. Page 13 Because of the low vertical profile of a jetski (3 feet) relative to the vertical profile of a boat lift (7 feet), a boat lift can be installed to hold a boat, but the very same boat lift would not be permissible if it is used to instead lift a jetski. It is recommended the current code be amended by either by removing the section that states in no case shall the lift be higher than the superstructure of the boat when lifted, or simply exempt jet skis (personal watercraft) from this code. 3)Define a maximum width of a seawall cap and also a maximum width of a dock out into the water. Recommended maximum new seawall cap width of 3 feet as measured from the property line Recommended maximum dock plus seawall cap width of 8 feet as measured from the property line As properties are redeveloped and seawalls are replaced, there exists the potential for residents to look to “extend” their effective usable property out into the water by building a new seawall outside of the existing seawall. There is also the potential for properties to get extended by pouring excessively wide seawall caps on top of new seawalls and building excessively wide docks. By limiting the maximum seawall cap width from the property line, and also the maximum distance the seawall cap plus dock can extend from the property line, the risk of one property owner effectively creating their own peninsula is minimized. It is recommended that the waterside edge of any new seawall cap be limited to 3 feet from the property line, whether it is on top of a new wall, or is a cap raise on top of an existing wall. Additionally, it is recommended that any new dock built is limited to a maximum distance of 8 feet out into the water as measured from the property line. This would allow for the outer edge of neighboring docks to all be limited to the same distance from the property line regardless of seawall cap size. For example, if a property has a 2 foot wide seawall cap, then that property would be allowed to have a 6 foot wide dock, and meet the maximum combined width of 8 feet. While if a neighboring property has a 3 foot wide seawall cap, they would be limited to a dock width of 5 feet. Lastly it is recommended that language be added into the code to limit the installation of no more than 1 new seawall outside of the original property seawall that abuts the property line. This eliminates the risk that new seawalls are repeatedly installed on the waters edge side of existing seawalls, which would effectively create a man-made peninsula. 4) Define a Maximum Distance that Marine Accessories can Extend into the Water Recommended Maximum Distance: The lesser of 25 feet from the property line or 25% of the waterway width. This recommendation can be thought of as the perpendicular edge of the 3 dimensional box, as measured from the property line straight out into the water. The town codes [Sec. 30-68(g)(6)a and b] simply defer to the Army Core of Engineers for approval of distance into water. It is recommended that the maximum distance be limited to the lesser of 25 feet or Page 14 25% of the width of the canal or waterway. Additionally, this distance will be measured from the shortest distance between the two properties in question. This maximum distance of 25 feet is not an arbitrary value. It was chosen to allow residents to mix and match combinations of seawall cap widths, dock widths and boat lift widths of reasonable size without having to obtain a variance. The chart below shows the various widths of boatlifts ranging from small boats to very large boats. For illustration, a typical 40 ft powerboat may weigh 30,000 to 40,000 lbs., and that lift is 16 ft wide (center to center) which is 17 ft wide when measured to the outsides of all pilings. This very standard lift size could be installed at any home that has also conformed to the recommended seawall cap and dock widths, and stay at the 25 ft maximum distance: 3 ft seawall cap + 5 foot dock + 17 foot boatlift = 25 ft. On the larger end of the spectrum, a 120,000 lb boatlift could hold about the largest size boat an owner would probably want to be able to lift behind a residential property. That boatlift is 22 ft wide center to center, which would be 23 feet wide to the outsides of the pilings. This “mega lift” could still fit in a back yard, but it would have to be right up against a seawall cap, as there is no room for a dock. Early seawall caps were 2 feet wide, and newer caps are 2.5 feet to 3 feet wide. Also note this lift could be installed at a property that has a 3 foot new cap, by notching out 1 foot where the inside pilings are installed. And again this is an extreme outlier example. A much more typical boat lift for very large boats would be a 50,000 or 60,000 or even possibly an 80,000 lb. lift and the widths there easily stay within the maximum 25 foot threshold with a 3 foot wide seawall cap. I am not sure Highland Beach has ever had a request to install an 80,000 or 120,000 lb. boatlift, as those are a very rare size. 5)Amend Side setbacks to utilize a smoothed definition instead of the complicated step function definition. Additionally apply the new definition to all property types. The current town codes utilize a step function where the side setbacks jump at discrete intervals. For example, if a single family zoned property is 71 feet wide, the side setbacks are 25 feet on each side. Comparatively, if a single family zoned property is 69 feet wide, the side setbacks are 15 feet on each Page 15 side. Additionally, there exists a different set of side setbacks for single family zoning vs multi-family