HomeMy Public PortalAbout04 25 18 MeetingMINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON WEDNESDAY, APRIL 25, 2018 AT 8:30 A.M., IN THE WILLIAM F.
KOCH, JR. COMMISSION CHAMBERS OF THE TOWN HALL, 100 SEA ROAD, GULF
STREAM, FLORIDA.
I. Call to Order.
Chairman Kent called the meeting to order at 8:30 A.M.
II. Roll Call.
Present and
Participating:
Also Present &
Participating:
Absent W/Notice:
Hewlett Kent
Thomas Smith
Robert Dockerty
Malcolm Murphy
Curtiss Roach
Gregory Dunham
Edward Nazzaro
Rita Taylor
Amanda Jones
Jorgette Smith
John Randolph
Chairman
Vice Chairman
Board Member
Board Member
Board Member
Town Manager
Staff Attorney
Town Clerk
Alternate Board Member
Alternate Board Member
Town Attorney
III. Minutes of the Regular Meeting and Public Hearing of 3-22-18.
Mr. Murphy moved and Mr. Roach seconded to approve the Minutes of
the meeting of March 22, 2018 with all voting AYE at roll call.
IV. 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. May 24, 2018 at 8:30 A.M.
b. June 28,2018 at 8:30 A.M.
C. July 26,2018 at 8:30 A.M.
d. No August Meeting
e. September 27, 2018 at 8:30 A.M.
f. October 25, 2018 at 8:30 A.M.
Mr. Murphy, Mr. Roach and Mr. Dockerty stated they will
not be attending the May 24th meeting and Mrs. Jones had previously
stated she would not be attending the May meeting. Town Manager Dunham
said the date of that meeting will most likely be changed as it seems
there will not be a quorum. Mr. Dockerty also said he will not be
attending the June meeting.
VI. PUBLIC HEARING.
A. Declaration of Ex -Parte Communication
There was no ex -parte communication declared.
B. Administer Oaths
The Town Clerk administered the Oath to Carlos Linares, Mark
Minutes of ARPB Regular
Meeting &Public Hearing
4-25-18 at 8:30 A.M.
Jacobson, Fredy Polania and Dave Bodker.
C. Applications for Development Approval
1. An application submitted by Fredy Polania, Randall Stofft
Archit. as Agent for Scott and Beata Galloway, owners of
property located at 1535 N. Ocean Blvd., Gulf Stream,
Florida, which is legally described as a portion of the
north 100' of the south 168' of Govt. Lot 1 of Section 10,
Township 46 South, Range 43 East, Palm Beach County,
Florida lying East of the easterly right-of-way line of
Ocean Blvd.
Mr. Dave Bodker, Landscape Architect, explained that the
re -landscaping that is planned at this time does not include the west 50
foot of the property that abuts AlA but it is expected that an
application to do that area will be filed at a later date. He explained
that much of the existing landscape material will remain and a
considerable amount of new will be added. Mr. Bodker said that there is
an existing 8 foot high concrete wall on the north side that is on the
neighbors property on the north side and there are plans to construct
the same type of wall on the south side of this property but it will not
extend all the way to AlA. In closing, Mr. Bodker said they will be
adding fill to the back yard to level it in order to create more play
area for the children.
The Architect, Fredy Polanaia, explained they are asking
to construct two guest suites above the existing garage and changing the
architectural style of the home from Bermuda to Mediterranean which will
include a barrel tile roof and the arches will be squared off except the
arch over the front door. Mr. Polanaia said they are planning to
construct a wooden trellis in the rear that will match the wooden garage
doors and columns.
a. Level 2 Architectural/Site Plan Review to permit the
construction of a 795 sq. ft. guest suite above the
existing 3 car garage that is attached to an existing
two-story Gulf Stream Bermuda style single family
dwelling, and extensive re -landscaping of the
property.
Mr. Murphy moved to approve a Level II
Architectural/Site Plan based on a finding that the proposed
construction of a 795 sq. ft. guest suite above the existing three -car
garage that is attached to an existing two-story Gulf Stream Bermuda
style, single-family dwelling and extensive re -landscaping of the
property with the following condition: 1) Any minor modifications in the
approved landscaping shall be submitted to the Town Manager for review
and approval and any major modifications shall be brought back to the
ARPB for review and approval, prior to commencement of landscaping. The
motion was seconded by Vice Chairman Smith and all voted AYE at the roll
call.
