townhouse - News - The Coastal Star2024-03-28T20:28:23Zhttps://thecoastalstar.com/profiles/blogs/feed/tag/townhouseCounty Pocket/Briny Breezes: County zoning board unanimously OKs splash pools for townhouse projecthttps://thecoastalstar.com/profiles/blogs/county-pocket-briny-breezes-county-zoning-board-unanimously-oks-s2019-07-31T15:51:48.000Z2019-07-31T15:51:48.000ZThe Coastal Starhttps://thecoastalstar.com/members/TheCoastalStar<div><p><strong>By Dan Moffett</strong></p>
<p>The Palm Beach County Zoning Commission unanimously approved a variance request for the developer of the Gulf Stream Views townhouse project on July 3, allowing the construction of 14 small swimming pools on the property.<br />The approval came over the objections of two dozen residents of Briny Breezes and the County Pocket who attended the hearing — and the objections of the commission’s own staff.<br />County planners and plan reviewers had recommended that the request from New Jersey-based NR Living be denied, asserting that the developer failed to satisfy several criteria necessary for allowing the exception.<br />Rachel Streitfeld, an attorney who represents the residents, said they are considering an appeal of the decision.<br />“We may want to take it to the County Commission,” Streitfeld said. “We have other options we want to think about as well.”<br />The zoning board’s ruling allows the installation of a 7-foot-by-14-foot plunge pool behind each of the development’s 14 units, seven along Briny Breezes Boulevard and seven along Seaview Avenue. County code calls for a 28-foot setback between swimming pools and the street, but the zoning commissioners approved a variance that allows a setback of about 17 feet.<br /> Developers say they need the swimming pools to attract buyers for the units. County planners had opposed the exception, saying essentially that the pools were an amenity, not a necessary part of the plan, and their absence wouldn’t create a hardship for NR Living.<br />Commission Chair Sheri Scarborough and Commissioner Robert Currie disagreed, arguing that because the county months ago required a central roadway into the project, the developer was left with nowhere else to put the pools. Denying them now would present a hardship for the developer, the commissioners said.<br />“There is no need or hardship requirement met for adding 14 pools,” Kristine de Haseth, executive director of the Florida Coalition for Preservation and an Ocean Ridge commissioner, told the commission. “There’s no reason for adding this to the project this late in the game.”<br />Residents complained about flooding problems since late last year when dozens of trucks of fill were hauled into the 2-acre site to raise the grade to 16 feet.<br />But commissioners dismissed those complaints, saying the issue before them was the swimming pools — not drainage problems or runoff from the site.<br />“This is not a hardship for developers. The hardship that is happening is to neighboring residents who now are experiencing flooding,” said Liz Loper, who lives on Winthrop Lane in the Pocket. “Now I have to place sandbags at my front door when it rains.”<br />Said Streitfeld: “With the fill, they’ve created a fortress. And these folks are about to become the moat.”</p></div>County Pocket: Zoning board unanimously OKs swimming pools for townhouse projecthttps://thecoastalstar.com/profiles/blogs/county-pocket-zoning-board-unanimously-oks-swimming-pools-for-tow2019-07-03T18:26:52.000Z2019-07-03T18:26:52.000ZThe Coastal Starhttps://thecoastalstar.com/members/TheCoastalStar<div><p><strong>By Dan Moffett</strong></p>
<p>The Palm Beach County Zoning Commission unanimously approved a variance request for the developer of the Gulf Stream Views townhouse project on July 3, allowing the construction of 14 small swimming pools on the property.<br />The approval came over the objections of two dozen residents of Briny Breezes and the County Pocket who attended the hearing — and also the objections of the commission’s own staff.<br />County planners and plan reviewers had recommended that the request from New Jersey-based NR Living be denied, asserting that the developer failed to satisfy several criteria necessary for allowing the exception.<br />Rachel Streitfeld, a Miami-Dade County lawyer who represents the residents, said they are considering appealing the decision.<br />“We may want to take it to the County Commission,” Streitfeld said. “We have other options we want to think about as well.”<br />The zoning board’s ruling allows the installation of 7-foot-by-14-foot plunge pools behind each of the development’s 14 units, seven along Briny Breezes Boulevard and seven along Seaview Avenue. County code calls for a 28-foot setback between swimming pools and the street, but the zoning commissioners approved a variance that allows a setback of about 17 feet. Developers say they need the swimming pools to attract buyers for the units.<br />County planners had opposed the exception, saying essentially that the pools were an amenity, not a necessary part of the plan, and not having them wouldn’t create a hardship for NR Living.<br />Commission Chairman Sheri Scarborough and Commissioner Robert Currie disagreed, arguing that because the county months ago required a central roadway into the project, the developer was left with nowhere else to put the pools. Denying them now would<br />present a hardship for the developer, the commissioners said.<br />“There is no need or hardship requirement met for adding 14 pools,” Kristine de Haseth, executive director of the Florida Coalition for Preservation, told the commission. “There’s no reason for adding this to the project this late in the game.”<br />Residents complained about flooding problems since late last year when dozens of trucks of fill were hauled into the 2-acre site to raise the grade to 16 feet. But commissioners dismissed those complaints, saying the issue before them was the swimming pools — not drainage problems or runoff from the site.<br />“This is not a hardship for developers. The hardship that is happening is to neighboring residents who now are experiencing flooding,” said Liz Loper, who lives on Winthrop Lane in the Pocket. “Now I have to place sandbags at my front door when it rains.”</p>