zoning. Multi-family zoning has a zero foot setback. It is recommended that the side setbacks be a smoothed function and are less for smaller properties so as to enhance the ability to utilize the water frontage. It is also recommended that the same set of rules apply to all properties equally, regardless of zoning. Recommendations for Side setbacks: -For properties with waterline length of 100 feet or more: 10 foot side setback on either side. This setback matches surrounding towns such as Boca Raton, Hillsboro Beach, and Ocean Ridge. -For properties with waterline length of less than 100 feet: the side setbacks are proposed to be 10% of property waterline length on either side, with a minimum setback of 5 feet, on either side. Utilizing this framework, a 71 foot wide property would have side setbacks of 7.1 feet, and a 69 foot property would have side setbacks of 6.9 feet. Lastly, it is recommended that the current code clarify that with measurements will be made based on the assumption that a lot line is extended beyond said pro perty line on a line perpendicular to the seawall or bulkhead. This clarification will provide clarity when measurements are being made with properties that have lot lines that are not perpendicular to the seawall, such as pie shaped lots. 6) Require a Ladder for every 50 feet of dock. This is simply a requirement in most surrounding towns and our code is silent. 7)Strengthen existing language on the approval process of marine accessories in areas where there is a discontinuity in the waterway by acknowledging that they are a “special case” and external expertise will be utilized. The majority of conflicts are associated with areas where there is a discontinuity in the waterway such as an abrupt restriction in the waterway width, end of canals, or corner lots or lots that extend into a waterway. The current code is a bit nebulous around these more complicated properties, and in some cases boatlifts have previously been installed in locations where one property owner is inadvertently restricting or blocking an adjacent property owner of the ability to also install a boatlift. This situation was discussed extensively with the Marine Consultant, and in his expert opinion, no code can be written to address every possible potential scenario within the town. His recommend course of action is to treat any property that has a small water frontage (perhaps less than 50 feet) or that has a discontinuity in the waterway as “a special case.” In these special cases, the standard procedure will be to consult with a marine expert who will make recommendations to the planning board on locations and maximum permissible sizes of marine accessories, with the intention of making sure all surrounding property owners are not having their ability to also utilize the waterway restricted. The code already allows for outside experts for review of development approval requests via Sec. 30-12. The recommended code change is simply to clarify to all parties that a consultation with a marine consultant along with a consultant recommendation to the planning board will be part of the approval process in these special cases. Page 16 The planning board can then decide what will be permitted. If a resident disagrees with the planning board’s approval, and feels that their access is being restricted as a result of a marine accessory installation, they can seek remedy through the court system. Page 17 2047 Vista Parkway, Suite 101 | West Palm Beach, FL 33411 | 561.659.0041 2/11/22 Ingrid Allen Town Planner Town of Highland Beach 3614 S. Ocean Boulevard Highland Beach, FL 33487 Re: Accessory Marine Facility Code Amendments Relative to Boat Lifts Town of Highland Beach Ms. Allen, This correspondence is provided as additional discussion and opinion regarding changes to Town of Highland Beach code relative to ‘Accessory Marine Structures’ and specifically boat lifts as defined within sec. 30-68 of municipal code. Items are discussed relative to potential changes to specific requirements of the current code. 1. Requirement for Accessory Marine Facilities to receive Planning Board approval The requirement that all accessory marine facilities receive planning board approval (ref. Sec. 30-68 Supplemental district regulations (g)(3)) is not a common requirement within coastal communities. Boat lifts are generally allowed with restrictions without planning board approval. Board approval is typically reserved for sites with special and unique circumstance (see item 6. below) or for variance requests from the standard provisions defined in code. The requirements for lift installation are generally defined by code in terms of limitations to the location (setback) and overall size of the structure. These limitations meet the intent to minimize impacts to adjacent properties, allow for safe navigation and minimize impacts to view. 2. Requirement of setbacks for all zoning districts Page 18 Page 2 of 3 2047 Vista Parkway, Suite 101 | West Palm Beach, FL 33411 | 561.659.0041 Requirements for minimum setbacks for all zoning districts are a standard practice and are a key provision to meet the intent to minimize impacts to adjacent properties, allow for safe navigation and minimize visual impacts. The zero-foot setback for multi-family zoning within the Town’s current code is anomalous and does not provide a sufficient setback to meet the intent. Required minimum setbacks for boatlifts and docks vary considerably by jurisdiction. The nominal width of lots within a municipally are generally relevant to this provision. Areas with larger lots tend to have larger setback requirements, while areas with smaller lots have lesser setback requirements to allow for reasonable use. 3. Limits to waterway encroachment Limitations to the distance structures can encroach into a waterway are a standard practice and meet the intent to allow for safe navigation and minimize impacts to adjacent properties and views. Encroachment maximum distances on the order of 25 feet (relative to the waterway edge) are fairly common, though additional restrictions for narrow waterways are also common practice. In general, a fifty-foot effective fairway width is a common design standard for residential canals. 