HomeMy Public PortalAboutAPP 012-05 (Large Plans in File)TOWN OF GULF STREAM
ARCHITECTURAL REVIEW AND PLANNING REPORT
Application #: 012 -05 Owner: M/M Paul Lyons, Jr.
Address: 2945 Polo Drive Agent: Roy Simon
Proposed Improvement: Enlargement of dining area and addition of bedroom
Approvals Requested:
Variance: To permit the replacement of an existing semi - circular
flat roof over the dining area with a roof of a complex
geometrical configuration consisting of 5 sections.
Special Exception: To permit the extension of the existing north wall of a
single family dwelling that encroaches 2.5 into the
north side setback for a bedroom addition of 272 SF.
Level III Architectural /Site Plan: To permit the addition of a bedroom and an
enlargement of the dining area which includes a roof of
complex geometrical configuration, a total of 324 SF, to
the existing Gulf Stream Bermuda style, 1-story single
family dwelling.
Gross Lot Area: 16,715 Effective Lot Area: 16,715
Permitted Floor Area: 5,516 Proposed Total Floor Area: 3,854
Zoning District: RS -C Adjacent Residences Style: Mostly Gulf Stream
Bermuda
Note: This application was sent to Mr. Marty Minor of Urban Design Kilday Studios for his
review. His memorandum is attached to this report for your review and consideration.
Considered During Review:
Division III. Variances
Section 66 -154 Standards
The determination to recommend approval of this variance is to be based upon whether all
eight (8) standards, as defined in Section 66 -154 of the Code, have been met.
Section 70 -74 Setbacks
The structure has non - conforming side setbacks.
Section 70 -75 Special exception setbacks.
NOTE: This application does meet all standards which would allow for this special exception,
specially:
Section 70 -99 Roof design, slope and materials
(3) Prohibited. Unnecessarily complex roof design.
Lyons 2945 Polo Drive l
ARPB File #012 -05
ARPB June 28; TC July 13, 2012 Page 2
NOTE: This application has a complex roof design
Section 70 -101. Windows.
(b) Preferred.
(2) Use of muntins to divide glass into unified section of four square feet or less.
(c) Discouraged.
(1) Windows as dominant element
(2) Bay windows as a prominent element
(4) Between 25 percent and 50 percent of total window opening area on an elevation
composed of undivided panes larger than eight square feet.
Staff Recommendations:
Variance
Motion to Recommend Approval of variance based on the finding that the replacement of an
existing semi - circular flat roof over the dining area with a roof of a complex geometrical
configuration consisting of 5 sections meets the minimum intent of the Design Manual and
applicable review standards.
Special Exception
Motion to Recommend Approval of Special Exception of the extension of the existing north
wall of a single family dwelling that encroaches 2.5 into the north side setback for a bedroom
addition of 272 SF.
Level III Architectural/Site Plan
Motion to Recommend Approval of Level III Architectural /Site Plan based on the finding that
the proposed addition of a bedroom and an enlargement of the dining area which includes a
roof of complex geometrical configuration, a total of 324 SF, to the existing Gulf Stream
Bermuda style, 1-story single family dwelling meet the minimum intent of the Design Manual
and applicable review standards.
ARPB Date: June 28, 2012
Action:
Variance: Recommend Approval as requested. (4-0)
Special Exception: Recommend Approval as requested. (4-0)
Level III Architectural /Site Plan: Recommend approval as requested. (4-0)
Town Commission Date: July 13, 2012
Action:
Variance: Approved as recommended. (4-0)
Special Exception: Approved as recommended. (4-0)
Level III Architectural /Site Plan: Approved as recommended. (4-0)
Town of Gulf Stream
TOWN OF GULF STREAM
APR C 7012
Tarr o
i Cnli ream, Ph
APPLICATION FOR DEVELOPMENT APPROVAL
This form is to be used for all development review applications to be heard by the Town of Gulf Stream
Architectural Review and Planning Board, Board of Adjustment, and /or Town Commission. To complete the
form properly, please review the accompanying Town of Gulf Stream Instruction Manual for Application for
Development Review Form. Failure to complete this form properly will delay its consideration.
ARPB File flp Ikd
To be completed by all applicants. PART 11. GENERAL INFORMATION
A. Project Information
LA.1. Project/OwnerName: MR. AND MRS. PAUL A. LYONS, JR.
I.A.2. Project Address: 2945 POLO DRIVE
I.A.3. Project Property Legal Description: LOT 12, REPLAT OF PART OF GULF STREAM
PROPERTIES, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 18,
P ,
I.A.4. Project Description (describe in detail, including # of stories, etc.)
SEE ATTACHED
I.A.5. Square Footage of New Structure or Addition: NET ADDED AREA = 322.6 S. F.
