2. ARC-23-123 (ZON-23-105) 1186 N OCEAN WAY (COMBO). The applicant, Martha Lee Johnson 2012 Exempt Trust (Stan Johnson), has filed an application requesting Architectural Commission review and approval for the design of a new two-story residence with sitewide landscape and hardscape improvements, requiring setback and separation distance variances for the location of the pool equipment and a variance to exceed allowable chimney height. This is a combination project that shall also be reviewed by Town Council as it pertains to zoning relief/approval
Public Comment, Town of Palm Beach Admin
admin
over 1 year ago
Received via email 11.19.23:
Board members ARCOM
We have reviewed the elevation drawings for application ARC-23-123 at 1186 N. Ocean Way ( Stan and Marci Johnson)
We are in support of the design for the project
Thank you
Michael F Lospinuso
Ellen Lospinuso
225 Nightingale Trail
Received via email 11.16.23:
Hi
We are residents of 231 Nightingale Trail which is near the new home proposed at 1186 N. Ocean Way.
We have reviewed the elevations and plans and are very much in favor of the proposed home. It will be a tremendous improvement relative to the existing structures and it will be a fabulous addition to our neighborhood.
If you have any questions, please let us know.
All the best
Joe Benavides
OceanSound Partners
300 Park Avenue, 22nd Floor
New York, NY 10022
Received via email 11.15.23:
Dear Board members:
I believe that the house Stan Johnston plans to build at 1186 N. Ocean Way will be an asset to our neighborhood. It is a beautiful house that will blend into our street. It is stylish and has the new look of many new houses in town.
I have lived on Nightingale Trail for 45 years and welcome the new house, as well as its size, to our street.
Dr. Taffy Hopkins
Received via email 11.13.23:
To Whom it may concern
We have lived on Nightingale Trail for over 25 years and want to express our strong support for the above application for the redevelopment of the above parcel.
We believe that the proposed architectural style and site plan great enhances our street particularly along
Nightingale. We have reviewed the submissions st length and feel it is a big improvement over existing conditions.
Thank you for your consideration
Diane and David Canepari
260 Nightingale Trail
Palm Beach
561 4400596
Received via email 11.12.23:
Dear Board Members:
I am writing in support of plans for the new home at 1186 N. Ocean Way. I have reviewed the plans and believe that the style and quality of home planned fit very nicely with the neighborhood. Since the lot is large, I believe the size of the home is appropriate.
I hope you agree and approve the proposed plans.
Sincerely,
David Sinclair
251 Nightingale Trail
Palm Beach
Received via email 11.12.23:
Dear Arcom Board Members,
We are writing in reference to the proposed home at 1186 N Ocean Way. We live at 200 Mockingbird Trail on the corner of Mockingbird and N Ocean Way. We have reviewed the plans and drawings for the home being presented to Arcom on November 20, 2023. We are in favor of the proposed home and in fact there is a home 286 Nightingale which has similar architectural elements. Therefore we feel it fits well onto the street.
Please feel free to reach out to us if there are any questions but we are supportive of the proposed home on that site.
Best,
Ken and Amy Viellieu
200 Mockingbird Trail
Received via email 11.12.23:
Dear Members,
I am writing in support of the above mention project. I have only seen the Nievera Williams elevations and not detailed plans. My comments are NOT related to any technical or zoning issues.
1) The Johnson family currently lives three houses west of my home. They have been honorable and good neighbors who have tastefully renovated an older home which has improved the neighborhood.
2) The new home they propose will be two houses east of my home on a significantly larger lot. While it is a large house , Mr Johnson assures me it is within town guidelines. And from the perspective of the provided elevations, it is NOT a “Mc Mansion “ and would fit nicely on the street.
3) The second floor is set back with terraces and is smaller than the first floor. It does not have a “box like” appearance which gives it nice design character.
4) In addition to a garage driveway, they have provided for additional off street parking. It does NOT have a front loading garage, therefore the front of the home has an estate-like feeling.