4. Limitations to pile maximum height Limitations to maximum pile height is not a common practice but does meet the intent to minimize impacts to view. This approach also addresses a related issue relative to overall vessel size. Limitations to pile height restrict the ability to lift vessels beyond a certain size which addressed both issues of view and waterway navigability. In terms of maximum height, it should be defined relative to a fixed vertical datum. Pile heights generally on the order of 12 feet (NAVD 88) (which equates to something on the order of 8 feet above dock height) meet the lifting requirements for most vessels. 5. Limits to seawall cap and dock width Limitations to Sewall cap and dock total width meets the intent to limit impacts to adjacent properties, waterway navigability and view. A total width of 8 feet (inclusive of the seawall cap and dock) is consistent with general practice. Page 19 Page 3 of 3 2047 Vista Parkway, Suite 101 | West Palm Beach, FL 33411 | 561.659.0041 6. Special and unique circumstances - Sewall discontinuities and corner lots Regulation of boat lifts through minimum setbacks, size and height limitations are generally sufficient to meet the intent to minimize impacts to adjacent properties, allow for safe navigation and minimize impacts to view for waterways that are generally unform in dimension adjacent to the regulated property. The majority of conflicts are associated with areas where there is a discontinuity in the waterway such as an abrupt restriction in the waterway width, corner lots or lots that extend into a waterway. Application of uniform code provisions to address these areas are problematic as each circumstance is unique and requires consideration of the specific current and intended use and access to the waterway. These issues are further complicated by the range of boat types, sizes and performance characteristics which may be germane to both the use and potential for impact to adjacent properties. Such instances likely warrant further consideration by the Planning Board. Sincerely, Applied Technology & Management, Inc. Michael G. Jenkins, Ph.D., P.E. Coastal Engineering Principal Printed copies of this document are not considered signed and sealed and the signature must be verified on any electronic copies. Michael G Jenkins Digitally signed by Michael G Jenkins Date: 2022.02.24 09:00:36 -05'00' Page 20 File Attachments for Item: A. Development Application No. 23-0002 / David Willens Application by Christopher Gullace, West General Corporation, for a major modification to an existing building as provided in Section 30-39 of the Town Code of Ordinances including but not limited to the addition of two new garages, a new covered entertainment area and changes to the exterior façade, and roof line for the property  located at 2362 South Ocean Boulevard.  Page 21 PLANNING BOARD STAFF REPORT MEETING OF: June 8, 2023 TO: PLANNING BOARD FROM: INGRID ALLEN, TOWN PLANNER SUBJECT: APPLICATION BY CHRISTOPHER GULLACE, WEST GENERAL CORPORATION, FOR A MAJOR MODIFICATION TO AN EXISTING BUILDING AS PROVIDED IN SECTION 30-39 OF THE TOWN CODE OF ORDINANCES INCLUDING BUT NOT LIMITED TO THE ADDITION OF TWO NEW GARAGES, A NEW COVERED ENTERTAINMENT AREA AND CHANGES TO THE EXTERIOR FAÇADE, AND ROOF LINE FOR THE PROPERTY LOCATED AT 2362 SOUTH OCEAN BOULEVARD. (DO#23-0002). Applicant (Property Owner): David A. Willens 2362 South Ocean Boulevard Highland Beach, FL 33487 Applicant’s Agent: Christopher Gullace West General Corporation 275 Hamlet Drive Delray Beach, FL 33445 Property Characteristics: Comprehensive Plan Land Use: Single Family Zoning District: Residential Single Family (RS) Parcel PCN#: 24-43-46-28-44-000-0060 Site Location: 2362 South Ocean Boulevard I. GENERAL INFORMATION: HIGHLAND BEACH BUILDING DEPARTMENT 3614 S. Ocean Boulevard Highland Beach, FL 33487 Ph: (561) 278-4540 Fx: (561) 265-3582 Page 22 Property Background According to the Palm Beach County Property Appraiser, the existing home was built in 2000. Request and Analysis: The Applicant is proposing a major modification to an existing single-family home located at 2362 South Ocean Boulevard. Pursuant to Section 30-39 of the Town Code, major modifications to existing buildings are described as follows: “…that alter existing principal or accessory structures, including but not limited to the building footprint, number of square feet, building height, number of dwelling units, parking requirements, change in exterior facade, change of use, change of roof line, change of elevation, all exterior walls, balconies, foundations, accessory structures, and similar substantial improvements as determined by the building official. The proposed major modification consists of the following: - The addition of two (2) new garages totaling 1,197.41 square feet with new air- conditioned area above, and two (2) new balconies. - A new covered entertainment area along the rear of the property. - Exterior façade changes including alterations