395.9 S.F. NEW / 73.3 S.F. DEMOLISHED)
Architectural Style: GULF STREAM BERMUDA
1.A.6. Check all that apply: Xl Architectural /Site Plan Review ❑ Land Clearing ❑ 'North Ocean Boulevard
Overlay (complete section B) ❑ Demolition of Structures ❑ Non - residential uses ❑ Variance
(complete section G) [X Special Exception (complete section E)
1.A.7. (a) Proposed F.F.E.: + 8.02 FEET Type of Foundation: PILING
B. Owner Information
I.B.I. Owner Address: 2945 POLO DR., GULF STREAM, FL 3333483 -7331
I.B.2. Owner Phone Number: �� -�% 7 —.�Sv
Fax:
I.B.3. Owner Sionatum. ilk//
C. Agent Information
I.C.1. Agent Name and Firm Name: ROY M. SIMON, ROY M. SIMON, A. I.A. , ARCHITECT
I.C.2. Agent Address: 140 N.E. 4TH AVE. STE. A DELRAY BEACH FL 33483
I.C.3. Agent Phone Number: (o) 278 -1914
1.C.4.
Pre -App Date:_
App Date:
Com Date:
Decision:
�I
:.75
Application for Dev
revised 6/13/00
cell
Ufficial Use Only
ARPB Date:
Recommendation: _
TC Date:
ry 1 -23 —/2
r-er - 5"°2 3 - l )-
Approval Form ADA.2000
Fax 278 -9907
Page 2
APP 'i L ^12
PART II. GENERAL INFORMATION
A. PROJECT INFORMATION
1.A.4. PROJECT INCLUDES REMOVING DINING ALCOVE OF THIS ONE STORY
RESIDENCE; ADDITIONS INCLUDE A DINING ROOM AND A GUEST
BEDROOM WITH CLOSET, ALL ONE STORY; PROJECT PROPOSES TO
EXTEND THE EXISTING NON - CONFORMING NORTH WALL TO FORM THE
ADDITION AND TO CONTINUE PATTERN OF THE EXISTING ROOF.
Pori ni-m uo LUI I 1pleleo.f
IV.A.3. Does the project involve the clearing or filling of any portion of an existing vacant lot or more than
fifty percent (50 %) of the landscaped area of a developed lot? ❑ Yes Q0 No
(If "Yes ", section D of this part must be completed.)
IV.A.5. Does the project require approval of a Special Exception?
Q Yes ❑ No (If "Yes ", section E of this part must be completed.)
IV.A.6. Is the project at variance with any regulations contained in the Zoning Code?
❑ Yes W No (If "Yes ", section G of this part must be completed.)
Application for Development Approval Farm ADA.32000
Page 3
Town of Gulf Stream
B. Projects Requiring North Ocean Boulevard Overlay Permit
IV.B.1. What significant landscape features or architectural features are to be disturbed or added and to what
extent?
IV.B.2. Describe the need and justification for the disturbance /addition:
IV.B.3. Will the disturbance /addition destroy or seriously impair visual relationships among buildings,
landscape features and open space, or introduce incompatible landscape features or plant material
that destroys or impairs significant views or vistas within the North Ocean Boulevard Overlay District?
Yes No
Explain:
IV.13.4. How is the design consistent with the A1A Landscape Enhancement Project?
IV.B.5. What mitigation is proposed so that the disturbance /addition has the least impact possible to the visual
and aesthetic quality of the North Ocean Boulevard Overlay District:
C. Projects Requiring a Demolition Permit
W.C.1. When are the existing structures to be demolished? DURING THE COURSE OF CONSTRUCTION
W.C.2. When are the proposed structures to be constructed? LATE SUMMER 2012
W.C.3. What is the landmark status of the structures to be demolished? THE AREA TO BE DEMOLISHED
THE DINING ROOM EXTENSION IS A HALF CIRCLE SPACE OF 73.3 S.F. ON THE REAR
SIDE OF THE RESIDENCE.
D. Projects Requiring a Land Clearing Permit
IV.D.1. Describe those vegetative materials of 8 inches in diameter and greater to be North Ocean Boulevard
Overlay District:
IV.D.2. Describe the need and justification for the removal /relocation:
IV.D.3. How is the removal from the project site of vegetation to be mitigated:
IV.D.4. How are the remaining and relocated vegetative materials to be protected and preserved during the
land clearing and constriction activities and thereafter?
IV.D.5. What replacement materials are proposed?
Application for Development Approval, Form ADA.32000 Page 4
February 2002
- ��ICalll
E. Projects Requiring a Special Exception.
W.E.J. Is the proposed use a permitted special exception use? Oyes ❑ No
70 -47 AND
IV.E.2. How is the use designed, located and Code Section: 70-75(e
welfare, and morals will be protected? proposed to be operated so that the
Public health, safely,
THE EXISTING STRUCTURE AND THE PROPOSED ADDITION SATISFIES THE PERMITTED
USE OF SINGLE FAMILY DWELLING.
