HomeMy Public PortalAbout07 23 15 MeetingMINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON THURSDAY, JULY 23, 2015 @ 8:30 A.M., IN THE COMMISSION
CHAMBERS OF THE TOWN HALL, 100 SEA ROAD, GULF STREAM, FLORIDA.
I. Call to Order.
Chairman Lyons called the meeting to order at 8:30 A.M.
II. Roll Call.
Present and• Paul Lyons
�) Participating: Thomas Smith
Malcolm Murphy
Stanley Rubini
Curtiss Roach
John Randolph
William Thrasher
Absent with Hewlett Kent
Notice: Robert Dockerty
Also Present & Marty Minor
Participating: Ken Weitz
Richard Jones
Chairman
Vice Chairman
Board Member
Alternate Member
Alternate Member
Town Attorney
Town Manager
Board Member
Board Member
Urban Design Kilday
Agent for Clark
Architect
III. Minutes of the Regular Meeting and Public Hearing of 6-25-15.
Mr. Murphy moved the approval of the minutes and the motion was
seconded by Mr. Smith with all voting AYE at roll call.
OIV. Additions, withdrawals, deferrals, arrangement of agenda items.
There were no changes to the agenda.
V. Announcements.
A. Meeting Dates
1. Regular Meeting & Public Hearing
a. September 24, 2015 @ 8:30 A.M.
b. October 22, 2015 @ 8:30 A.M.
c. November 19, 2015 @ 8:30 A.M.
d. December 17, 2015 @ 8:30 A.M.
e. January 28, 2016 @ 8:30 A.M.
f. February 25, 2016 @ 8:30 A.M.
g. March 24, 2016 @ 8:30 A.M.
Chairman Lyons and Vice Chairman Smith advised they would not be present
for the September meeting and Mr. Kent had advised earlier that he would
Calso be absent for the September meeting.
VI. PUBLIC HEARING.
Chairman Lyons asked if there had been any ex -parte communication
and there was none from the other members but the Chairman stated he had
received a call from Barrett Merrill and Peter Lyons, his brother,
asking questions related to the Wamser application. He said that he
Csuggested they contact the Town Hall. The Town Clerk advised they both
did call her with questions as to what the Special Exceptions included.
She said she explained them to them and they said they had no objections
ARPB Regular Meeting
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oto the project. The Chairman then asked for those who intended to speak
during the public hearing to please stand and receive the Oath.
The Town Clerk administered the Oath to Ken Weitz, Marty Minor and
Richard Jones.
A. Applications for Development Approval
1. An application submitted by Ken Weitz, Vintage Building &
ODesign, as Agent for Mr. & Mrs. Thomas Clark the owners of
property located at 3432 North Ocean Blvd, Gulf Stream,
Florida, which is legally described as Lots 49A, 50 & 51,
Gulf Stream Properties #2 Subdivision.
Mr. Weitz Said the Clark's are planning a two-story free standing garage
with guest suite on the second floor that meets all setbacks and is well
within the allowable FAR, and the architecture matches that of the
existing house. He pointed out that there is heavy landscaping along
the south property line and a very large, heavy hedge in the front along
AlA, none of which will be disturbed. Mr. Weitz said that the location
of the entrance off AlA will not change. In answer to a question from
Mr. Smith, he said the existing double garage attached to the home is
housing a considerable amount of sports equipment and they will be using
the new building for the cars and plan to convert the existing garage to
usable living area. The Clerk advised there had been no contact from any
of the neighbors.
Chairman Lyons observed that the neighbor on Oleander appears to be very
close and commented that the hedges on that side seemed to be sparse.
Mr. Weitz pointed to the very large sea grape tree that will screen the
second story and said some foundation plantings will be installed.
Chairman Lyons commented that there had been no objections from the
neighbor so it must be adequate.
Mr. Thrasher asked what the setback is shown as from the property line
just discussed to which Mr. Weitz replied the required is 20' and they
have 2514" and the front is 3012" with this last minute change being to
avoid having to either eliminate entirely or relocate the Banyan tree.
a. NORTH OCEAN BOULEVARD OVERLAY PERMIT to construct a two
car garage with guest suite above within the N. Ocean
Blvd. Corridor.
Vice Chairman Smith moved to approve a North Ocean Blvd. Overlay Permit
to construct a two car garage with guest suite above to be located within
the North Ocean Blvd. Corridor and the motion was seconded by Mr. Murphy
with all voting AYE at roll call.
b. LEVEL 2 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of a 1,780 square foot two-story Gulf
Stream Bermuda style 2 car garage with guest suite
above, to match an existing Bermuda style dwelling at
�1 3432 N. Ocean Blvd., Gulf Stream, Florida.