<p>Said Streitfeld: “With the fill, they’ve created a fortress. And these folks are about to become the moat.”</p></div>County Pocket: Townhouse project neighbors complain of flooding — alreadyhttps://thecoastalstar.com/profiles/blogs/county-pocket-townhouse-project-neighbors-complain-of-flooding-al2019-07-03T16:00:00.000Z2019-07-03T16:00:00.000ZThe Coastal Starhttps://thecoastalstar.com/members/TheCoastalStar<div><p style="text-align:center;"><a href="{{#staticFileLink}}7960871483,original{{/staticFileLink}}" target="_blank"><img src="{{#staticFileLink}}7960871483,original{{/staticFileLink}}" class="align-center" width="600" alt="7960871483?profile=original" /></a><em>ABOVE: Project engineer Michael LaCoursiere uses renderings and photos as he explains Gulf Stream Views to Briny Breezes and Pocket residents.</em> <em>BELOW: Pocket resident Marie Chapman expresses frustration with flooding in her neighborhood. She said it wasn’t a problem until construction started. LaCoursiere said the area needs a new drainage system.</em> <strong><em>Photos by Jerry Lower/The Coastal Star</em></strong></p>
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<p style="text-align:center;"><strong>Related Story: Zoning board unanimously OKs <a href="https://thecoastalstar.com/profiles/blogs/county-pocket-zoning-board-unanimously-oks-swimming-pools-for-tow" target="_blank">swimming pools</a> for townhouse project</strong></p>
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<p><strong>By Dan Moffett</strong></p>
<p>Developers of the Gulf Stream Views townhouse project say they are running out of ideas for allaying the flooding concerns expressed by neighboring residents in Briny Breezes and the County Pocket.<br /> “I don’t know what else we can do,” Michael LaCoursiere, the project engineer, told a group of several dozen homeowners during an often contentious meeting June 17 at the Delray Beach Marriott.<br /> LaCoursiere said the old neighborhoods in Briny and the Pocket need a drainage infrastructure overhaul that is beyond the scope of what New Jersey-based NR Living can offer.<br /> “A major community-wide project is what your community needs,” he said. “They’re doing what they can as developers.”<br /> LaCoursiere said the project is being built to retain on-site the rainwater of a 100-year storm, beyond the permitting standard of a 25-year storm. The developers say they have complied with every requirement Palm Beach County, FEMA and state officials have made.<br /> Marie Chapman, who lives on Winthrop Lane in the Pocket, said she believes the project already has caused drainage problems. Recent heavy rains backed up sewers, she said, and left “shin-deep water” in her yard. Her neighbors echoed similar complaints.<br /> “My house is 80 years old and it never flooded before you guys started construction,” Chapman told the developers. “And we’re just into hurricane season. I’m not sure you’re aware of why we’re so angry.”<br /> Residents say that for decades the dormant 2-acre project site served as a drain field for runoff from Briny Breezes and the Pocket. That ended when construction began.<br /> Chapman said the standing rain water and subsequent sewer problems are raising health issues. “You guys have had a huge impact on our day-to-day lives,” she said.<br /> Kristine de Haseth, executive director of the Florida Coalition for Preservation, said homeowners have had to hire a lawyer and engineer in an effort to protect their property rights. <br /> “These folks are flooding,” de Haseth said. “They’re digging into their pockets to solve a problem they didn’t create.” <br /> Glenn La Mattina, NR Living senior vice president, said developers are willing to consider possible solutions from residents. “We are open to suggestions,” La Mattina said. <br /> LaCoursiere said the developers have cleaned out existing catchment drains outside the site and are considering installing trench drains on the Seaview Avenue swales. <br /> “That’s not a real significant thing,” LaCoursiere said, “but I imagine that in your eyes any drop of water that we save from going down that hill is a benefit to everybody out there.”<br /> La Mattina said developers would back off plans to remove invasive plant species from the sea grapes along the oceanfront after hearing residents complain about potential damage to the dunes.<br /> NR Living organized the meeting to inform residents that the developers would seek a variance from the county to allow construction of 14 7-by-14-foot plunge pools, one behind each unit along the southern and northern property lines. The county’s Planning & Zoning Commission scheduled a hearing on the request for July 3.<br /> Bradley Miller of Boynton Beach, the project’s planner, said developers are asking county building officials to loosen swimming pool setback requirements. If the county rejects the request, Miller said developers will install patios instead.<br /> Developers say the pools were added to the plan as an amenity that would enhance marketing to high-end buyers. Pre-construction prices for the three-bedroom units range from $1.8 million to $2.7 million. The project is scheduled for completion early next year.</p></div>County Pocket/Briny Breezes: County allows townhouse project to move forwardhttps://thecoastalstar.com/profiles/blogs/county-pocket-briny-breezes-county-allows-townhouse-project-to-mo2019-05-01T16:35:26.000Z2019-05-01T16:35:26.000ZThe Coastal Starhttps://thecoastalstar.com/members/TheCoastalStar<div><p style="text-align:center;"><a href="{{#staticFileLink}}7960864263,original{{/staticFileLink}}" target="_blank"><img src="{{#staticFileLink}}7960864263,original{{/staticFileLink}}" class="align-center" alt="7960864263?profile=original" /></a><em>County Commissioner Robert Weinroth (left) toured property next to the development site with residents and county engineers. He says the county is working to identify and consider fixes to potential drainage issues. <strong>Jerry Lower/The Coastal Star</strong></em></p>