to windows, doors and balconies to a more modern architectural style. - Alteration of the roof line. The Applicant is also proposing a new pool and spa as well as new landscaping on the property and along Florida Department of Transportation’s (FDOT) right -of-way located adjacent to the property. Section 28-10 of the Town Code indicates that the property owner shall be responsible for the maintenance of all landscaping located on their property a nd on adjacent public rights -of- way. On July 20, 2017, the Florida Department of Transportation (FDOT) and the Town of Highland Beach entered into a Landscape Inclusive Maintenance Memorandum of Agreement (MMOA) for the purpose of maintaining landscape improvements on State Road A1A (South Ocean Boulevard). Given the Applicant is proposing landscaping on FDOT’s right-of-way, an amendment to the Landscape Inclusive Memorandum of Agreement is required. The landscaping proposed on FDOT’s right-of-way has been approved by FDOT (Permit No. 2023-L-496-00005). A resolution to execute such amended Agreement will be considered by the Town Commission. Following an approval by the Planning Board and prior to initiation of construction, the Applicant will be required to obtain a building permit from the Town of Highland Beach Building Department. Pursuant to Section 30-21(g) of the Town Code, commencement of construction of the approved major modification shall be initiated within two (2) years following the date of approval by the Planning Board. In addition, the Applicant is proposing to remove three (3) royal palms from the property which are considered specimen trees (as provided in Section 20-135(b) of the Town Code) and therefore require Town Commission approval for such removal. Lastly, pursuant to Town Resolution No. 2021-041, Town Commission approval is required for construction of improvements within the State Road A1A right-of-way. The Applicant is proposing a new driveway and therefore Page 23 will need such right-of-way permit approval from the Town Commission. Note that the Applicant has received FDOT approval for the new driveway (Permit No. 2023-A-496-00009). According to Section 30-39(b) of the Town Code, major building modifications are to be reviewed in the same manner as an original structure or use as required by Chapter 30 (Zoning Code). Section 30-31 of the Town Code requires site plan approval from the Planning Board for new single-family residences. Pursuant to Section 30-22 of the Town Code, when acting in a decision-making capacity, the Planning Board shall approve, approve with conditions, or deny applications for development approval which includes major modifications. Staff has reviewed the Applicant’s proposed request including plans date stamped received by the Building Department on May 11, 2023 and finds that the project is consistent with the Code of Ordinances. Should you have any questions, please feel free to contact me at (561) 637-2012 or iallen@highlandbeach.us Ingrid Allen Town Planner Attachments: Application Aerials Applicant proposed Plans (11X17) Page 24 2 TOWN OF HIGHLAND BEACH Application # PROPERTY INFORMATION ASSOCIATED WITH THIS APPLICATION Address: PCN: Full Legal Description of the Property [as described in the deed] or reference to an attachment: Zoning District: What is the location of the installation? □ Intracoastal Waterway (ICW) □ Interior Canal/Basin □ N/A PROPERTY OWNER (APPLICANT) INFORMATION Name: Phone: Fax: Mailing Address: Email Address: APPLICANT'S AGENT INFORMATION Name: Phone: Fax: Company Name: Mailing Address: Email Address: Provide a detailed description of the proposed project (use additional pages if necessary): 2362 S. Ocean Blvd 24-43-46-28-44-000-0060 Camelot on the Atlantic PL 1 LT 6 & TH PT of TRS A-2 & B-2 LYG E of & ADJ Thereto as in OR5994P260 x David Willens 2362 S Ocean Blvd Highland Beach Fl. dwillens65@gmail.com (561) 866-2757 Christopher Gullace 561-701-4540 West General Corporation 275 Hamlet Dr. Delray Beach Fl 33445 cmg@westg1.com Renovation of the existing home as well as the addition of two new garages with living space above each. Renovations will include new windows & exterior doors, flooring, cabinetry, some mechanical, electrical and plumbing additions and alterations, new swimming pool, new landscaping and hardscape, new appliances, painting inside and out. Page 25 3 I give permission to the members of the Town Commission, Planning Board and staff to inspect the property for the purpose of this application. I declare that all statements made herein are true, based upon the best available information. Willful false statements may jeopardize the validity of my application or any decision issued thereon. I have fully read the information outlining the application requirements. With this application, I am submitting the necessary supporting materials listed. Applicant’s Signature: Date: Received by the Town Clerk’s Office: Received By: Date: Date Public Notices Mailed: Date Legal Advertisement Published: Page 26 236 2 South Ocea n Blvd.Palm Be ach Cou ntyNone May 28, 2023 0 0.008 5 0.0170.004 25 m i 0 0.01 0.020.005 km 1:57 6 Crea te d b y: P alm Beach Co untyµPage 27 2362 South Ocean Blvd (Front)01/10/2023SUBJECT SITEPage 28 2362 South Ocean Blvd. (Rear)01/10/2023SUBJECT SITEPage 29 Page 30 Page 31 Page 32 Page 33 Page 34 Page 35 Page 36 Page 37 Page 38 WINE COOLER UNIT WHISPERKOOL PLATINUM SPLIT- 4000 DUCTED (OR SIMILAR). PROVIDE OVERFLOW DRAIN TO EXTERIOR. INSTALL AS PER MANUFACTURER INSTRUCTIONS. SEE MEP PLAN. 62 PROVIDE SOUND ATTENUATION INSULATION AT INTERIOR STUD WALLS (TYP) A/C CONDENSOR UNIT W/ RAINTITE DISC. SWITCH, ON 6" ABOVE GRADE CONCRETE SLAB. SEE MEP PLAN. 42" NATURAL GAS GRILL. VERIFY ALL APPLIANCES MODELS, DIMENSIONS AND INSTALLATION CUTOUTS WITH A.I.D. (IF APPLY), CONTRACTOR & MANUFACTURER SPECS. VERIFY GAS, ELECTRICAL, WATER & SEWER INSTALLATION WITH MEP ENGINEER. SEE MEP DRAWINGS FOR DETAILS. (*) 41 36" NATURAL GAS COOKTOP. (*) UNDERMOUNT S.S. SINK 38"x18" W/DISPOSAL, (*) PROVIDE SWITCH NEAR SINK. WATER FILTER BELOW. HOOD, FAN EXHAUST TO THE EXTERIOR. (*) 02 03 01 24" STAINLESS INTERIOR DISHWASHER. (*) 04 05 08 09 16 18 21 14 23 22 27 26 32 33 30 36 35 37 38 40 SHOWER ENCLOSURE: DOOR AND/OR GLASS SHALL BE SAFETY TEMPERED & FRAMELESS. CERAMIC TILE OR MARBLE TO FULL HT. BUILT-IN SHAMPOO SHELVING. PROVIDE 1/2" DUR-O-ROCK BACKING IN ALL WALLS. FOR DRAINAGE SEE KEY NOTE 40 AND DETAIL D-16 @ PAGE A-17. AIR HANDLER UNIT W/ INTERNAL DISCONNECT BY A/C CONTRACTOR. VERIFY MIN SPACE REQUIRED FOR DUCTING FROM MECHANICAL PLANS. PROVIDE OVERFLOW DRAINS TO EXTERIOR. SEE MEP PLAN. WASHER AND DRYER W/ SINGLE ACTION SHUT-OFF, PROVIDE EXHAUST VENT TO OUTSIDE. (*) HIGH AND LOW CUSTOM DESIGNED CABINETS W/GRANITE COUNTERTOP AT 36" AFF. (*) ISLAND WORK AREA W/ CUSTOM DESIGNED CABINETS, GRANITE COUNTERTOP AT 36" AFF. (*) CUSTOM BUILT-IN PANTRY W/ ADJUSTABLE SHELVES. (*) TV AND/OR BUILT-IN ENTERTAINMENT CENTER. BY OTHERS. PROVIDE STRUCTURAL REINFORCEMENT ON DRYWALL PARTITIONS(*) SHOWER SEAT 18" HIGH, G.C. VERIFY MATERIALS AND DESIGN WITH ARCHITECTURAL INTERIOR PACKAGE. 11 24 25 17 W.I.C. CUSTOM DESIGNED. (*) SHOWER LINEAR DRAIN (FOLLOW MANUFACTURER SPECS). SEE DETAIL D-16 @ PAGE A-17, SEE MEP DWGs FOR DETAILS. (*) MEDIA & LOW VOLTAGE CABINET. SEE LOW VOLTAGE & MEP PLANS FOR DETAILS. 36" WIDE REFRIGERATOR / FREEZER. PROVIDE MIN. CLEARANCE SPACE AND COLD WATER STUB OUT FOR MODEL SELECTED. (*) 06 PROVIDE 60 SQ.IN PER CAR SCREEN VENT AT FLOOR LEVEL. DOORS BETWEEN GARAGE & HOUSE TO BE SOLID CORE 1-3/4" THICK W/2x4 SOLID RABBETED JAMB & AUTOMATIC CLOSER. 34 BAR SINK, (*). WATER FILTER BELOW. DOUBLE 36" OVEN PROVIDE EXHAUST VENT TO OUTSIDE. (*) 28 29 31 LAUNDRY SINK W/ FAUCET. (*) HIGH AND LOW CUSTOM DESIGNED LAUNDRY CABINETS W/GRANITE COUNTERTOP AT 36" AFF. (*) CUSTOM CABINET AND VANITY TOP W/ BOWL AND FULL HEIGHT MIRROR ABOVE CAB., CABINET @ 34" AFF. (*) STAND ALONE TUB. (*) 39 ELECTRIC POOL WATER HEATER. VERIFY SPECS AND INSTALLATION WITH PROVIDER AND/OR MEP DWGS. NATURAL GAS, POWER GENERATOR. VERIFY SIZE, SPECS, ETC. WITH MEP DRAWINGS. POOL EQUIPMENT, INCLUDES WATER PUMP AND FILTERS. VERIFY SPECS AND INSTALLATION WITH PROVIDER AND/OR MEP DRAWINGS. EXTERIOR BAR CABINET BY OTHERS, TO BE 3.75" (METAL STUD + DUROROCK BOTH SIDES), METALIC DOORS, STUCCO PAINTED WALLS INTERIOR & TILED MARBLE EXTERIOR. 36"/42"H. A.F.F. OVER 4" RAISED SLAB. COUNTER AND OTHER FINISHES TO BE SELECTED. G.C. TO PROVIDE SHOP DRAWINGS. 43 FINAL MODEL, TYPE, BRAND, COLOR, MATERIAL AND/OR FINISH TO BE SELECTED WITH INTERIOR SPECS PACKAGE. FOLLOW FABRICATOR SHOP DRAWINGS OR INSTALLATION PROCESS. 45 44 ELECTRIC WARMER DRAWER. (*)13 12 30'' STEAM OVEN AND MICROWAVE PROVIDE WATER CONECTION AND EXHAUST VENT TO OUTSIDE. (*) NATURAL GAS TANKLESS WATER HEATER WITH RECIRCULATION. SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECS. (*) COUNTER BAR W/ CUSTOM DESIGNED CABINETS, GRANITE COUNTERTOP AT 36" & 42" AFF. (*) 50 MOTORIZED DRAPERY TRACK SYSTEM. PROVIDE LOW VOLTAGE. PROVIDE SPECS (*) 24" UNDERCOUNTER ICE MAKER. PROVIDE FILTERED WATER CONNECTION. (*) WINE COOLER UNIT SUB ZERO 24 INCH UNDERCOUNTER (OR SIMILAR). PROVIDE OVERFLOW DRAIN TO EXTERIOR. INSTALL AS PER MANUFACTURER INSTRUCTIONS. SEE MEP PLAN. WINE COOLER A/C CONDENSOR UNIT W/ RAINTITE DISC. SWITCH, ON 6" ABOVE GRADE CONCRETE SLAB. SEE MEP PLAN. WALLS, FLOOR & CEILING SURROUNDING WINE ROOM TO BE INSULATED W/ CLOSE CELL POLYURETANE FOAM, INTERIOR FACE OF WALLS & CEILING TO BE DUROROCK. FINISH FLOOR TO BE STONE. 20 CUSTOM BUILT IN STORAGE/ CLOSET/ LINEN. (*) 10 HOSE BIBB. 48 47 46 07 15 24" UNDERCOUNTER BAR FRIDGE WITH AUTO DEFROST. (*) 42 WALL POT FILLER. (*) 49 IRRIGATION SPRINKLER SYSTEM.53 RAIN WATER DRAINAGE [DOWNSPOUTS] (*). SEE PLUMBING PLANS FOR DETAILS. ELONGATED ONE PIECE WATER CLOSET (*). SUPLY ALL BATHROOM ACCESORIES LIKE TOILET PAPER HOLDER, TOWEL HOLDER, ETC. SUPPLY AN ELECTRIC OUTLET MAX. 18" FROM TOILET. 36'' OR 42'' HT FRAMELESS GLASS RAILING. REFER TO SHOP DRAWINGS FOR DETAILS. (*) PROVIDE FLOOD VENTS (1sq INCH per 1sq FOOT OF GARAGE AREA) (*) INDUCTION ELECTRIC STOVE COOKTOP 240V 3100W 12 INCH BUILT-IN TOP CERAMIC. (*) EMBEDDED MAILBOX (*)57 STEAM SHOWER GENERATOR. (*) VERIFY SPECS AND INSTALLATION WITH PROVIDER AND/OR MEP DWGS. 60 SPLIT AIR CONDITIONING SYSTEM (CONDENSER). (*) SEE MECHANICAL PLAN FOR DETAILS 61 CEILING CASSETTE AIR CONDITIONER. (*) SEE MECHANICAL PLAN FOR DETAILS 59 WORK STATION WITH BUILT-IN DESK54 WALL MOUNTED GLASS SHELVES FOR BOTTLES DISPLAY 55 BUILT-IN DISPLAY56 63 25'' X 54'' WOOD ATTIC LADDER, 250 lb MAX LOAD (*) (OR SIMILAR). (*) FLOOR PLAN KEY NOTES 1. COORDINATE ROUGH OPENING SIZES WITH DOOR/WINDOW MANUFACTURER. 2. SAFEGUARDS AND/OR SAFETY GLAZING SHALL BE PROVIDED PER THE REQMTS. OF SECTION 2411/R4410 FBC 3. ALL OPENINGS SHALL BE IMPACT RESISTANT AS PER FBC REQMTS AND STRUCTURAL ENGINEER'S WIND PRESSURE CALCULATIONS. 4. EXPOSED HARDWARE SHALL BE CORROSION- RESISTANT.