IV.E.3. Will the use cause substantial injury to the value of other property in the neighborhood where it is to
be located? 13 Yes �I No
Explain. THE USE DOES NOT CHANGE THE CURRENT STATUS
OTHER PROPERTIES IN THE NEIGHBORHOOD. OF THE PROPERTY NOR
IV.E.4. How will the use be compatible with adjoining develo
is to be located? pment and the character of the District where it
ALL NEIGHBORING PROPERTIES ARE EXISTING SINGLE FAMILY nWP11 TRIP.
IV.E.5. What landscaping and screening are provided? NO CHANGE TO EXISTING WHICH IS
SUBSTANTIAL I� EXISTING Fnimn -Ari, ., .., ...__ VERY
IV.E.6. Does the use conform with all applicable regulations goveming the District wherein it is to be
located? � Yes ❑ No
THE EXCEPTION DEALS WITH SIDE INTERIOR SETBACKS.
IS 15 FEET WHILE THE EXISTING SETBACKS OF THE no
rccl MINIMUM.
F. Non - Residential Projects and Residential Projects of Greater than 2 Units
IV.F.1. If common area facilities are to be provided, describe them and how they are to be maintained.
IV.F.2. If recreation facilities are to be provided, describe them and their potential impacts on surrounding
Properties.
IV.F.3. For each of the following, list the number provided and their dimensions.
Loading Spaces:
Standard Parking spaces:
Small Car Parking Spaces:
Handicapped Parking Spaces:
Driveways /Aisles:
Application for Development Approval Form ADA.32000
Page 5
Town' of Gulf Stream a R E C E' V F j'► .:
MAY 2 2 2011
G. Projects Requiring a Variance (code Section 66 -150 through 157) Town of Gulf Stream, F1
IV.G.1. From what specific Zoning Code regulation is a variance requested?
SECTION 70- 238(d), ROOFS PROHIBITED: "UNNECESSARILY COMPLEX GEOMETRY"
IV.G.2. What does the Zoning Code require for this specific site?
HIP ROOF WITH WHITE FLAT UNTEXTURED TILE
IV.G.3. What is proposed? HIP ROOF WITH WHITE FLAT UNTEXTURED TILE
IV.G.4. What is the total variance requested? ROOF GEOMETRY
IV.G.5. The following 8 mandatory variance findings from Section 66 -154, must be addressed: (Attach
additional sheet if necessary.)
(1) What specific conditions and circumstances exist which are peculiar to the land, structure, or building
involved and which are not applicable to other lands, structures, or buildings in the same zoning
district?
SEE ATTACHED
(2) Did the special conditions and circumstances result from the actions of the applicant? Yes No
(3) Will granting the variance confer upon the applicant any special privilege that is deni by the Zoning
Code to other lands, buildings, or structures in the same zoning district? Yes No
Explain: SEE ATTACHED
(4) How would a literal interpretation of the provisions of the Zoning Ordinance deprive the applicant of
rights commonly enjoyed by other properties in the same zoning district under the same terms of the
ordinance and work unnecessary and undue hardship on the applicant?
SEE ATTACHED
(5) Is the Variance request�e minimum variance that makes possible the reasonable use of the land,
building or structure? Yes No
Explain: SEE ATTACHED
(6) Will granting the variance permit any prohibited use to be established or re- established: Yes GD
(7) Is the requested variance consistent witIl-IlIk9oals, policies, and objectives of the future Land Use Map
of the adopted Comprehensive Plan? Yes No
(8) Will the variance be in harmony with the general intent and purpose of the Zoning Ordinance and not
be injurious to the area involved or otherwise detrimental to the public welfare? Yes No
Explain: SEE ATTACHED
Application for Development Approval, Form ADA.32000 Page
February 2002
MAY 2 2 n4ow
APPLICATION FOR DEVELOPMENT APPROVAL - 2945 Polo Drive Toad of Gulf S'rc>m, Ft
PART III. PROJECT DESCRIPTION AND JUSTIFICATION
G. Projects Requiring a Variance
IV.G.1. THE GEOMETRICAL CONFIGURATION OF THE EXISTING ROOF AND ITS DRAINAGE
VALLEYS, TOGETHER WITH THE LOCATION AND CONFIGURATION OF THE EXISTING
DINING AREA ARE UNIQUE TO THIS BUILDING, BUILT IN 1977. OTHER PROPERTIES
IN THIS ZONING DISTRICT MAY HAVE SIMILAR CONTRAINTS.
IV.G.3. THE PROPOSED ADDITIONS AND THEIR RESPECTIVE LOCATIONS ARE UNIQUE TO
THIS PROPERTY, AND ARE INTENDED TO MAINTAIN THE ARCHITECTURAL
INTEGRITY OF THIS EXISTING RESIDENCE. THIS IS UNDERSTOOD TO BE THE
INTENT OF THE ZONING CODE; THEREFORE, IN THAT RESPECT, GRANTING THIS
VARIANCE REQUEST DOES NOT CONFER ANY SPECIAL PRIVELEGES TO THE
APPLICANT.