In summary, from what I have been presented, the house is not “too similar or too dissimilar “ from the other homes in the neighborhood and will enhance the street. The Johnsons are people with high character and good taste and I encourage you to support them and help them through this process.
With respect,
Robert Wildrick
220 Nightingale
Sent from my iPad
Received via email 11.11.23:
Dear Town of Palm Beach,
We are writing in support of the proposed project at 1186 N Ocean Way, scheduled for review on Nov. 20, 2023.
The Johnsons did a wonderful job renovating 244 Nightingale Trail, which is a landmarked property and is now a very attractive addition to the street.
We are in support of their proposed design for 1186 N Ocean Way and have every confidence that it will be executed tastefully and be another beautiful addition to the Nightingale Trail neighborhood.
Respectfully,
Peyton and Beth Cole
1193 N Lake Way (NE corner of N Lake Way and Nightingale Trail, 27 year residents at this address).
Received via email 11.11.23:
Board Members,
My name is Allison Wren, I reside at 228 Nightingale Trail. I am writing in support of the proposed residential property you will be hearing on November 20, 2023. I have reviewed the site plan and elevations, the house aesthetically is in keeping with the neighborhood style and size.
Thank you,
Allison Wren
Received via email 11.10.23:
To the Members of the Board:
I am writing in reference to the plans for a new home at 1186 North Ocean Way in Palm Beach.
My family and I reside at 1191 North Lake Way, which is just down the street from this proposed new home. Having reviewed the site plans, design and elevations in detail, I am excited to see this house built in our neighborhood. It is a beautiful home, aesthetically appropriate for the neighborhood in style, size and rendition. Even a casual observer walking down Nightingale Trail and North Ocean Way will appreciate what a wonderful addition this home will be. We are excited to see it built!
In sum, I am in full support of the Johnson’s proposed new home, which will add to the beauty of our wonderful haven here in Palm Beach's North End.
Please don't hesitate to reach out if I can provide any additional commentary or thoughts. Thank you.
John W. Copeland
Received via email 11.10.23:
To Whom it May Concern -
I am the homeowner at 201 La Puerta Way, Palm Beach, FL 33480. We have recently met with Stan Johnson who purchased the lot behind ours at 1186 N. Ocean Way. He showed us his plans and renderings and discussed the variances he's going to be seeking when he meets with ARCOM later this month on November 20th. He mentioned three variances - two for pool equipment and one for a slightly taller chimney. We take no issue with these requests.
We think he and his family will be wonderful neighbors and the renderings of the home they are planning to build look wonderful and will be additive to our neighborhood. I hope you grant him his requests.
Respectfully,
Dom Maggio
Received via email 11.10.23:
Dear Members of the ARCOM committee.
I am writing in regards to the plans I have reviewed for Stan and Marci Johnson:
Re: ARC-23-123.
1186 N. Ocean Way
I understand there is a set hearing Date of November 20th to review their submittal. We have reviewed their plans and are in full support of the site plan and elevations. We believe the proposed home is in keeping with the neighborhood in style and size and will be a great improvement to our street.
We appreciate the efforts you go through to insure the quality and value of our neighborhoods continue to improve.
Greg Christopher
268 Nightingale Trl
Palm Beach FL 33480
Received via email 11.20.23:
Dear Board Members,
My name is Phil Cambo, I own and live at 1191 North Ocean Way, adjacent to the east side of 1186 North Ocean Way currently scheduled for ARCOM on 11/20/23.
I have thoroughly reviewed the plans and I am writing in support of the project.
The home’s scale fits with the lots’ size and its architecture fits very well with neighboring homes.
Thank you for your consideration,
Phil Cambo
Received via email 11.13.23:
RE: ARC-23-123
1186 N. Ocean Way,
Hearing Date Nov 20
To ARCOM Board Members:
We live at 218 La Puerta Way, Palm Beach, FL. It is my understanding that Stan and Marci
Johnson have submitted a site plan and exterior house elevations to ARCOM for review and
approval of their proposed residence. Living in the North End, we have watched oversized
homes built in our area and are somewhat weary of the tear downs/new replacement homes. That said, after reviewing the plans for the new Johnson home at 1186 N Ocean Way, it appears to us the proposed plan is in "harmony " with the local neighborhood, is scaled appropriately for the surrounding homes, and is tastefully designed to capture the uniqueness of our
neighborhood. Their proposed home is on an "oversized" lot ... to us, the design leaves ample
landscaping/green space we would hope to see on any new home in our neighborhood.