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Minutes of ARPB Regular
Meeting &Public Hearing
4-25-18 at 8:30 A.M.
2. An application submitted by Carlos Linares of Randall
Stofft Archit., as agent for Patrick Thomas, owner of
property located at 2943 Polo Drive, Gulf Stream, Florida
33483, legally described as Lot 13, re -plat of Part of
Gulf Stream Properties, according to the map of plat
thereof as recorded in Plat Book 18, Page 98, Public
Records of Palm Beach County, Florida.
Mr. Linares explained that this is a one story 3 bedroom
home with no garage and they are planning to convert one bedroom
into a garage by adding to it. He said that the wall is a
nonconforming wall and they are asking for a Special Exception to
extend it. In addition, he said they are asking for a Special
Exception to permit 240 sq. ft. that exceeds the maximum FAR that
will be covered, unenclosed outdoor living area and a covered front
entry and the addition of a second story is planned for 3 bedrooms,
one of which is a master suite with an open, uncovered balcony.
Mark Jacobson, Landscape Architect said that the property has very
lush landscaping and they plan to supplement it with like material
as needed. He believed there will be damage to the existing material
on the north side and that will most certainly be replaced as
needed.
a. Land Clearing Permit to clear land for additions.
Mr. Murphy moved to recommend approval of a Land
Clearing Permit and Vice Chairman Smith seconded the motion with all
voting AYE.
b. Special Exception #1 to extend a non -conforming wall.
A motion was made by Mr. Murphy to recommend approval
of the Special Exception to extend the non -conforming wall which was
seconded by Vice Chairman Smith and all voted AYE at roll call.
C. Special Exception #2 to permit an additional 240 sq.
ft. of covered, unenclosed floor area that exceeds the
maximum FAR of 5,535 sq. ft.
Mr. Murphy moved to recommend approval of a Special
Exception to permit an additional 240 sq. ft. of covered, unenclosed
floor area that exceeds the maximum FAR of 5,535 sq. ft. Vice
Chairman Smith seconded the motion and all voted AYE.
d. Level 3 Architectural/Site Plan Review to permit
additions of 1,529 sq. ft. to the first floor, the
addition of a second story consisting of 1,748 sq. ft.
and a 328 sq. ft. one car garage to an existing single
story, Gulf Stream Bermuda style, single family
dwelling.
Mr. Murphy then moved to recommend approval of a Level
III Architectural/Site Plan based on a finding that the addition of
1,529 sq. ft. to the first floor, the addition of a second story
consisting of 1,748 sq. ft. and a 328 sq. ft. one -car garage to an
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Minutes of ARPB Regular
Meeting &Public Hearing
4-25-18 at 8:30 A.M.
existing single story, Gulf Stream Bermuda style, single-family
dwelling meet the minimum intent of the Design Manual and applicable
review standards with the following conditions:
(1) Prior to issuance of a Certificate of
Occupancy the owner of the property shall
prepare and sign a Gulf Stream Driveway
Removal Agreement.
(2) Any minor modifications in the approved
landscaping shall be submitted to the Town
Manager for review and approval and any
major modification shall be brought back to
the ARPB for review and approval, prior to
commencement of landscaping.
(3) Prior to the issuance of a Certificate of
Occupancy, the owner of the property shall
prepare and record a deed restriction which
shall provide that all roof projection
areas shall remain unenclosed as per
approval of the Special Exception for as
long as the structure is in existence or
exceeds the maximum FAR.
(4) Prior to exterior painting, the final color
scheme must be presented to the Town
Manager for approval.
(5) Quoins be added on corners around the
Master Balcony to match those around the
Front Balcony.
Vice Chairmen Smith seconded the motion and all voted AYE at Roll Call.
D. Items Related To Previous Approvals.
1. An application submitted by Carlos Linares, Randall Stofft
Architects, as agent for N. Ocean Capital 2929 B LLC,
owner of property located at 2929 N. Ocean Blvd., Gulf
Stream, Florida 33483, legally described as the South 120
feet of Lot 1, Gulf Stream, Ocean Tract recorded in Plat
Book 16, Page 81 of the Public Records of Palm Beach
County, Florida and including revisions made to original
plan and presented on January 25, 2018.