IV.G.4. THE ORDINANCE SUGGESTS THAT THE EXTERIOR DESIGN OF THE ADDITION(S)
SHOULD REPRESENT A LOGICAL EXTENSION OF THE EXISTING STRUCTURE AND
THAT IT BE CONSISTENT WITH APPLICABLE DESIGN STANDARDS. EVERY BUILDING
IS UNIQUE, REQUIRING UNIQUE SOLUTIONS. TO FOLLOW THE INTERPRETATION, AS
PRESENTED, WOULD REQUIRE THE RESTRUCTURING OF THE EXISTING ROOF
CONFIGURATION TO RECEIVE THE ADDITIONS TO AVOID OTHER "PROHIBITED"
DESIGNS, SUCH AS MANSARD OR FLAT ROOFS. AS DESIGNED, THE PLANES OF
THE PROPOSED ROOF ARE CONSISTENT WITH THE EXISTING MAIN ROOF AND THE
ROOF OF THE GARAGE. THE PROPOSED ADDITION AND THE DINING ROOM
REPLACEMENT PROVIDE THE LEAST DISTURBANCE TO THE SITE AND THE
ADJACENT OUTDOOR AREAS.
THE PROPOSED STRUCTURES TIE -IN TO THE EXISTING BUILDING AT LOGICAL
LOCATIONS STRUCTURALLY, AND REPRESENT THE PROPER EXTENSION OF THE
FLOOR PLAN. THE EXISTING DINING ROOM PROJECTS FROM THE MAIN
STRUCTURE AS A SEMI - CIRCULAR FLAT ROOF STRUCTURE, WITH FULL HEIGHT
AWNING WINDOWS FILLING THE CIRCUMFRENCE. IT HAS BECOME NECESSARY TO
REMOVE AND REPLACE THE DINING ROOM PROJECTION BECAUSE OF
DETERIORATION TO THE STRUCTURE.
IV.G.& THE ROOF AS DESIGNED IS IN ALIGNMENT WITH THE PLANES OF EXISTING HIP
ROOFS AND RETAIN THE EXISTING VALLEY CONFIGURATION. IT REPRESENTS THE
SIMPLEST AND LEAST OFFENSIVE SOLUTION. THE DINING ADDITION REPLACES
THE EXISTING FLAT ROOF OF ALL GLASS SEMI - CIRCULAR DINING ROOM.
ALTERNATIVE SOLUTIONS WOULD INCLUDE THE REDESIGN AND REBUILDING OF
THE EXISTING ROOF SYSTEM OR CONSTRUCT THE ADDITION WITH A MANSARD
ROOF, WHICH IS PROHIBITED.
I.V.G.8. WE FEEL THAT THE ROOF DESIGN IS NOT UNNESSARILY COMPLEX, BUT IS WITHIN
PROPER DESIGN PARAMETERS OF RETAINING THE ARCHITECTURAL INTEGRITY OF
THE EXISTING STRUCTURE AND IS IN HARMONY WITH IT. BY APPLYING LOGICAL
SOLUTIONS TO THE PLACEMENT OF THE ADDITIONS AND THEIR RELATIONSHIP TO
THE EXISTING BUILDING AND ITS FLOOR PLAN, THE PROPOSED ADDITIONS
SATISFY THE INTENT OF THE ZONING ORDINANCE WITHOUT DISTURBING THE SITE
OR ITS NEIGHBORS, NOR ARE THEY INJURIOUS TO THE PUBLIC WELFARE.
�� u w n o r l i u l f S t r e a m
H . P r o j e c t s R e q u i r i n g R e z o n i n g
I V . 1 - 1 . 1 . W h a t i s t h e F u t u r e L a n d U s e d e s i g n a t i o n o f t h e p r o j e c t s i t e ?
I V . 1 - 1 . 2 . I f t h e p r o j e c t i n v o l v e s a r e z o n i n g , Z o n i n g C o d e t e x t c h a n g e , F u t u r e L a n d U s e M a p c h a n g e ,
C o m p r e h e n s i v e P l a n t e x t c h a n g e , o r a n y c o m b i n a t i o n t h e r e o f , p l e a s e d e s c r i b e t h e n e e d a n d
j u s t i f i c a t i o n f o r t h e r e q u e s t .
P A R T V . O P T I O N A L I N F O R M A T I O N
T h i s e n t i r e P a r t i s o p t i o n a l f o r a l l a p p l i c a n t s . A p p l i c a n t s a r e e n c o u r a g e d , b u t n o t r e q u i r e d , t o p r o v i d e a n y
o t r e l e v a n t i n f o r m a t i o n r e g a r d i n g t h e p r o j e c t
t h e t h a t w a s n o t c o v e r e d e l s e w h e r e o n t h i s f o r m o r o n a n y o f
t h e o t h e r h e r m a t e r i a l s s u b m i t t e d w i t h t h e a p p l i c a t i o n .