We are in favor of the proposed plan and would recommend ARCOM approve the plan as
submitted/move this Project forward. Thank you.
Kevin R. Jones
218 La Puerta Way
Palm Beach, FL 33480
Received via email 11.14.23:
To Whom It May Concern,
Dear ARCOM Members and other interested parties,
1186 N Ocean Way, ARC 23-123
This letter is requesting modification to the overall height of the above property, from the point of view of the neighboring homes, particularly on Nightingale Trail, for the following reasons:
1. This house, situated on the corner of N Ocean Way and Nightingale Trail, will be one of the street ‘anchors’, being the first house seen at the junction of the two streets.
2. It appears massive, and contextually incongruous, compared with the majority of dwellings in this neighborhood.
3. As a gentle reminder, the last home on Nightingale Trail, to have plans approved by ARCOM, in May of 2023, no. 260, was the result of an animated discussion among Commissioners, debating a 2 foot reduction in roof height, eventually compromising from 29’6”, to a 1 foot reduction, at 28’6”.
4. The subject property, 1186 N Ocean Way, with its front door on Nightingale Trail, and prominent Cape Dutch style gables, higher than the roof line, has a planned overall height of 29’43/4” (35.4’ NAVD). The architects have requested a variance to add a further 2.79’ to the chimney, taking it to almost 33’ (39.71 NAVD).
5. We note that one of the architects’ inspirations, contained in their presentation, is 268 Nightingale, a large lot on the corner of Nightingale Trail and N Lake Way, with a Cape Dutch gable, at 28’2”.
We are requesting that you consider keeping the proposed structure height to be the same as, or less than, the height of the last home to be approved. Otherwise, further precedent will be created for increased roof lines on the street, which will then apply to the remaining older homes here, possibly facing demolition in the future.
Thank you for your consideration.
Respectfully,
Tony Smith
Owner, 250 Nightingale Trl.
Received via email 11.19.23:
Board members ARCOM
We have reviewed the elevation drawings for application ARC-23-123 at 1186 N. Ocean Way ( Stan and Marci Johnson)
We are in support of the design for the project
Thank you
Michael F Lospinuso
Ellen Lospinuso
225 Nightingale Trail
Received via email 11.16.23:
Hi
We are residents of 231 Nightingale Trail which is near the new home proposed at 1186 N. Ocean Way.
We have reviewed the elevations and plans and are very much in favor of the proposed home. It will be a tremendous improvement relative to the existing structures and it will be a fabulous addition to our neighborhood.
If you have any questions, please let us know.
All the best
Joe Benavides
OceanSound Partners
300 Park Avenue, 22nd Floor
New York, NY 10022
Received via email 11.15.23:
Dear Board members:
I believe that the house Stan Johnston plans to build at 1186 N. Ocean Way will be an asset to our neighborhood. It is a beautiful house that will blend into our street. It is stylish and has the new look of many new houses in town.
I have lived on Nightingale Trail for 45 years and welcome the new house, as well as its size, to our street.
Dr. Taffy Hopkins
Received via email 11.13.23:
To Whom it may concern
We have lived on Nightingale Trail for over 25 years and want to express our strong support for the above application for the redevelopment of the above parcel.
We believe that the proposed architectural style and site plan great enhances our street particularly along
Nightingale. We have reviewed the submissions st length and feel it is a big improvement over existing conditions.
Thank you for your consideration
Diane and David Canepari
260 Nightingale Trail
Palm Beach
561 4400596
Received via email 11.12.23:
Dear Board Members:
I am writing in support of plans for the new home at 1186 N. Ocean Way. I have reviewed the plans and believe that the style and quality of home planned fit very nicely with the neighborhood. Since the lot is large, I believe the size of the home is appropriate.