∑ AWN = AWNING∑ BS = BOTH SIDES∑ CSMT = CASWEMENT∑ CW = T&G CEDAR WOOD CLAD∑ D = DECOTARIVE WROUGHT IRON∑ DD = DOUBLE DOOR∑ EG = EGRESS∑ FD = FRENCH DOOR∑ FDD = DOUBLE FRENCH DOOR∑ FIX = FIXED∑ FP = FIRE PROOF∑ G = GLASS∑ HC = HOLLOW CORE∑ IG = IMPACT GLASS∑ IPG = IMPACT PRIVACY GLASS∑ LVD = LOUVERED∑ M = METAL∑ MC = METAL CLAD∑ NA = NO ASTRAGAL∑ NF = NO FRAME∑ OXX... = O=FIX, X=SLIDE∑ PKT = POCKET DOOR∑ RI = WROUGHT IRON∑ RUP = ROLL-UP∑ SBS = SIDE BY SIDE∑ SC = SOLID CORE∑ SLD = SLIDING∑ SLGT = SIDE LIGHT∑ SLGTD = DOUBLE SIDE LIGHT∑ SR = SOUND REDUCTION∑ SWG = SWING∑ T = TRANSOM∑ TG = TEMPERED GLASS∑ W = WOOD∑ WC = WOOD CLAD WINDOW & DOOR ABBREVIATIONS AS PER FBC 2020 ALL WINDOWSAND DOORS SHALL BE IMPACTGLAZING 1.- TRAP DOORS TO ATTIC SPACES SHALL BE FIRE RESISTIVE. 2.- FIRES ASSEMBLY FOR ADJACENT WALLS AND INTERIOR BEARING WALLS 3-5/8" METAL STUDS 16" 0.C. W/ 5/8" TYPE "X" GYP. BD. NAILED W/6d COLLER NAILS 7" O.C. /END JOINTS ON NAILING MEMBERS. SEE WALL LEGEND. 3.- FOR NEW CONSTRUCTIONS: FIRE ASSEMBLY FOR GARAGE CEILING 1" x 3" FURRING 16" O.C. ONE LAYER 5/8" TYPE "X" GYP. BD. 5d CEMENT COATED OR RING- SHANKED NAILS 6" O.C. PAPER TAPE EMBEDDED IN CEMENTITIOUS COMPOUND OVER JOINTS, EXPOSED NAILS HEADS COVERED W/COMPOUND AND PRODUCT APPROVED INSULATION OF FIBERGLASS OR MINERAL WOOL BATTS, OR BLOWN-IN FIBERGLASS, OR CELLOLOSIC INSULATION HAVING A MIN. R-11 VALUE. 4.- G.F.C.I. OUTLETS SHALL BE INSTALLED WHERE REQUIRED BY THE CODE. SEE MEP PLANS. 5.- SMOKE DETECTORS SHALL BE INSTALLED WHERE REQUIRED BY THE CODE. SEE MEP PLANS. FIRE & LIFE SAFETY NOTES DOOR SCHEDULE ID D-101 D-102 D-103 D-104 D-105 D-106 D-107 D-108 D-109 D-109 D-110 D-111 D-112 D-113 D-201 D-202 D-203 D-204 D-205 D-206 D-207 D-209 D-210 D-211 D-212 D-213 D-214 D-215 D-216 D-217 D-218 D-219 D-219 Q 1 2 2 1 1 1 1 1 1 3 1 1 1 1 1 2 1 1 1 1 11 3 2 1 1 1 1 2 1 1 8 1 2 W x H 6'-0"×12'-0" 3'-0"×9'-0" 18'-0"×9'-0" 3'-0"×8'-0" 21'-95/8"×11'-9" 19'-3"×11'-9" 2'-6"×10'-0" 3'-0"×9'-0" 2'-8"×9'-0" 2'-8"×9'-0" 2'-6"×9'-0" 3'-0"×9'-0" 2'-10"×8'-0" 2'-6"×9'-0" 3'-0"×8'-0" 10'-0"×8'-0" 22'-11/4"×10'-0" 9'-0"×9'-0" 3'-0"×9'-0" 3'-0"×9'-0" 2'-8"×9'-0" 2'-8"×8'-0" 2'-6"×8'-0" 5'-0"×9'-0" 4'-6"×9'-0" 5'-0"×8'-0" 9'-0"×9'-0" 6'-0"×8'-0" 5'-10"×8'-0" 3'-0"×8'-0" 2'-4"×7'-0" 2'-6"×8'-0" 2'-6"×8'-0" R.O. 6'-3"×12'-11/2" 3'-4"×9'-2" 18'-0"×9'-0" 3'-4"×8'-2" 22'-05/8"×11'-101/2" 19'-6"×11'-101/2" 2'-8"×10'-1" 3'-4"×9'-2" 3'-0"×9'-2" 3'-0"×9'-2" 2'-8"×9'-1" 3'-4"×9'-2" 2'-11"×8'-01/2" 2'-11"×9'-21/2" 3'-2"×10'-11/2" 10'-4"×8'-11/2" 22'-41/4"×10'-11/2" 9'-4"×9'-2" 5'-01/2"×9'-1" 3'-4"×9'-2" 3'-0"×9'-2" 3'-0"×8'-2" 2'-10"×8'-2" 5'-11/2"×9'-03/4" 4'-71/2"×9'-03/4" 5'-2"×8'-1" 9'-21/2"×9'-11/4" 6'-21/2"×8'-11/4" 6'-01/2"×8'-11/4" 3'-21/2"×8'-11/4" 2'-4"×7'-0" 2'-11"×8'-21/2" 2'-11"×8'-21/2" Mat. TG M M M M M M W W W W W W W M M M M M W W W W W W W W W W W TG W W Fr. M M M M M M M W W M W W W W M M M M M W W W W W W W W W W W -- -- W W Location - Remarks MAIN ENTRY PIVOT, SLGTD TWO CAR GARAGE & FOUR CAR GARAGE, SWG. TWO CAR AND FOUR CAR GARAGE, SECTIONAL, WC, REMOTE CONTROLED. FOUR CAR GARAGE, HOLLOW METAL DOOR, SWG, SC FAMILY ROOM, SLD, OXXO. LIVING ROOM. SLD, OXXO CABANA, FD, SWG, SR. PATHWAY, HOME THEATER, SWG, SR. LAUNDRY, MECH 01, STORAGE, GARAGE. SWG, SR. LAUNDRY, MECH 01, STORAGE, GARAGE. SWG, SR. POWDER BATHROOM, SWG, SR. SPECIAL PANEL DOOR, SEE WALL FINISH SHOP DWGs. EXISTING ELEAVTOR. SWG, SR. AV ROOM, SWG, SR, SC, PANELED DOOR, SEE WALL FINISH SHOP DWGs. PANTRY, KITCHEN, PKT, SR. MORNING KITCHEN, FD, SWG, SR. BEDROOM 04, BEDROOM 05, SDL, XO MASTER BEDROOM, SLD, OXXO BEDROOM 02, SLD, OXX BEDROOM 01, FD, 1 PANE SLGT, SWG, SR, EXISTING ELEVATOR, SWG, FOLLOW ELEVATOR PROVIDER SPECS MASTER STORAGE, HIS & HER WIC, HIS & HER BATHROOM, BEDROOM 01, 02, 03, BATH 01, 03. WIC 01, GYM SWG, SR. MORNING KITCHEN, BEDROOM 04, 05, BATHROOM 04, 05. SWG, SR. WIC BEDROOM 04, 05. SWG, SR. MASTER HALLWAY, DD, NA, SR. HER MASTER BATHROOM, FDD, NA, SR. BEDROOM 02, BIFOLD, 4 PANE, SR. BEDROOM 03, BIFOLD, 4 PANE, SR. CLOSET 03, 04, BIFOLD, 4 PANE, SR. MECH 03 & STORAGE, BIFOLD, 4 PANE, SR. AHU CLOSET, BIFOLD, 2 PANE, SR. (SHOWER ENCLOSURES) - BATHROOM 01, 02, 03, 04, 05 HIS & HER MASTER BATHROOM, SWG. MASTER STORAGE, HIS & HER WIC, HIS & HER BATHROOM, BEDROOM 01, 02, 03, BATH 01, 03. WIC 01, GYM SWG, SR. BATHROOM 03- 04-05, PKT, SR WINDOW SCHEDULE ID W-101 W-102 W-103 W-104 W-105 A W-105 B W-106 W-107 W-108 W-109 W-201 W-202 W-203 W-204 A W-205 A W-205 A W-205 B W-206 A W-207 A W-208 A W-208 B W-209 W-210 A W-211 A W-212 W-213 W-214 W-215 A W-216 W-217 A W-218 A W-219 A W-221 A W-222 B W-223 W-223 A W-224 W-224 A W-225 A W-226 W-227 W-228 W-229 A Q 1 1 1 1 2 4 1 2 1 1 1 1 1 1 1 4 1 2 1 4 2 2 1 1 1 1 2 1 1 1 2 1 2 2 1 1 1 1 2 2 2 1 2 W x H Size 3'-63/4"×12'-11/2" 8'-113/8"×12'-11/2" 11'-0"×2'-0" 12'-0"×7'-0" 7'-91/8"×3'-11/2" 7'-105/8"×3'-11/2" 15'-51/2"×11'-101/2" 4'-6"×11'-101/2" 3'-117/8"×11'-101/2" 8'-41/2"×11'-101/2" 9'-1"×13'-6" 3'-63/4"×13'-6" 8'-113/8"×13'-6" 4'-113/8"×2'-0" 4'-105/8"×2'-0" 4'-111/4"×2'-0" 4'-105/8"×2'-0" 5'-4"×2'-0" 10'-4"×2'-0" 4'-111/4"×2'-0" 4'-105/8"×2'-0" 5'-61/2"×2'-0" 10'-3"×2'-0" 6'-31/2"×2'-0" 13'-10"×5'-2" 3'-0"×3'-0" 2'-6"×7'-0" 6'-5"×2'-6" 6'-0"×4'-0" 3'-57/8"×2'-0" 5'-21/8"×2'-0" 3'-117/8"×2'-0" 5'-41/4"×2'-0" 5'-35/8"×2'-0" 4'-0"×10'-3" 3'-117/8"×2'-0" 3'-6"×10'-3" 3'-6"×2'-0" 5'-21/8"×2'-0" 4'-41/2"×7'-4" 2'-6"×7'-0" 4'-2"×5'-0" 4'-51/2"×2'-0" Nom-Head 12'-8" 12'-8" 5'-61/2" 10'-61/2" 12'-51/2" 12'-51/2" 12'-5" 12'-5" 12'-5" 12'-5" 13'-6" 13'-6" 13'-6" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 10'-3" 9'-0" 9'-0" 9'-0" 9'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 10'-3" 2'-0" 10'-3" 2'-0" 2'-0" 9'-0" 9'-0" 8'-21/2" 2'-0" R.O. 3'-63/4"×12'-11/2" 8'-113/8"×12'-11/2" 11'-0"×2'-0" 12'-0"×7'-0" 7'-91/8"×3'-11/2" 7'-105/8"×3'-11/2" 15'-51/2"×11'-101/2" 4'-6"×11'-101/2" 3'-117/8"×11'-101/2" 8'-41/2"×11'-101/2" 9'-1"×13'-6" 3'-63/4"×13'-6" 8'-113/8"×13'-6" 4'-113/8"×2'-0" 