T H I S P R O J E C T P R O P O S E S T O A D D T O T H I S R E S I D E N C E A N E T A R E A O F 3 2 3 . 9 S Q U A R E
F E E T . T H E A D D I T I O N S C O N S I S T O F A G U E S T B E D R O O M A N D C L O S E T ( 2 7 2 S Q U A R E F E E T )
A N D A D I N I N G R O O M ( 1 4 1 S Q U A R E F E E T ) . T H E D I N I N G R O O M A D D I T I O N W I L L R E P L A C E
T H E S E M I C I R C U L A R D I N I N G A L C O V E ( 7 3 . 3 5 S Q U A R E F E E T ) A N D I T S F L A T R O O F W H I C H I S
S C H E D U L E D F O R D E M O L I T I O N .
T H I S E X I S T I N G B E R M U D A R O O F D E S I G N A N D I T S F R A M I N G P A T T E R N O F H I P S A N D V A L L E Y S
S U G G E S T S T H A T T H E A D D I T I O N S F O L L O W T H A T P A T T E R N T O R E T A I N T H E D R A I N A G E F L O W .
T H E P R O P O S E D B E D R O O M E X T E N D S T H E H I P P E D R O O F O F T H E G A R A G E W I N G , A N D T H E N E W
D I N I N G R O O M R O O F F O R M S A N O T H E R H I P F O L L O W I N G T H E P A T T E R N O F T H E M A I N R O O F .
B E T W E E N T H E T W O N E W H I P R O O F S A C R I C K E T I S F O R M E D O V E R T H E C L O S E T , M A I N T A I N I N G
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NOTICE OF APPLICATION FOR DEVELOPMENT APPROVAL
NOTICE IS HEREBY GIVEN that the Architectural Review and
Planning Board of the Town of Gulf Stream will hold a Public
Hearing on Thursday, June 28, 2012 at 8:30 A.M., and the Town
Commission, sitting as the Board of Adjustment, will hold a Public
Hearing on Friday, July 13, 2012 at 9:00 A.M., both in the
Commission Chambers of the Town Hall, 100 Sea Road, Gulf Stream,
Florida, at which the following will be considered:
An application submitted by Roy Simon as agent for Mr. & Mrs.
Paul Lyons, Jr., owners of property located at 2945 Polo
Drive, legally described as Lot 12, Gulf Stream Properties
Subdivision, Gulf Stream, Florida, for the following:
SPECIAL EXCEPTION to permit the extension of the existing
north wall of a single family dwelling that encroaches 2.5
feet into the north side setback for a bedroom addition of
272 square feet.
VARIANCE to permit the replacement of an existing semi-
circular flat roof over the dining area with a roof of a
complex geometrical configuration consisting of 5 sections.
LEVEL 3 ARCHITECTURAL /SITE PLAN REVIEW to permit the addition
of a bedroom and an enlargement of the dining area which
includes a roof of complex geometrical configuration, a total
of 323.9 square feet, to the existing Gulf Stream Bermuda
style, 1 -story single family dwelling.
The Architectural Review and Planning Board shall make a
recommendation to the Town Commission, sitting as the Board of
Adjustment, and the Town Commission, sitting as the Board of
Adjustment, shall make a final decision regarding the subject
application at the meetings noticed above. These meetings may be
adjourned from time to time and place to place as may be necessary
to hear all parties and evidence.
The complete application materials are on file in the Office
of the Town Clerk located at 100 Sea Road, Gulf Stream, Florida
33483, and may be reviewed during regular business hours, which
generally include non - holiday weekdays from 9:00 A.M. to 4:00 P.M.
ALL PARTIES INTERESTED IN THESE MATTERS may appear before the
Architectural Review and Planning Board and the Town Commission,
sitting as the Board of Adjustment of the Town of Gulf Stream at
the times and place aforesaid and be heard.
SHOULD ANY INTERESTED PARTY SEEK TO APPEAL ANY DECISION MADE BY
THE ARCHITECTURAL REVIEW AND PLANNING BOARD OR THE TOWN COMMISSION
WITH RESPECT TO ANY MATTER CONSIDERED AT THESE PUBLIC HEARINGS,
SAID PARTY WILL NEED A RECORD OF THE PROCEEDINGS, AND FOR SUCH
PURPOSE, MAY NEED TO INSURE THAT A VERBATIM RECORD OF THE
PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND
EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 286.0105, F.S.S.
Dated: May 28,
2012
TOWN OF GULF STREAM, FLORIDA
Publish:Palm
Beach
Post
Dates: June
June
17,
27,
2012^
2012
IC/
July
7,
2012
Rita L. Taylor, own Clerk
L
Z/
v
WIN
X\
Town of Gulf Stream I/ 1Jn/ I Gfti I Address: 27 ��- I)0
PART 1. APPLICATION REQUIREMENTS(\
To be completed by Town Staff during pre - application conference. APR 2 p o
A. Review and Approval Processes Tc p,; Cf C,, S! _ :.;,;, ( -(
❑
1.