I hope you agree and approve the proposed plans.
Sincerely,
David Sinclair
251 Nightingale Trail
Palm Beach
Received via email 11.12.23:
Dear Arcom Board Members,
We are writing in reference to the proposed home at 1186 N Ocean Way. We live at 200 Mockingbird Trail on the corner of Mockingbird and N Ocean Way. We have reviewed the plans and drawings for the home being presented to Arcom on November 20, 2023. We are in favor of the proposed home and in fact there is a home 286 Nightingale which has similar architectural elements. Therefore we feel it fits well onto the street.
Please feel free to reach out to us if there are any questions but we are supportive of the proposed home on that site.
Best,
Ken and Amy Viellieu
200 Mockingbird Trail
Received via email 11.12.23:
Dear Members,
I am writing in support of the above mention project. I have only seen the Nievera Williams elevations and not detailed plans. My comments are NOT related to any technical or zoning issues.
1) The Johnson family currently lives three houses west of my home. They have been honorable and good neighbors who have tastefully renovated an older home which has improved the neighborhood.
2) The new home they propose will be two houses east of my home on a significantly larger lot. While it is a large house , Mr Johnson assures me it is within town guidelines. And from the perspective of the provided elevations, it is NOT a “Mc Mansion “ and would fit nicely on the street.
3) The second floor is set back with terraces and is smaller than the first floor. It does not have a “box like” appearance which gives it nice design character.
4) In addition to a garage driveway, they have provided for additional off street parking. It does NOT have a front loading garage, therefore the front of the home has an estate-like feeling.
In summary, from what I have been presented, the house is not “too similar or too dissimilar “ from the other homes in the neighborhood and will enhance the street. The Johnsons are people with high character and good taste and I encourage you to support them and help them through this process.
With respect,
Robert Wildrick
220 Nightingale
Sent from my iPad
Received via email 11.11.23:
Dear Town of Palm Beach,
We are writing in support of the proposed project at 1186 N Ocean Way, scheduled for review on Nov. 20, 2023.
The Johnsons did a wonderful job renovating 244 Nightingale Trail, which is a landmarked property and is now a very attractive addition to the street.
We are in support of their proposed design for 1186 N Ocean Way and have every confidence that it will be executed tastefully and be another beautiful addition to the Nightingale Trail neighborhood.
Respectfully,
Peyton and Beth Cole
1193 N Lake Way (NE corner of N Lake Way and Nightingale Trail, 27 year residents at this address).
Received via email 11.11.23:
Board Members,
My name is Allison Wren, I reside at 228 Nightingale Trail. I am writing in support of the proposed residential property you will be hearing on November 20, 2023. I have reviewed the site plan and elevations, the house aesthetically is in keeping with the neighborhood style and size.
Thank you,
Allison Wren
Received via email 11.10.23:
To the Members of the Board:
I am writing in reference to the plans for a new home at 1186 North Ocean Way in Palm Beach.
My family and I reside at 1191 North Lake Way, which is just down the street from this proposed new home. Having reviewed the site plans, design and elevations in detail, I am excited to see this house built in our neighborhood. It is a beautiful home, aesthetically appropriate for the neighborhood in style, size and rendition. Even a casual observer walking down Nightingale Trail and North Ocean Way will appreciate what a wonderful addition this home will be. We are excited to see it built!
In sum, I am in full support of the Johnson’s proposed new home, which will add to the beauty of our wonderful haven here in Palm Beach's North End.
Please don't hesitate to reach out if I can provide any additional commentary or thoughts. Thank you.
John W. Copeland
Received via email 11.10.23:
To Whom it May Concern -
I am the homeowner at 201 La Puerta Way, Palm Beach, FL 33480. We have recently met with Stan Johnson who purchased the lot behind ours at 1186 N. Ocean Way. He showed us his plans and renderings and discussed the variances he's going to be seeking when he meets with ARCOM later this month on November 20th. He mentioned three variances - two for pool equipment and one for a slightly taller chimney. We take no issue with these requests.