4'-105/8"×2'-0" 4'-111/4"×2'-0" 4'-105/8"×2'-0" 5'-4"×2'-0" 10'-4"×2'-0" 4'-111/4"×2'-0" 4'-105/8"×2'-0" 5'-61/2"×2'-0" 10'-3"×2'-0" 6'-31/2"×2'-0" 13'-10"×5'-2" 3'-0"×3'-0" 2'-7"×7'-0" 6'-5"×2'-6" 6'-0"×4'-0" 3'-57/8"×2'-0" 5'-21/8"×2'-0" 3'-117/8"×2'-0" 5'-41/4"×2'-0" 5'-35/8"×2'-0" 4'-0"×10'-3" 3'-117/8"×2'-0" 3'-6"×10'-3" 3'-6"×2'-0" 5'-21/8"×2'-0" 4'-41/2"×7'-4" 2'-91/2"×7'-13/4" 4'-2"×5'-0" 4'-51/2"×2'-0" Type FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX CSMT CSMT FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX CSMT CSMT FIX Sill f/ Slab 61/2" 61/2" 3'-61/2" 3'-61/2" 9'-4" 9'-4" 61/2" 61/2" 61/2" 61/2" 0" 0" 0" 0" 0" 0" 0" 0" 0" 0" 0" 0" 0" 0" 5'-1" 6'-0" 2'-0" 6'-6" 5'-0" 0" 0" 0" 0" 0" 0" 0" 0" 0" 0" 1'-8" 2'-0" 3'-21/2" 0" Remarks PRINCIPAL STAIR, 2 PANE, IG. PRINCIPAL STAIR, 2 PANE, IG. LAUNDRY, 1 PANE, IG DINING ROOM, 3 PANE, IG KITCHEN, FAMILY ROOM, 1 PANE, IG KITCHEN, FAMILY ROOM, 1 PANE, IG FAMILY ROOM, 3 PANE, IG. BREAKFAST AREA, 1 PANE, IG. LIVING ROOM, 1 PANE, IG LIVING ROOM, 2 PANE, IG. MAIN ENTRY, 2 PANE, IG. PRINCIPAL STAIR, 2 PANE, IG. PRINCIPAL STAIR, 2 PANE, IG. BEDROOM 05, 1 PANE, IG. BEDROOM 04, 05 , 3 PANE, IG. BEDROOM 04, 05 , 3 PANE, IG. BEDROOM 04, 05 , 3 PANE, IG. BEDROOM 05, 1 PANE, IG. BEDROOM 05, 2 PANE, IG. BEDROOM 04, 05, 1 PANE, IG. BEDROOM 04, 05, 1 PANE, IG. BEDROOM 04, 1 PANE, IG. BEDROOM 04, 2 PANE, IG. BEDROOM 04, 1 PANE, IG. GYM, 1 PANE, IG. BATHROOM 03. BEDROOM 03, EG. BEDROOM 03, 1 PANE, IG. HIS MASTER BATHROOM, 1 PANE, IG. MASTER BEDROOM, 1 PANE, IG. MASTER BEDROOM, 1 PANE, IG MASTER BEDROOM, 1 PANE, IG. MASTER BEDROOM, 1 PANE, IG. MASTER BEDROOM, 1 PANE, IG. MASTER BEDROOM, 1 PANE, IG. MASTER BEDROOM, 1 PANE, IG. MASTER BEDROOM, 1 PANE, IG. MASTER BEDROOM, 1 PANE, IG. MASTER BEDROOM, 2 PANE, IG. HER MASTER BATHROOM, 1 PANE, IG. BEDROOM 01, 1 PANE, IG. BATHROOM 01, 1 PANE, IG. MORNING KITCHEN, 1 PANE, IG. GENERAL CONSTRUCTION NOTES 1. ALL BUILDING ELEMENTS AND MATERIALS USED IN THIS CONSTRUCTION SHOULD COMPLY WITH SPECS & TABLES OF LATEST FBC EDITION. 2. ALL TRADES SHALL BE RESPONSIBLE TO READ ALL PLANS AND SPECIFICATIONS FOR PROPER COORDINATION. IF ANY CONFLICTS EXISTS, THAT TRADE SHALL NOTIFY THE CONTRACTOR PRIOR TO CONSTRUCTION. 3. CONTRACTOR SHALL DIRECT ANY DISCREPANCIES TO THIS OFFICE PRIOR TO CONSTRUCTION . CONTRACTOR SHALL BE RESPONSIBLE FOR WORK WHICH PROCEEDS WITHOUT DUE COURSE AND COORDINATION. 4. DO NOT SCALE DRAWINGS. IF DIMENSIONS ARE IN QUESTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING CLARIFICATION FROM THIS OFFICE BEFORE CONTINUING WITH CONSTRUCTION. 5.- UNLESS OTHERWISE REQUIRED BY DESIGN, ALL THE BEAMS SHALL HAVE FOUR # 3 TIES AT 12" O.C. ST CORNERS AND AT EACH BEND AND AT 48" O.C. ELSEWHERE. IF APPLICABLE TO NEW CONSTRUCTION. 6. ENGINEERED MASONRY SHALL CONFORM WITH THE REQUIREMENTS OF CHAPTER 1 TO 3 OF ACI 530/ASCE 5/TMS 402 OR BIA BUILDING CODE REQUIREMENT FOR ENGINEERING MASONRY WITH EXCEPTIONS AS PER 2103.1 FBC. 7. ALL FLOORING, BASEBOARDS AND BOTT. PLATES IN WET AREAS SHALL BE OF IMPERVIOUS MATERIALS. 8. CEMENT BOARD SHALL BE USED AT ALL WET AREAS - NO GREENBOARD. 9. CORK OR OTHER SOUND BARRIER SHALL BE USED UNDER ALL FLOORING MATERIALS, EXCEPT CARPETING, AT ALL STORIES ABOVE GROUND FLOOR (IF APPLICABLE). 10. REFER TO ARCHITECTURAL INTERIOR PLANS FOR ADDITIONAL NOTES WHICH ALSO APPLY (IF APPLICABLE). 11. CASEWORK DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO FABRICATION AND INSTALLATION. REFER TO ARCHITECTURAL INTERIOR NOTES FOR ADDITIONAL INFORMATION (IF APPLICABLE). 12. GC TO PROVIDE BLOCKING AT ALL CLOSET RODS, CABINETS, TV SETS, HANDRAILS, ETC. 13. ALL MECHANICAL EQUIPMENT INSTALLED TO BE BRAND NEW UNLESS OTHERWISE NOTED. WINDOWS & DOORS NOTES 1. GLAZED PANELS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION R4410.2.4 OF THE FBC RESIDENTIAL. 2. CLASS II SAFETY GLAZING SHALL BE PROVIDED AT THESE LOCATIONS PER FBC R308.4: a. WHIRLPOOLS, BATHTUBS, SHOWERS, SAUNAS, AND STEAM BATH DOORS, ENCLOSURES OR GLAZING WHICH OCCURS AT A SURROUNDING WALL THAT IS LESS THAN 60" ABOVE THE STANDING SURFACE. b. AREAS THAT EXCEED 9 SF, THE BOTT. EDGE OF GLAZING IS LESS THAN 18" AFF, TOP EDGE OF GLAZING IS GREATER THAN 36" AFF, OR THE WALKING SURFACE IS WITHIN 36" HORIZ. OF GLAZING. c. A PROTECTIVE BAR MAY BE INSTALLED ON THE ACCESSIBLE SIDE OF THE GLAZING IN LIEU OF THE SAFETY GLAZING. THE BAR MUST WITHSTAND A MIN. OF 50 PLF HORIZ. W/O TOUCHING THE GLASS. 1 1/2" IS THE MIN. THICKNESS OF THE BAR AND MUST BE INSTALLED 34" - 38" AFF. d. GLAZING IN WALLS/FENCES SURROUNDING A POOL, SPA, OR HOT TUB WHERE BOTH THE BOTT. EDGE OF GLAZING IS LESS THAN 60" ABV THE WALKING SURFACE AND LESS THAN 60" HORIZ. FROM THE WATER'S ADGE. e. AT SLIDING DOORS f. AT SWINGING DOORS EXCEPT JALOUSIE STYLE g. MIRRORS AND GLASS THAT HAS CONTINUOUS BACKING SUPPORT IS NOT DEEMED A HAZARDOUS LOCATION. 3. IMPACT RESISTANCE DEVICES HAVING A VALID NOA SHALL BE INSTALLED AT OPENINGS TO PROVIDE PROTECTION AGAINST STORMS. (SEE ELEVATIONS ON STRUCTURAL PLANS FOR THE DESIGN PRESSURES). 4. HANDRAIL NOTES: (IF APPLICABLE) a. HANDRAIL SHOULD BE 34" TO 38" ABOVE LEADING EDGE OF TREAD. b. SAFEGUARDS TO BE 42" HT. AFF (per R4403.7.3.1, 7.3.4 & R4403.7.3.5) WITH VERTICAL PICKETS REJECTING 4" DIAMETER OBJECT. c. HANDRAIL TO RESIST CONCENTRATED LOAD OF 200lb. APPLIED AT ANY POINT AND IN ANY DIRECTION. d. GUARDRAIL SYSTEM TO RESIST CONCENTRATED LOAD OF 200lb. APPLIED AT ANY POINT AND IN ANY DIRECTION AT THE TOP OF THE GUARDRAIL. 5. WINDOWS AND DOORS TO FULLY BEAR ON BUCKS. 