N. Ocean Overlay Permit
❑ 9.
Sign Review
❑
2.
Land Clearing Permit
Site Plan Review, Level III
U
3.
Annexation Review
'0<'10.
11.
Site Plan Revision
❑
4.
Comprehensive Plan Text Amendment Review
^12.
Special Exception Review
❑
5.
Demolition Permit
❑ 13.
Subdivision Review
❑
6.
Future Land Use Map Change Review
W 14.
Variance Review
❑
7.
Administrative Appeal
❑ 15.
Rezoning Review
❑
S.
Zoning code Text Amendment Review
❑ 16.
(Other)
B.
7, Roof Plans (2 full size, 15 reduced')
Application Materials
NUMBER OF
COPIES
REQUIRED
APPLICATION MATERIAL
-a 9
1. Completed Development Applicationy
2, Feeof D�+ C ,,J +
Y17
3. General Location Map (on site Plan)
( -7v
` 17
4. Site Plan (2 full size, 15 reduced to 11x 17')
17
5. Building Elevations (2 full size, 15 reduced *)
23
n
17
6. Floor Plans (2 full size, 15 reduced')
•t 3
4 �,
7, Roof Plans (2 full size, 15 reduced')
5- 13
D
a. Perspective and/or Color rendering
(Recommended for meeting)
1
9. Drainage Plan (if altered)
17
10. Landscape Plan (2 full size, 15 reduced')
11. Septic Tank Permit
12. DOT Driveway Permit (if on Al A, for any
alterations to drive)
13. DOT Landscape Permit (A1 A)
17
14. Survey (11" x 17 ")
/ 1�
15. Subdivision Plat
16. Concurrency Documents
1
17. of Ownership (warranty deed)
/
Proof
"ent Affidavit
19. List of Adjacent Propert wners
=� 3
y ��
En7eropes
20. Properly owners wilhi 0 ' stamped
addressed envelopes, re urn address)
1
21. Properly Owners Affidavit
y zo
1 Set)
22. Pholos of Existing Home (if applicable)
�sr 0
23. onstruction Traffic Manag ent Plan
24. M 16
t b
-NU t t: wnere multiple copies of a'drawing are required, two copies shall be an original full
size (24" x 36 ") drawing which is signed and sealed. All other copies shall be reduced to 11" x
17 ". Please refer to the instruction for more detailed information.
Application for Development Approval, Form ADA.32000 Page 1
November 2001
C OftECEIVE-n`
MAY 2 2 iIW
APPLICATION FOR DEVELOPMENT APPROVAL — 2945 Polo Drive TOW11 of Gulf
PART III. PROJECT DESCRIPTION AND JUSTIFICATION
G. Projects Requiring a Variance 012-05
IV.G.1. THE GEOMETRICAL CONFIGURATION OF THE EXISTING ROOF AND ITS DRAINAGE
VALLEYS, TOGETHER WITH THE LOCATION AND CONFIGURATION OF THE EXISTING
DINING AREA ARE UNIQUE TO THIS BUILDING, BUILT IN 1977. OTHER PROPERTIES
IN THIS ZONING DISTRICT MAY HAVE SIMILAR CONTRAINTS.
IV.G.3. THE PROPOSED ADDITIONS AND THEIR RESPECTIVE LOCATIONS ARE UNIQUE TO
THIS PROPERTY, AND ARE INTENDED TO MAINTAIN THE ARCHITECTURAL
INTEGRITY OF THIS EXISTING RESIDENCE. THIS IS UNDERSTOOD TO BE THE
INTENT OF THE ZONING CODE; THEREFORE, IN THAT RESPECT, GRANTING THIS
VARIANCE REQUEST DOES NOT CONFER ANY SPECIAL PRIVELEGES TO THE
APPLICANT.
IV.G.4. THE ORDINANCE SUGGESTS THAT THE EXTERIOR DESIGN OF THE ADDITION(S)
SHOULD REPRESENT A LOGICAL EXTENSION OF THE EXISTING STRUCTURE AND
THAT IT BE CONSISTENT WITH APPLICABLE DESIGN STANDARDS. EVERY BUILDING
IS UNIQUE, REQUIRING UNIQUE SOLUTIONS. TO FOLLOW THE INTERPRETATION, AS
PRESENTED, WOULD REQUIRE THE RESTRUCTURING OF THE EXISTING ROOF
CONFIGURATION TO RECEIVE THE ADDITIONS TO AVOID OTHER "PROHIBITED"
DESIGNS, SUCH AS MANSARD OR FLAT ROOFS. AS DESIGNED, THE PLANES OF
THE PROPOSED ROOF ARE CONSISTENT WITH THE EXISTING MAIN ROOF AND THE
ROOF OF THE GARAGE. THE PROPOSED ADDITION AND THE DINING ROOM
REPLACEMENT PROVIDE THE LEAST DISTURBANCE TO THE SITE AND THE
ADJACENT OUTDOOR AREAS.