Town Manager Dunham called attention to a handout from him that
reminded that special attention should be given to the description of
the Beachfront District and the properties therein. He reminded that it
is stated in the Code that when incorporating "discouraged" items in the
design the chance of a denial is increased, adding that this design
reflects, that while some "discouraged" items have been lessoned, they
are still in the "discouraged" range. He said that he does not believe
that the letter of justification dated April 3, 2018 that is a part of
this application is sufficient to justify the use of "discouraged"
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Minutes of ARPB Regular
Meeting &Public Hearing
4-25-18 at 8:30 A.M.
items.
Mr. Linares advised that one of the "discouraged" items, the 1st floor
roof, has been revised and it now meets the Code requirements. He said
the second floor roof was also a "discouraged" item and it has been
changed from 24'6" to 2316" leaving it still in the "discouraged" range.
He added that there are several others in the area that are in this
range and presented a list of those reminding that the reason for this
height is to enable higher ceilings on both of the floors.
Mr. Linares said the entry feature is being referred to as a
"discouraged" feature but he does not agree that this is an entry
feature but is a single story roof which is permitted to be in this
range and not "discouraged". He went on to explain how this design
lowers the mass of the structure. The Board was in agreement with this.
It was agreed that the changes in the windows and glass percentage
conform to the Code and the roof height on the gate house is now in
the preferred range.
a. SPECIAL EXCEPTION #1 to permit an additional 220
square feet of covered, unenclosed floor area that
exceeds the maximum FAR of 8,705 square feet.
Mr. Murphy moved to recommend approval of a Special
Exception to allow 220 sq. ft. of covered, unenclosed area that exceeds
the maximum permitted Floor Area Ratio. Mr. Dockerty seconded the
motion all voted AYE.
b. SPECIAL EXCEPTION #2 to permit the construction of a
488 square foot gate house in the Beachfront Design
District.
Mr. Murphy then moved to recommend approval of a
Special Exception to allow the construction of a 488 sq. ft. gate house
in the Beachfront Design District and Vice Chairman Smith seconded the
motion with all voting AYE.
c. NORTH OCEAN BLVD. OVERLAY PERMIT to permit the
construction of a 488 square foot gate house and an 8
foot high stucco wall within the North Ocean Blvd.
Corridor.
A motion was made by Mr. Murphy to recommend approval
To allow the construction of a 488 sq. ft. gate house and an 8' high
stucco wall within the North Ocean Blvd. Corridor. Mr. Dockerty seconded
the motion with all voting AYE.
d. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of a two-story Gulf Stream Bermuda style
single family dwelling with attached 3 car garage and
a detached gate house, a total of 8,925 square feet,
and swimming pool and spa.
Mr. Murphy moved to recommend denial of a Level III
Architectural/Site Plan based on a finding that, while the applicant met
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Minutes of ARPB Regular
Meeting &Public Hearing
4-25-18 at 8:30 A.M.
the justifications for the first discouraged item (the entry feature
height), he did not meet the justifications for the second item (second
story eave height) despite the fact that the eave height was reduced
from a prior application, because it was still one foot over the
preferred range.
Vice Chairman Smith and Mr. Murphy were excused at 10:40 A.M.
2. An application submitted by Carlos Linares, Randall
Stofft, Architects, as agent for N. Ocean Capital 3565 B
LLC, owner of Property located at 3565 N. Ocean Blvd.,
Gulf Stream, Florida 33483, legally described as a
portion of Lots 7&8, Gulf Stream Ocean Tracts, according
to the plat recorded in Plat Book 16, Pg 81 and portion
of lots 9&10, Block B, of Blocks A,B&Z, Palm Beach Shore
Acres, according to the Plat recorded in Plat Book 7, Pg
15, Public Records of Palm Beach County and a portion of
the right of way of Ocean
Blvd.{abandoned}.
Mr. Linares reminded that at a previous hearing that was held on this
application the discouraged height of 11' was criticized and that height
has now been lowered to 916" and the chimney has been lowered to 35 ft. Mr.