Vice Chairman Smith then moved to approve a Level 2 Architectural/Site
Plan based on a finding that the proposed construction of a 1,780 square
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Ofoot two-story Gulf Stream Bermuda style 2 -car garage with guest suite
above, to match an existing Bermuda style dwelling style, one-story,
single family dwelling meet the minimum intent of the Design Manual and
applicable review standards as shown on an amended site plan submitted at
this hearing along with the accompanying oral comments. Mr. Murphy
seconded the motion and all voted AYE at roll call.
O2. An application submitted by Ken Weitz, Vintage Building &
Design, as Agent for Mr. & Mrs. Robert A. Wamser, owners of
property located at 3541 Polo Drive, Gulf Stream, Florida
33483, legally described as Lot 7, Block 2 in Polo Fields
#1 Subdivision.
Mr. Weitz explained that that the Wamser's wanted to add 2 bedrooms to
accommodate their young family and increase the size of the master suite.
He further explained that the existing dwelling was built when the side
setbacks were only 10' as opposed to the current 151. Mr. Weitz pointed
out that none of the proposed additions will encroach into the side
setbacks any farther than the existing dwelling as the additions will be
on the front and back and will be within the currently required setbacks.
He said they will be adding a total of 765 square feet.
Chairman Lyons asked how much is being added to the east elevation and
was advised it is a 10' easterly extension to the existing structure and
a 1515"extension to the west, both on the south side of the structure.
Mr. Weitz pointed out the new front setback will be 37'3" with only 30'
being required.
Mr. Rubini called attention to the A/C and pool equipment and noted that
as it currently exists is in the footprint of the new addition. He
questioned how this will be addressed to which Mr. Weitz replied that it
will be moved a little to the north, that location being in approximately
the same location on the north side of the structure.
In answer to a question from Chairman Lyons, Mr. Weitz explained that the
addition on the north east corner is a covered, open loggia.
The Town Clerk said, in answer to Chairman Lyons, she had explained the
Special Exceptions to both Mr. Merrill and Peter Lyons and neither had an
Cobjection to this project but Mr. Merrill asked that extra attention be
given to protecting the Areca Palms along the south property line as they
make a thick screening for privacy between the two properties.
Mr. Weitz said if any are damaged, they will be replaced and added there
will be some plantings that are near the front door relocated to the
landscape island near the street.
O a. LAND CLEARING PERMIT to prepare the property for 5
additions to an existing dwelling.
Mr. Rubini moved and Mr. Roach seconded to recommend approval of a
clearing permit and all voted AYE at roll call.
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O b. SPECIAL EXCEPTION #1 to permit additions to the south
side of an existing dwelling that extends an existing
non -conforming wall which encroaches approximately 5 ft.
into the required 15' south side setback.
Mr. Rubini moved to recommend approval of Special Exception #1 to permit
additions to the south side of an existing dwelling that extends an
existing nonconforming wall which encroaches approximately 5' into the
Orequired 15' south side setback (Section 70-75(c)). Mr. Smith seconded
the motion and all voted AYE at roll call.
c. SPECIAL EXCEPTION #2 to permit an addition to the north
east corner of an existing dwelling that extends an
existing non -conforming wall which encroaches
approximately 5 ft. into the required 15' north side
setback.
There was a motion made by Mr. Rubini recommending approval of Special
Exception #2 to permit an addition to the north east corner of the
existing dwelling that extends an existing nonconforming wall which
encroaches approximately 5' into the required 15' north side setback
(Section 70-75). The motion was seconded by Mr. Roach and all voted AYE
At roll call.
d. SPECIAL EXCEPTION #3 to permit 3 additions to an
existing non -conforming dwelling which extends existing
non -conforming walls that encroach approximately 5' into
C� the required 30 ft. combined setback.
Mr. Rubini moved to recommend approval of Special Exception #3 to permit
3 additions to existing non -conforming walls that encroach approximately
5' into the required 30' combined setback (Section 70-75(c) and Mr.
Roach seconded the motion. All voted AYE at roll call.
e. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of 5 additions (1,286 square feet), 3 of
which extend existing non -conforming walls that will
encroach an additional 5' into the required 15' side
setbacks, to an existing non -conforming Gulf Stream
Bermuda style, one story, single family dwelling.
Mr. Rubini moved to recommend approval of a Level 3 Architectural/Site
Plan Review based on the findings that the proposed construction of 5
additions (1,286 sq. ft.), 3 of which extend existing nonconforming walls
that encroach 5' into the required 15' side setbacks, to an existing
nonconforming Gulf Stream Bermuda style, one story single family dwelling
meet the minimum intent of the Design Manual and applicable review
standards with the following conditions: 1) The electric service lines
shall be buried if not already buried. 2) Any minor modifications in the
landscape plan shall be submitted to the Town Manager for review and
approval and any major modifications shall be brought back to the ARPB
Ofor review and approval, prior to commencement of landscaping. 3) All
landscaping shall be planted on private property only. Any existing
landscape materials on Town's right-of-way shall be removed and/or
transplanted to private property. 4) The relocation of the A/C and pool
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Oequipment shall conform to the 12' accessory setback provision and shall
remain on the north side of the property. 5) The Areca plantings along
the south property line shall be protected from damage and shall be
replaced at the cost of the applicant should damage occur. Town Manager
Thrasher asked Mr. Weitz if he fully understood conditions #4 and #5 to
which he replied he did understand. This motion, with the 5 conditions,
was then seconded by Mr. Smith and all voted AYE at roll call.