THE PROPOSED STRUCTURES TIE -IN TO THE EXISTING BUILDING AT LOGICAL
LOCATIONS STRUCTURALLY, AND REPRESENT THE PROPER EXTENSION OF THE
FLOOR PLAN. THE EXISTING DINING ROOM PROJECTS FROM THE MAIN
STRUCTURE AS A SEMI - CIRCULAR FLAT ROOF STRUCTURE, WITH FULL HEIGHT
AWNING WINDOWS FILLING THE CIRCUMFRENCE. IT HAS BECOME NECESSARY TO
REMOVE AND REPLACE THE DINING ROOM PROJECTION BECAUSE OF
DETERIORATION TO THE STRUCTURE.
IV.G.5. THE ROOF AS DESIGNED IS IN ALIGNMENT WITH THE PLANES OF EXISTING HIP
ROOFS AND RETAIN THE EXISTING VALLEY CONFIGURATION. IT REPRESENTS THE
SIMPLEST AND LEAST OFFENSIVE SOLUTION. THE DINING ADDITION REPLACES
THE EXISTING FLAT ROOF OF ALL GLASS SEMI - CIRCULAR DINING ROOM.
ALTERNATIVE SOLUTIONS WOULD INCLUDE THE REDESIGN AND REBUILDING OF
THE EXISTING ROOF SYSTEM OR CONSTRUCT THE ADDITION WITH A MANSARD
ROOF, WHICH IS PROHIBITED.
I.V.G.8. WE FEEL THAT THE ROOF DESIGN IS NOT UNNESSARILY COMPLEX, BUT IS WITHIN
PROPER DESIGN PARAMETERS OF RETAINING THE ARCHITECTURAL INTEGRITY OF
THE EXISTING STRUCTURE AND IS IN HARMONY WITH IT. BY APPLYING LOGICAL
SOLUTIONS TO THE PLACEMENT OF THE ADDITIONS AND THEIR RELATIONSHIP TO
THE EXISTING BUILDING AND ITS FLOOR PLAN, THE PROPOSED ADDITIONS
SATISFY THE INTENT OF THE ZONING ORDINANCE WITHOUT DISTURBING THE SITE
OR ITS NEIGHBORS, NOR ARE THEY INJURIOUS TO THE PUBLIC WELFARE.
ID-py M. Simon • A.I.A.Co Architect �
architects and planners ® RE C E I V E D i,
MAY 2 2 2011
Town of Gulf Stream, FL
May 21, 2012
Mr. William Thrasher
Town Manager
Town of Gulf Stream
100 Sea Road
Gulf Stream, Florida 33483
Re: Plan Review: 2945 Polo Drive
Owner — Mr. and Mrs. Paul Lyons
Dear Mr. Thrasher:
As requested, I have attached for your review and Variance consideration the completed
Section G with attachments.
In response to the Review Comments by Urban Design Kilday Studios, dated May 9,
2012, UDKS Project #94- 012.019, I submit for your consideration the following,
corresponding with the items noted in the referenced report, together with the attached
revised Drawings No. land No. 2 and the added No. 3.
Side Setback: Approval of the Special Exception Application to permit the proposed
addition to extend the existing 12'5" side setback is requested.
Eave Height: Subsequent to the report, a measurement was taken at the Lyons residence
of the floor -to -eave height and was found to be 8 feet. The attached drawing has been
revised to reflect that dimension. The original dimension of 7' -11" was measured from
the scale drawing.
Windows: On Drawing No. 1 the glass area has been recalculated. The east window in
the Proposed Guest Room has been deleted. Please be advised that the French Doors,
both existing and proposed, were included in the original and in the revised calculations.
With regard to the use of muntins in the windows, the drawings continue the concept of
the existing building in which there are no muntins in any glazed opening.
The existing Dining Room is a semi - circular structure with a flat roof and full- height
awning windows filling the room's perimeter. The structure has been found to be
deteriorating and is scheduled to be removed. In its stead the Owner wishes to maintain
the character of the original floor plan with slight modification. This new shape reduces
the glass area, retains the alcove design of the original home, eliminates the flat roof, and
follows the roof line of the existing hip roof. The concept allows the Owners and guests
to retain the panoramic vista of the rear yard and its landscape that they currently enjoy.
140 northeast fourth avenue •suite a • delray beach, Florida 55485 • (561) 27 8-1914
"Mr. William Thrasher
May 21, 2012
Page 2
Roofs: The new roof system is designed to planes of the existing hip roof system to form
a continuous diaphragm. By aligning with the north plane of the Living Room roof, or the
main roof, the dining room hip roof becomes a continuation of that portion of the roof
system. Similarly, the north plane of the Guest Room roof is aligned with the north plane
of the garage roof to continue that panel. This is a simple solution to connecting these
new elements to the existing without creating a complex roof line that changes the
character of this 1977 Florida Bermuda style residence.
I trust that the information provided will clarify your concerns and be acceptable. If
additional information is required, please advise.