5.1. ALL PRECAST TRIM, CAPS, BASE AND DETAILS TO BE ATTACHED TO MANSONRY WALLS W/ 1/4" DIA X 1-1/4" PENETRATION TAP-CON @ 12" O.C. AND TO HAVE SEALOTEX CEMENTITIOUS WATER PROOFING UNDER SETTING BED IN CONTACT WITH MANSONRY (IF APPLICABLE). 5.2. CONTRACTOR TO VERIFY ALL DOOR & WINDOW SIZES WITH CHOSEN MANUFACTURER FOR ROUGH OPENING DIMENSIONS PRIOR TO LAYING BLOCK OR POUR ANY PART OF STRUCTURE. DOOR & WINDOW DIMENSIONS SHOWN IN PLANS ARE FOR REFERENCE ONLY.W/DW/DW/DW/D8'-4"28'-4 63/64" 07 A-15.1 07 A-15.1 08 A-15.1 08 A-15.1 09 A-15.1 09 A-15.1 IM R R DWDW 01 A-12 01 A-12 02 A-12 02 A-12 03 A-13 03 A-13 W/S 01 A-16 W/S 03 A-18 W/S 04 A-18 W/S 05 A-19 W/S 02 A-16 04 A-13 05 A-14 05 A-14 06 A-15 06 A-15 FP KEY PLAN - SECTION LOCATIONS 123\\MyCloudPR4100\BE-ACAD-PR\210512.033.WIL (2362 S Ocean, Highland Bch)\210512.ARCHICAD\210512.033.WIL-FDOT FINAL 05-10-2023.plnPRINTING DATE JOB ID DRAWN BYISSUE / COMMENTDATEBY2362 S. OCEAN BLVD HIGHLAND BEACHFl. 33487 US210512.033.WIL 5/31/2023 E.B. - R.R. NOTES & SCHEDULES A-08 DRAWING EDITION 210512.033.WIL-FDOT FINAL 05-10-2023.plnTHIS DRAWING IS ISSUED:DATEAPPROVAL© copyright 2022 AA 26001227150 E Boca Raton Rd,Boca Raton, Florida 33432Phone: 561 362 6408Web:BE-DESIGN.NETNOT FOR PH-2 PRE DESIGNNOT FOR PH-1 SITE ANALYSISNOT FOR PH-3 SCHEMATIC DESIGNNOT FOR PH-4 DESIGN DEVELOPMENTNOT FOR PH-5 CONSTRUCTION DWGs 60%NOT FOR PH-6 PERMITINGNOT FOR PH-7 POST SELL/ OTHERSNOT FOR PH-5 CONSTRUCTION DWGs 100%ALL DESIGNS, IDEAS, ARRANGEMENTS, AND INFORMATION REPRESENTED BY THIS DRAWING (© COPYRIGHT2022) ARE THE PROPERTY OF BE DESIGN ASSOCIATES, INC. AND WERE CREATED, DEVELOPED AND EVOLVED FORTHE SPECIFIED PROJECT ON WHICH NONE OF THE DESIGNS, IDEAS AND ARRANGEMENTS SHOULD BE USED BY,OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WITHOUT A WRITTEN PERMISSION OFTHIS OFFICE. SCALED DIMENSIONS SHOULD BE VERIFIED BY THE CONTRACTOR WHO SHALL BE RESPONSIBLE FORALL DIMENSIONS AND CONDITIONS OF THE JOB. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALEDDIMENSIONS. CONTRACTOR SHALL NOTIFY THIS OFFICE OF ANY VARIATIONS IN DIMENSIONS AND CONDITIONSSHOWN ON THESE DRAWINGS. SHOP DETAILS WITH ADEQUATE DIMENSIONING AND SCALE MUST BE SUBMITTEDTO THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION OF THE ITEMS INDICATED.02 / 28 / 2023DEVELOMENT PLAN REVIEWWILLENS' RESIDENCETWO STORY HOME ADDITION ANDRENOVATION06 / 09 / 202103 / 10 / 202203 / 22 / 202209/ 20 / 202211/ 17 / 202211/ 14 / 202203 / 16 / 2023DEVELOMENT PLAN REVIEW04 / 04 / 2023DEVELOMENT PLAN REVIEWJOSEPH D. POZZUOLI AR 0013178 Page 39 Page 40 Page 41 Page 42 Page 43 Page 44 Page 45 Page 46 Page 47 Page 48 Page 49 Page 50 Page 51 Page 52 Page 53 Page 54 PUBLIC NOTICE APPLICATION NO. 23-0002 500 Ft Public Notification Boundary May 22, 2023 Dear Property Owner: This is to notify you that the PLANNING BOARD of the Town of Highland Beach will conduct a public hearing on Thursday, June 8, 2023 at 9:30 AM in the Highland Beach Library Community Room, 3618 South Ocean Boulevard, Highland Beach, Florida to consider the following application. APPLICATION BY CHRISTOPHER GULLACE, WEST GENERAL CORPORATION, FOR A MAJOR MODIFICATION TO AN EXISTING BUILDING AS PROVIDED IN SECTION 30-39 OF THE TOWN CODE OF ORDINANCES INCLUDING BUT NOT LIMITED TO THE ADDITION OF TWO NEW GARAGES, A NEW COVERED ENTERTAINMENT AREA AND CHANGES TO THE EXTERIOR FAÇADE, AND ROOF LINE FOR THE PROPERTY LOCATED AT 2362 SOUTH OCEAN BOULEVARD. The application is available for inspection in the Town Clerk’s Office at Town Hall, Monday through Friday during normal business hours of 8:30 a.m. to 4:30 p.m. Any person that decides to appeal any decision made by the Planning Board with respect to any matter considered at this meeting, such person will need to ensure that a verbatim record of the proceeding is made, which includes the testimony and evidence upon which the appeal is based. The Town of Highland Beach does not provide such a record. In accordance with the Americans with Disabilities Act, persons who need special accommodation to attend or participate in this meeting should contact the Town Clerk’s Office at (561) 278-4548 at least 48 hours prior to the meeting. If you are hearing or speech impaired, please contact the Florida Relay Service at 1-800-955-8770 or 1-800-955-8771. For additional information, please contact the Town Planner at (561) 278-4540. TOWN OF HIGHLAND BEACH, BUILDING DEPARTMENT Page 55 Sold To: Town of Highland Beach - CU00398185 3614 So. Ocean Blvd. Highland Beach,FL 33487 Bill To: Town of Highland Beach - CU00398185 3614 So. Ocean Blvd. Highland Beach,FL 33487 Published Daily Fort Lauderdale, Broward County, Florida Boca Raton, Palm Beach County, Florida Miami, Miami-Dade County, Florida State Of Florida County Of Orange Before the undersigned authority personally appeared Rose Williams, who on oath says that he or she is a duly authorized representative of the SUN- SENTINEL, a DAILY newspaper published in BROWARD/PALM BEACH/MIAMI-DADE County, Florida; that the attached copy of advertisement, being a Legal Notice in: The matter of 11720-Notice of Public Meeting , Was published in said newspaper by print in the issues of, or by publication on the newspaper¶s website, if authorized on May 29, 2023 Affiant further says that the newspaper complies with all legal requirements for publication in Chapter 50, Florida Statutes. Signature of Affiant Sworn to and subscribed before me this: May 30, 2023. Signature of Notary Public Name of Notary, Typed, Printed, or Stamped Personally Known (X) or Produced Identification ( ) Affidavit Delivery Method: E-Mail Affidavit Email Address: jdehart@highlandbeach.us 7432947 SUN-SENTINEL Page 56 Order # - 7432947 SUN-SENTINEL Page 57 SUN-SENTINEL Page 58