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<p><strong>By Dan Moffett</strong></p>
<p>The pace of construction has picked up for the Gulf Stream Views townhouse development in recent weeks, and so has the project’s pursuit of required permits and government approvals.<br /> On April 25, Palm Beach County building officials rejected an appeal submitted the day before to the Construction Board of Adjustments and Appeals by four residents of the County Pocket.<br /> Karl Hoffman, Paul Lambert and Glenn and Marie Chapman, citing concerns about drainage problems for neighboring properties, asked the county to issue a stop-work order for the project “until a comprehensive stormwater master plan and funding strategy can be approved for the area.”<br /> The county attorney’s office denied the request without comment.<br /> The same week, project engineers for the developer submitted a revised flooding map for the Federal Emergency Management Agency. The map identifies the site between Briny Breezes and the County Pocket as an area with a 1 in 500 annual chance of flood hazard, a favorable assessment that would allow the project to go forward.<br /> The current FEMA rating is a 1 in 100 annual chance of flood hazard, which would stop the development from getting a certificate of occupancy.<br />If FEMA accepts the revised map, then a 120-day period of public comment begins before the designation becomes official.<br /> On April 9, newly seated District 4 County Commissioner Robert Weinroth inspected the construction site, along with county zoning and engineering officials, and Briny Breezes Council President Sue Thaler. Residents from Briny Breezes and the County Pocket told them about their concerns that the project will cause drainage problems in the neighborhood.<br /> “I think one of the things the town recognizes is that their infrastructure is very old,” Weinroth said afterward. “As we did that tour, we recognized that even the drainage that was in place was not properly maintained.”<br /> He said it’s “unfortunate” that the historical use of the development’s lot as a drainage field would not continue, but the county is listening to residents.<br /> “I think the county is working with the town to try to identify the drainage issues there to see what can be done,” Weinroth said. “But as far as the landowner that’s doing the development, I think they’re doing what they can to address the drainage on their property.”</p>
<p style="text-align:center;"><a href="{{#staticFileLink}}7960864300,original{{/staticFileLink}}" target="_blank"><img src="{{#staticFileLink}}7960864300,original{{/staticFileLink}}" class="align-center" width="500" alt="7960864300?profile=original" /></a><em>The revised area flood map sent for FEMA approval would give the construction site a 1 in 500 annual chance of flood hazard as opposed to the 1 in 100 annual chance of surrounding areas shown in blue. <strong>Map provided</strong></em></p>
<p>New Jersey-based NL Living wants to build 14 townhomes on the 2-acre parcel south of Briny Breezes Boulevard that for decades has absorbed runoff from the neighborhood.<br /> Last month, contractors began installing 79 catchment chambers, designed to capture up to 84,000 gallons of storm-water and then release it slowly underground. Project engineers have assured residents the development will hold all the stormwater that comes onto it.<br /> Rachel Streitfeld, the Miami-Dade County lawyer who represented the four pocket residents, isn’t so sure. Streitfeld called the county’s decisions to give the developers permits “erroneous, dangerous and injurious.” She requested an expedited hearing to argue the residents’ case — which the county denied.<br /> Streitfeld said the project presented an “egregious incompatibility with the surrounding existing residential communities.”<br />Cited in the appeal request was an analysis by Jim Bolleter, an engineer with Ecology and Environment Inc. of Wellington, whom the residents hired.<br /> “Regardless of how Gulf Stream Views handles their drainage,” Bolleter wrote, “increasing the site elevation is anticipated to worsen the flooding problems to the north, south, and immediately west of the site since stormwater from the surrounding area has less surface area to percolate into.”<br /> Kristine de Haseth, executive director of the Florida Coalition for Preservation, organized the tour with Weinroth and other officials. She said the coalition does not oppose the project, but it does want residents’ concerns to be taken seriously. <br />An event to raise money for legal fees has been organized by neighborhood residents and will be held 4-9 p.m. May 25 at Nomad Surf Shop.<br /> De Haseth, who is also an Ocean Ridge town commissioner, said the county can’t simply tell residents “sorry, your neighborhood’s old, so we’re done here.” She said there’s still time left to deal with potential problems.<br /> “This is the beginning of a conversation,” she said. “It’s not the end of a conversation.”</p></div>