Sincerely,
Roy M. on, A.I.A.
AR #25
RMS/blp
Enclosure
cc: Mr. and Mrs. Paul Lyons
memorandum
TO: William Thrasher, Gulf Stream Town Manager
FROM: Marty R.A. Minor
DATE: May 31, 2012
PROJECT NAME: 2945 Polo Drive
UDKS PROJECT #: 94- 012.019
urban
design
k a
� Id
Urban Planning and Design
Landscape Architecture
Communication Graphics
Urban Design Kilday Studios has reviewed the Level 3 Architectural /Site Plan application for
construction of an addition to an existing single family home located at 2945 Polo Drive in Gulf
Stream, including the revised plans submitted on May 21, 2012. Please see our comments
below.
Proiect Details
• Existing zoning: Gulf Stream Core
• Proposed project: 322.6 SF addition to rear of SFH consisting of guest bedroom and
dining area
Side Setback
The proposed addition encroaches the side setback and therefore is non - conforming
(minimum 15' required /12' -5" provided). This is permittable, per Code Section 70- 75(c),
Special Exception Setbacks, because the side setback to the existing home is also non-
conforming. The proposed addition is in line with the existing home and will not encroach any
further into the side setback than the existing home. As such, the addition represents a logical
extension of the existing floor plan.
Windows
The proposed bay window in the dining area of the addition falls
under the "discouraged" category, per Code Section 70- 239(c),
because it appears as a prominent feature. Bay windows are
expressly "discouraged" by the Town's Design Manual. The
applicant's architect has indicated that existing dining room,
which features a curvilinear wall, includes full - length awning
windows which look out onto the back yard of the home. The
477 S. Rosemary Avenue
Suite 225 - The Lofts at CityPlace
West Palm Beach, FL 33401
561.366.1100 561.366.1111 fax
www.udkstudios.com
LCC000035
Required
Proposed
Minimum lot size
16,500 SF
16,715 SF
FAR
0.33 (15 20K SF)/5,515.95 SF
0.23/3,853.7 SF
Side setback
> or= 15' (12.5' existing)
12' -5"
Rear setback
20'
62' -9"
Landscaping
40%
57.4%
Side Setback
The proposed addition encroaches the side setback and therefore is non - conforming
(minimum 15' required /12' -5" provided). This is permittable, per Code Section 70- 75(c),
Special Exception Setbacks, because the side setback to the existing home is also non-
conforming. The proposed addition is in line with the existing home and will not encroach any
further into the side setback than the existing home. As such, the addition represents a logical
extension of the existing floor plan.
Windows
The proposed bay window in the dining area of the addition falls
under the "discouraged" category, per Code Section 70- 239(c),
because it appears as a prominent feature. Bay windows are
expressly "discouraged" by the Town's Design Manual. The
applicant's architect has indicated that existing dining room,
which features a curvilinear wall, includes full - length awning
windows which look out onto the back yard of the home. The
477 S. Rosemary Avenue
Suite 225 - The Lofts at CityPlace
West Palm Beach, FL 33401
561.366.1100 561.366.1111 fax
www.udkstudios.com
LCC000035
project architect indicates the home owner wishes to maintain the "panoramic vista" of the rear
yard from the dining room. The proposed dining room addition uses less glass area than what
currently exists.
Furthermore, the "preferred" window type, per Code Section 70 -239, has several small panes
in each window rather than one large pane of glass. The proposed windows do not fall under
the "preferred" category as they consist of large panes of glass. The applicant's architect has
indicated that muntins were not used in the existing home and is not proposed with the
proposed
Roofs
Per Code Section 70 -238, unnecessarily complex roof geometry is prohibited. Generally, the
Gulf Stream - Bermuda architectural style places an emphasis on simple, straightforward
design. The proposed roof over the dining addition is cone - shaped and features five different
planes.
The applicant's architect has indicated that the existing dining room features a curvilinear wall
with a flat roof. The proposed roof for the dining room expansion ties into the existing and
proposed roofs. The height and slope of the proposed dining room roof is consistent with the
height and slope of the existing and proposed roof of the home.
Recommendation
The existing curvilinear wall on the home's dining room and its proposed addition creates
possible conflicts with the Town's Design Manual as discussed above. However, the
curvilinear nature of the dining room and its expansion creates a unique feature for the home
that should be considered in this individual case. In its review, the Architectural Review and
Planning Board should consider, in accordance with Section 70 -4(c), whether the proposed
addition is consistent with the following items:
• Neighborhood character;
• Architectural style;
• Building form and mass;
• Materials and colors, and
• Location of elements.
In reviewing these criteria, the proposed addition is consistent with the neighborhood character
as there are several distinctive roof types within close proximity of the subject home. The
proposed addition is consistent with the materials, building forms and architectural style of Gulf
Stream - Bermuda homes within the Town. The proposed addition is located on the rear of the
house and will not be seen from the adjacent street. As a result, we recommend approval of
this request.
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