VII. Continued from Meeting of June 25, 2015.
A. Controlling size and placement of second stories.
Chairman Lyons briefly summarized this matter to date. He reminded that
the Town Commission had referred it to the ARPB with a suggestion that
the ARPB find ways to dis-incent the construction of 2nd stories and the
Board has discovered this is not so easy. He went on to say that the
Board has come to the conclusion, with the help of various architects,
that the FAR is not the culprit but it is the form of the structure and
the members of the Board were in agreement with this. The Chairman
acknowledge the presence of Richard Jones in the audience and inquired if
he was present to just listen or would he be speaking as well. Mr. Jones
said he would be listening and may have some remarks.
1. Mr. Kent's suggestions
Members of the ARPB had been previously supplied with copies of these.
2. Mr. Minor's comments
CMr. Minor.remarked that he had observed to date there has been no mention
of 2nd story setbacks in the rear which would indicate that the 2nd story
will be pushed to the back resulting in a flat wall in the rear, looking
down into the neighbors back yard. Another issue is that this would tend
to create the wedding cake look. Mr. Minor cautioned about the wording of
Mr. Kent's suggestion regarding 2nd stories with FAR less than 20% of
total FAR. He pointed out that in areas such as the Beachfront District
with larger homes, it would allow 2nd stories to be larger than 2,000 sq.
ft. in size. He suggested that copies of what is being proposed be sent
out to architects that do work in Town to give them an opportunity to
comment now rather than after changes are implemented.
Attorney Randolph questioned, with regard to the front elevation, if it
was it intended that there be an additional 5' front setback for the
entire structure if there was no front step -back for the 2nd story and the
Oanswer was yes.
Mr. Jones was recognized and said that his comments would not only be his
but also those of Mr. Laudani. He suggested perhaps offering an incentive
to build one-story homes rather than a dis-incentive for building 2 -story
homes might achieve what is being sought. He believed it to be worthwhile
to consider increasing the FAR calculation for 1 story homes from the
Ccurrent .33 for the first 20,000 square feet of lot size to .40 in the
Districts with the smaller lots, but not change the current setbacks. He
said that would add another approximately 1,200 sq. ft. to a single story
dwelling.
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OChairman Lyons liked this possibility but was concerned that the open
space requirement could not be maintained.
Mr. Jones believed it could be, suggesting that the calculations and
percentages may have to be somewhat adjusted. He added that he liked the
idea of additional setback on the 2nd story on all sides except the front
Oon interior lots, but with an additional 5' setback for the entire
structure in the front, rear and corner side for double stacking, and
possibly a maximum allowable percentage established for double stacking.
Mr. Murphy asked if there could be some block drawings to illustrate
these suggestions presented at the next meeting.
Mr. Jones said that is a good suggestion and he thought, if there were to
be a percentage allowed for double stacking, a different percentage may
need to be considered if the double stacking were to be on the corner
side as the depth of the lot is much greater on the side than in the
front.
Chairman Lyons felt that the landscaping code should have additional
requirements for 2 -story homes so that the second stories will be
screened from the beginning and Mr. Jones agreed.
OMr. Smith was in favor of having Mr. Minor prepare some drawings to
illustrate these suggestions and all agreed.
Mr. Thrasher said he liked the idea of increasing the FAR for one story
homes and pointed out that increasing the setbacks on the front and side
corners when adding a second story is actually a penalty for two story
construction. He believed these two things together would go a long way
to addressing the concerns. In addition, he believed upgraded landscaping
requirements directed toward 2nd stories and required in planning, would
be a benefit, citing the lack of proper landscaping at the home on
Lakeview. He remarked that percentages are more difficult than if dealing
in feet and/or square feet.
As directed by Chairman Lyons, Mr. Miner said he would prepare verbiage
Oand graphics to illustrate what has been discussed in this meeting.
It was determined that while those that will be present at the September
meeting are free to discuss this matter, there will be no decision made
until at least the October meeting in that there will not be a full board
available until October.
C) VIII. Items by Staff.
There were no items from the staff.
IX. Items by Board Members.
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OThere were no items from the Board Members
X. Public.
There was no further comment from the Public.
XI. Adjournment.
Chairman Lyons adjourned the meeting at 10:10 A.M.
Rita L. Taylor 117
Town Clerk
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