We think he and his family will be wonderful neighbors and the renderings of the home they are planning to build look wonderful and will be additive to our neighborhood. I hope you grant him his requests.
Respectfully,
Dom Maggio
Received via email 11.10.23:
Dear Members of the ARCOM committee.
I am writing in regards to the plans I have reviewed for Stan and Marci Johnson:
Re: ARC-23-123.
1186 N. Ocean Way
I understand there is a set hearing Date of November 20th to review their submittal. We have reviewed their plans and are in full support of the site plan and elevations. We believe the proposed home is in keeping with the neighborhood in style and size and will be a great improvement to our street.
We appreciate the efforts you go through to insure the quality and value of our neighborhoods continue to improve.
Greg Christopher
268 Nightingale Trl
Palm Beach FL 33480
Received via email 11.20.23:
Dear Board Members,
My name is Phil Cambo, I own and live at 1191 North Ocean Way, adjacent to the east side of 1186 North Ocean Way currently scheduled for ARCOM on 11/20/23.
I have thoroughly reviewed the plans and I am writing in support of the project.
The home’s scale fits with the lots’ size and its architecture fits very well with neighboring homes.
Thank you for your consideration,
Phil Cambo
Received via email 11.13.23:
RE: ARC-23-123
1186 N. Ocean Way,
Hearing Date Nov 20
To ARCOM Board Members:
We live at 218 La Puerta Way, Palm Beach, FL. It is my understanding that Stan and Marci
Johnson have submitted a site plan and exterior house elevations to ARCOM for review and
approval of their proposed residence. Living in the North End, we have watched oversized
homes built in our area and are somewhat weary of the tear downs/new replacement homes. That said, after reviewing the plans for the new Johnson home at 1186 N Ocean Way, it appears to us the proposed plan is in "harmony " with the local neighborhood, is scaled appropriately for the surrounding homes, and is tastefully designed to capture the uniqueness of our
neighborhood. Their proposed home is on an "oversized" lot ... to us, the design leaves ample
landscaping/green space we would hope to see on any new home in our neighborhood.
We are in favor of the proposed plan and would recommend ARCOM approve the plan as
submitted/move this Project forward. Thank you.
Kevin R. Jones
218 La Puerta Way
Palm Beach, FL 33480
Received via email 11.14.23:
To Whom It May Concern,
Dear ARCOM Members and other interested parties,
1186 N Ocean Way, ARC 23-123
This letter is requesting modification to the overall height of the above property, from the point of view of the neighboring homes, particularly on Nightingale Trail, for the following reasons:
1. This house, situated on the corner of N Ocean Way and Nightingale Trail, will be one of the street ‘anchors’, being the first house seen at the junction of the two streets.
2. It appears massive, and contextually incongruous, compared with the majority of dwellings in this neighborhood.
3. As a gentle reminder, the last home on Nightingale Trail, to have plans approved by ARCOM, in May of 2023, no. 260, was the result of an animated discussion among Commissioners, debating a 2 foot reduction in roof height, eventually compromising from 29’6”, to a 1 foot reduction, at 28’6”.
4. The subject property, 1186 N Ocean Way, with its front door on Nightingale Trail, and prominent Cape Dutch style gables, higher than the roof line, has a planned overall height of 29’43/4” (35.4’ NAVD). The architects have requested a variance to add a further 2.79’ to the chimney, taking it to almost 33’ (39.71 NAVD).
5. We note that one of the architects’ inspirations, contained in their presentation, is 268 Nightingale, a large lot on the corner of Nightingale Trail and N Lake Way, with a Cape Dutch gable, at 28’2”.
We are requesting that you consider keeping the proposed structure height to be the same as, or less than, the height of the last home to be approved. Otherwise, further precedent will be created for increased roof lines on the street, which will then apply to the remaining older homes here, possibly facing demolition in the future.
Thank you for your consideration.
Respectfully,
Tony Smith
Owner, 250 Nightingale Trl.