CUSTOM-BUILT LUXURY CITADEL - $2,275,000
Waterfront with pool
A huge (approx. 6,678 ft²) 5-bedroom 5 1/2 bath
custom-built waterfront (intersection of deep water Kay and Cypress
Creek Canals, one high bridge to the Intracoastal Waterway and Ocean)
two-story house with pool, oversized 2-car garage, in upscale High
Ridge Estates, southeastern Pompano Beach, on a huge point lot, with
the best water view west of the Ocean. Lots of amenities. Some
Layout : A huge second floor master suite includes a separate sitting room and kitchenette (11 x 12 1/2) with mini-refrigerator and outdoor balcony, two walk-in closets, double shower with adjacent glass-block steam room with its own shower, and a wide (105 inch) Corian vanity counter with double extra-large molded sinks. The oversized master bedroom (14 1/2 x 19 1/2) has a remote controlled ceiling fan, plus an alcove (5 1/2 x 5 1/2) with a separate reading ceiling light. The large "throne room" has a wallmounted (for convenient cleaning) water closet, and a floor drain in case of unexpected water.
Two oversized second floor children's bedrooms
(12 x 17, 13 1/2 x 16 1/2) have their own bathrooms, walk-in closets,
remote controlled ceiling fans, and laundry drops. Both share the
balcony, with opaque glass insert doors. One has a tub-shower and a
vanity, the other a shower. Both have floor drains.
A large downstairs "office" (12 x 13) has a large storage closet and a floor outlet. It is adjacent to the cabana bath, and can be used as a bedroom or even as "nanny quarters."
Large kitchen (15 x 17 irreg) features
an island with GE gas cooktop and downdraft ventilation,
self-cleaning GE double oven with temperature probe (upper) and
convection (upper), a vast array of Siematic cabinets, lighted Corian
countertops, Subzero refrigerator-freezer, European Bosch dishwasher,
two-basin Corian sink with garbage disposal, an auxiliary Corian
sink, three-stage reverse osmosis water purifier (also connected to
Subzero icemaker), two huge sliding windows (one overlooking Kay
Canal with a passthrough for outdoor entertaining, the other with a
view of the pool and the wide portion of Cypress Creek Canal). The
island accommodates four bar stools. An alcove includes a lighted
desk and glass door bookcase.
The two-room cabana bath has a walk-in shower and wallmounted watercloset in one room, and a vanity with sink in the other. From the exterior door it is a short walk to the pool. An outdoor shower (with hot water) allows swimmers to shower before entering. The cabana bath is also accessible from the family room.
A rounded partially-finished library (13 x 21 irreg) has a built-in fireplace designed to accommodate either wood or propane. The massive chimney has a massive copper cap, and heavy copper screening (to exclude birds, insects and vermin).
The oversized 600 ft² garage (24 x 25) holds two full-sized cars, plus lots of storage. A closet houses the electric water preheater and the central vacuum system, and also has storage space. The remotely activated garage door is reinforced and has lockdowns for hurricane resistance. Opaque energy-efficient windows open to allow for additional ventilation.
A circular entry foyer has a closet with a shoe cabinet (shoes not allowed inside). A unique chandelier lights the entry. The double entry doors have hurricane-resistant translucent glass.
The driveway has extra-thick extra-strength concrete, with extra reinforcing wire mesh, to prevent cracking under heavy loads (3,500 lb/ft²).
An agile homeowner can easily negotiate most of the attic space, aided by walking boards and numerous incandescent lights.
Structure, Construction: Monolithic water-cured concrete slab, with extra steel mesh reinforcement. Columns are extra large poured concrete, with extra oversized steel rebar. Beams are also extra large poured concrete with extra oversized steel rebar. Second floor is monolithic water-cured concrete on a corrugated substrate, with steel joist reinforcements. Walls are concrete block, with vermiculite insulation in block cavities. Vertical surfaces are painted with elastomeric paint, for both heat and moisture insulation.
Interior structure is drywall over wood studs. All bedrooms and bathrooms have sound insulation under the drywall. Decor is white and wood. All doors are solid core eight foot doors, with ash veneers, Baldwin hardware, and extra hinges. Every door has a bumper doorstop, hinge doorstops (one one each hinge), or both. A massive latched brass mailbox with bronze finish is built into the wall at the front door, to allow access to mail from inside.
All ceilings are 9 feet, except for the
8'4" foot ceiling in the utility room.
Roof: Wood truss with oversized beams and extra bracing. Hurricane straps are at closer-than-required intervals. The steep gabled roof is pitched at 43°, with hot mopped tar on felt substrate, and with nailed cement tiles.
Windows: Windows are Anderson, tinted, low-emissivity, double-paned, argon-filled, tempered glass. Most are operating casements, with removable screens.
Electric: Florida Power and Light provides electricity through an underground supply to two 50 amp main circuits, and a 30 amp emergency circuit. A 20 kva propane fired generator with automatic transfer provides backup power to the emergency circuit. The emergency circuit powers two upstairs air conditioners (compressors and air handlers), refrigerators and freezers, selected lights in each room, selected wall outlets, and other "critical" systems. An oversupply of wall and floor outlets makes power available wherever needed. Outdoor outlets are distributed around the exterior. Interior "rocker" switches are color coded to identify interior lights, fans, exterior lights, panic lights, the pool lights, and fresh air for the air handlers. Most upstairs electrical circuits are protected by a breaker panel located on the second floor. All other circuits are protected by a breaker panel in the utility room. Emergency circuits are on a separate breaker panel in the utility room. All wiring is in metal conduit.
