3. ARC-23-135 225 WELLS RD. The applicant, LLPB Trust (Andrea Lenczner, Trustee), has filed an application requesting Architectural Commission review and approval for construction of a new two-story single-family residence with final hardscape, landscape and swimming pool.
Public Comment, Town of Palm Beach Admin
admin
over 1 year ago
Received via email 12.12.23:
RE: ARC-23-135 proposed house at 225 Wells Road
Dear ARCOM members,
We note that some changes have been made to the above plans. However, these do not address our main concerns with respect to privacy and noise, which we outlined in our previous correspondence. In fact, the proposed addition of an external stairs could exacerbate the problem. We note our concerns below.
Privacy
We include 2 drawings to illustrate the proximity and line of sight from the proposed NE balcony of 225 Wells Road.
Figure A shows the lineup of our pool and lounge area with the proposed house.
Figure B shows the line of sight based on a 6' adult standing on the NE bedroom balcony. As can be seen from this, changing 2 ½ feet of terracotta railing to a stucco wall, or adding a planter does not mitigate for this view - especially when you consider that it is very much dependent on planting and maintaining shrubs in a planter at a sufficient height and opacity level. Also, the proposed 10' hedge on the east property line of 225 Wells does not provide adequate privacy. (As shown on Figure B)
Noise potential
As outlined in our previous correspondence, a terrace of this size is more likely to lead to more social gatherings with a potential for added noise to a second story where there is no way to mitigate for it. When you add an external staircase with access from the pool, this is even more of a concern. With the larger garden on the terrace, we expect that gardeners will have to climb this stair to maintain it on a regular basis. We would also point out that the gate entry from the terrace faces directly to our lounge and pool area.
OUR REQUESTS
Screening of the 2nd story element, including the north balconies and patio. Given the attached drawings we would now ask for a 5' wall at the east side of the NE bedroom balcony.
Landscape additions to the property line between 209 and 225 Wells to provide adequate screening/privacy and to mitigate for the expected noise level.
We would also like to inform you that where space allowed, we recently made substantial changes to our landscaping on the property line with 225 wells (see attached photo). This was to provide increased screening and privacy where it was lacking in the proposed plans. Unfortunately, for the portion of property line adjacent to our pool we do not have enough planting space to protect our privacy. Please bear in mind that our landscaping improvements will help the owners of 225 with privacy and screening so we feel that it is only fair that accommodation should be made for our 2 requests.
Other notes
We have already confirmed with the TOPE that the underground utility equipment for our property will be placed on a park area to the east of our property. However,sheets HP-I and LP-11on the proposed plans for 225 Wells still show an underground utility easement with 50% of it on our property. (NE corner of plans) We did ask Mr MacLean to correct this already but would just like to point out that there is no request or plan to place a utility easement on this pan of our property.
There was a mention at the previous ARCOM meeting of a small TV satellite dish on our roof. This must have been a carryover from a previous owner {never used) and we are happy to report it has been promptly removed.
In conclusion, it is unfortunate that wefind ourselves in a position where we have to continue to make these requests while we want to be as accommodating as possible to our new neighbors. We hope you will consider our point of view.
Yours sincerely
Liam & Olive McCarthy
Received via email 12.12.23:
RE: ARC-23-135 proposed house at 225 Wells Road
Dear ARCOM members,
We note that some changes have been made to the above plans. However, these do not address our main concerns with respect to privacy and noise, which we outlined in our previous correspondence. In fact, the proposed addition of an external stairs could exacerbate the problem. We note our concerns below.
Privacy
We include 2 drawings to illustrate the proximity and line of sight from the proposed NE balcony of 225 Wells Road.
Figure A shows the lineup of our pool and lounge area with the proposed house.
Figure B shows the line of sight based on a 6' adult standing on the NE bedroom balcony. As can be seen from this, changing 2 ½ feet of terracotta railing to a stucco wall, or adding a planter does not mitigate for this view - especially when you consider that it is very much dependent on planting and maintaining shrubs in a planter at a sufficient height and opacity level. Also, the proposed 10' hedge on the east property line of 225 Wells does not provide adequate privacy. (As shown on Figure B)
Noise potential
As outlined in our previous correspondence, a terrace of this size is more likely to lead to more social gatherings with a potential for added noise to a second story where there is no way to mitigate for it. When you add an external staircase with access from the pool, this is even more of a concern. With the larger garden on the terrace, we expect that gardeners will have to climb this stair to maintain it on a regular basis. We would also point out that the gate entry from the terrace faces directly to our lounge and pool area.
OUR REQUESTS
Screening of the 2nd story element, including the north balconies and patio. Given the attached drawings we would now ask for a 5' wall at the east side of the NE bedroom balcony.
Landscape additions to the property line between 209 and 225 Wells to provide adequate screening/privacy and to mitigate for the expected noise level.
We would also like to inform you that where space allowed, we recently made substantial changes to our landscaping on the property line with 225 wells (see attached photo). This was to provide increased screening and privacy where it was lacking in the proposed plans. Unfortunately, for the portion of property line adjacent to our pool we do not have enough planting space to protect our privacy. Please bear in mind that our landscaping improvements will help the owners of 225 with privacy and screening so we feel that it is only fair that accommodation should be made for our 2 requests.
Other notes
We have already confirmed with the TOPE that the underground utility equipment for our property will be placed on a park area to the east of our property. However,sheets HP-I and LP-11on the proposed plans for 225 Wells still show an underground utility easement with 50% of it on our property. (NE corner of plans) We did ask Mr MacLean to correct this already but would just like to point out that there is no request or plan to place a utility easement on this pan of our property.
There was a mention at the previous ARCOM meeting of a small TV satellite dish on our roof. This must have been a carryover from a previous owner {never used) and we are happy to report it has been promptly removed.
In conclusion, it is unfortunate that wefind ourselves in a position where we have to continue to make these requests while we want to be as accommodating as possible to our new neighbors. We hope you will consider our point of view.
Yours sincerely
Liam & Olive McCarthy