Linares said the height of the second floor tie beam remains at 23' which
is in the "discouraged" range. He further explained that the first story
roof line over the entry door had been in the "discouraged" range but has
now been reduced to the 22' maximum height. Mr. Linares remarked that the
elevation of the dune is very high in this area and that they are offering
an attached streetscape that shows this proposed home to be the same height
as the adjacent home.
Chairman Kent pointed out that the floor elevation of the gate house is
much lower than that of the main house. Mr. Linares pointed out that the
house is set back from the front property line over 50' but the second
story of the house is approximately 100' from the property line. He further
pointed out that the house next door is totally at the 50' setback which
makes quite a difference. He added that there will be large amounts of
landscape material between the street and the house to the point that very
little of the house will be visible from the road.
Mr. Roach said he did not believe that past construction should be used to
validate current construction that does not follow the intent of the Code.
Chairman Kent asked if it would be possible to lower the height of the
small gable over the bedroom that is located on the east side of the house
and Mr. Linares replied that he did not believe that it would draw ones
attention from the road since it is located so far away. Mr. Kent replied
that it is certainly in the owners benefit that the second story is so much
smaller than the first story and that it is set back so far.
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Minutes of ARPB Regular
Meeting &Public Hearing
4-25-18 at 8:30 A.M.
Mr. Dockerty noted that the height of the gatehouse has been lowered into
the preferred range and the first floor has been lowered with the second
story remaining in the "discouraged" range. He added that the letter that
addresses justification for using the "discouraged" range does not fully
prove consistency of the 5 goals.
a. SPECIAL EXCEPTION #1 to permit an additional 197
square feet of covered, unenclosed floor area
that exceeds the maximum FAR of 7, 129 square
feet.
Mr. Dockerty moved to recommend approval
of a Special Exception to allow 197 sq. ft. of covered,
unenclosed area that exceeds the maximum permitted Floor
Area Ratio and Mr. Roach seconded the motion with all
voting AYE.
b. SPECIAL EXCEPTION #2 to permit the construction of a
467 square foot gate house in the Beachfront Design
District.
A motion was made by Mr. Dockerty to recommend
approval of a Special Exception to allow the construction of a 467 sq.
ft. gatehouse in the Beachfront Design District that was seconded by Mr.
Roach and all voted AYE.
C. NORTH OCEAN BLVD. OVERLAY PERMIT to permit the
construction of a 467 square foot gate house and an
8 foot high stucco wall within the North Ocean
Blvd. Corridor.
Mr. Dockerty moved to recommend approval to
allow the construction of a 467 sq. ft. gatehouse and an 8'
high stucco wall within the North Ocean Blvd. Corridor. The
motion was seconded by Mr. Roach and all voted AYE at roll
call.
d. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to
permit construction of a two-story British
Colonial style single family dwelling with
attached garage and a detached gate house,
a total of 7,326 square feet, and a
swimming pool with spa.
Mr. Dockerty moved to recommend denial of a
Level III Architectural/Site Plan based on a finding that in order
for discouraged items to be approved, an applicant must show, and
the town must find, that the proposed item is not inconsistent
with certain goals. Staff and ARPB does not believe the April 3, 2018
letter is sufficient to meet this requirement. However, the applicant
shall have the right to appear before the Town Commission meeting to
present further findings and or evidence to refute these findings. Mr.
Roach seconded the motion and all voted AYE at the roll call.
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Minutes of ARPB Regular
Meeting &Public Hearing
4-25-18 at 8:30 A.M.
VII. Items from Town Commission.
A. Consider reducing the allowable FAR.
Chairman Kent advised that this item would be considered on a
future agenda when a full Board would be attending. He did add that it
is his belief that massiveness is controlled by height and distance, and
the height is being addressed by eliminating the "discouraged" range and
the distance could be addressed through the setback distances.
VIII. Items by Staff.
There were no items from the staff.
IX. Items by Board Members.
There were no items by the Board Members.
X. Public.
There was no comment from the Public.
XI. Adjournment.
Chairman Kent adjourned the meeting at approximately 11:39 A.M.
Rita L. Taylor
Town Clerk