Lighting: Lights throughout house are low
voltage halogen, with some exceptions. Utility and laundry room
lighting is dual circular fluorescent. Shower lights are moisture
resistant fluorescent. The "dungeon" and garage are lit
with standard double four-foot fluorescents. Closets with lights have
fluorescents. Driveway lighting is provided by double fluorescents
mounted in vertical cans. "Panic" flood lights at a number
of locations around the exterior are either 300w or 500w quartz
floods. Garage rear exit and cabana bath exit have exterior
fluorescent lighting. Attic lights are incandescent.
Water: Presoftened potable water comes from the
City of Pompano Beach, through a 1 1/2" (oversized) supply line.
All water supply pipes are copper, one grade higher than required by
code. Exterior underground copper pipes are coated to protect from
corrosion. Dielectric insulators isolate dissimilar metals. Interior
hot water pipes are all insulated. A three-stage (activated charcoal,
ultraviolet and reverse osmosis) water filter provides drinking and
cooking water, and feeds the ice-maker. A backflow preventer
(required because of the oversized supply line) is concealed by
Hot water: Up to 220 gallons, supplied by an electric 120 gallon pre-heat tank (power normally left off) with two heat recovery systems, and a 100 gallon propane heater with one heat recovery system. In hotter months (May to September), heat recovery provides ample hot water. Pilot light is usually adequate in April and October. Water in the powerful 100-gallon propane gas heater reaches usable temperature in ten minutes, and thermostat temperature in approximately 20 minutes. A recirculating pump and system keeps hot water close to every shower and sink.
Waste Water: Gravity PVC waste water system, with double the slope required by code (to inhibit blockages). Waste water pipes are one size larger than required by code, and one grade thicker than required by code.
Storm Water: Oversized copper gutters with splash guards at strategic locations, eight main copper downspouts, and several partial downspouts at higher elevations. Four of the eight downspouts connect underground directly to a city storm water drain.
Air conditioning: Each floor is divided into two interacting zones. Two 3-ton Rheem systems keep the upstairs cool in the hottest weather, while two 4-ton Rheem systems cool the downstairs. The upstairs systems are on the emergency circuit, and power up approximately 30 seconds after the emergency generator engages. The large stairwell allows cool air from upstairs to cool the lower floor in the event of a power outage. Each system is separately controlled with a programmable thermostat, and each has the option of bringing in 5% outside fresh air, with or without the air conditioning compressors engaged. Each air handler has both a mechanical and an electrostatic filter, which should be cleaned (soap and water) every 6-12 months.
Propane: A massive 1300 gallon tank holds enough liquid propane to power the emergency generator for five to seven days, depending on the load and usage. Propane is also used for the gas range, and the downstairs clothes dryer. Gas connections are available for the library fireplace (designed to accommodate either gas or wood), for a gas grill (not installed) on the rear patio, and for a pool heater (not installed). In the absence of a power failure, the propane tank should be topped off every 12-24 months.
Energy efficiency: Windows are lightly tinted low-emissivity Anderson double-paned argon filled. In addition to vermiculite in concrete block exterior walls, the insides of all exterior walls have 1 1/2 inches (twice the recommended thickness) of blown insulation under drywall. Three of the four air conditioning compressors have heat recovery units. The floor of the attic is fully insulated with fiberglass batts. Two roof fans ventilate the attic. The entire perimeter of the roof has ventilation slits. All bedrooms, the game lounge, and the family room have ceiling fans to keep temperature homogenous. Each of the four air conditioning zones has its own programmable thermostat, with optional 5% outside air intake.
Flood Plain: This property is in the six-foot flood plain (flood insurance required by most lenders). The slab sits at nine feet above sea level, at least a foot higher than other homes in the subdivision. High Ridge Estates Addition is at a higher elevation than neighboring subdivisions, and has not been subjected to flooding since at least the time it was developed. Because of the South Florida's canal systems, hurricane storm surges would take a long time to make it to Kay Canal, which has no history of flooding. Storm water percolates efficiently, and street water is drained from the cul-de-sac into Kay Canal through a storm sewer pipe. Percolating water filters through the lot to the water table below, or into the two canals through "weep holes" in the sea wall.
Dock, Seawall: Forty foot tri-level dock with metered water and electric, plus a 10,000# boat lift with its own deck and ladder. The 185+ feet seawall is supported with batter pilings (sturdiest supports available). The massive 3' wide and 2' high seawall cap sits above the flood plain.
Pool: A 23,000 gallon pool includes a lap lane (9 1/2 x 40). Finish is quartz aggregate (like Diamondbrite), with tile at surface, and concrete coping. Deck is concrete. The deep area measures 26 1/2 x 19 1/2. Pool seats are at two deep end corners. The pool is shaded in the afternoon by five coconut palms (species resistant to lethal yellowing).
Landscaping: Five coconut palms shade the pool in the afternoon. A huge fruit-producing avocado tree shades the dining area and guest bedroom. All five coconut trees produce. Tall podocarpus provide privacy from the northern neighbor, while euginia mytlifolia provides privacy from the eastern neighbor. Podocarpus also conceals the backflow preventor (required because of the oversized water supply). Thick cocoplum and arboricola shrubs surround most of the house, with philodendrum around some of the trees, and at the front. The lawn is a lush St. Augustine, with similar but shade-tolerant Seville in less sunlit areas. Tall traveler palms provide shade and privacy to the family room and master bedroom.
Cable TV: Cable TV outlets are in every room. Bedrooms have two outlets. Each can be used for Cable television or Cable InterNet service; or InterNet service can be provided from a wireless router in the office. Incoming CATV/InterNet signals are boosted by an amplifier in the garage attic. Local television includes both Miami and West Palm Beach stations.