HomeMy Public PortalAbout02 03 2022 Agenda w/back-upJanuary 30, 2022
CHAIR MAN:
VICE CHAIRMAN:
BOAR D M EM BER:
ALTERNATE MEMB ER:
Thomas Smith
Malcolm Murphy
Robert Dockerty
S. Curtiss Roach
Jorgette Smit h
Amanda Jon es
Robert Canfield
SPECIAL M EETIN G A ND PU BLIC HEARIN G BEING HELD, AT T HE CALL OF THE
CHAIR MA N, BY THE AR CHITECTU RAL REVIEW AND PL ANNI NG BOARD OF THE TOW N OF
GULF STREAM, FLORIDA ON THURSD AY, FEBR UARY 3, 2022 AT 8:30 A.M., IN THE
WILLIAM F. KOCH, JR . COMM ISSION CHAMBERS OF THE TO WN HALL, 100 SEA ROAD,
GULF STREA M, FLORIDA.
AGENDA
I. Call to Order.
II. R oll Call.
III. M inute s of the R egular M eeting and Public Hearing of 1-27-22.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
V. Announcements.
A. Meeting Dates
1. Re gular M eeting & Public Hearing
a. February 24, 2022, at 8:30 A.M .
b. Marc h 24, 2022, at 8:30 A.M.
c. April 28, 2022, at 8:30 A.M.
d. May 26, 2022, at 8:30 A.M.
e. June 23, 2022, at 8:30 A.M .
f. July 28, 2022, at 8:30 A.M .
VI. PUB LIC HEAR ING .
A. Dec laration of Ex-Parte Communication
B. Adminis te r Oaths
C. Items from the Town Commiss ion (Continued)
1. Continue review of pre vious recommendations.
a. An applica tio n submitte d by Benjamin Schreier of
Affiniti A rchitec ts, as A ge nt for James and N adia
Davis, owners of prope rty located at 588 Banyan Road,
Gulf Stream, Flo rida, which is le gally described as
Plat of Polo Cove, Lt. 1, S 50 ft. of Lt 2 & S 75 ft.
of Lot 3 & N 55 ft. of Lt 2A.
DEMOLITION PERMIT to remove e xisting struc tures
on the property, with the exce ption of the
existing entry wall pier feature at the entranc e.
SPECIAL EXCEPTION to reduce the rear setback from
50'to 35' as per Sec tion 70-75 (j), Re ar Se tbacks
for waterfront lots in the Core District.
LEVEL 3 AR CHITECTU RA L/SITE PLAN R EVIEW to permit
the construction of a s ingle family, two story,
8,699 sq. ft. Anglo Caribbean dwelling with
attached 2&1/2 car garage and a swimming pool.
b. Correspondence.
VII. Items by Staff.
AGENDA CONTIN UED
VIII. Items by Board Member s.
IX. Public.
X. Adjournment.
SHOULD AN Y IN TERESTED PART Y SEEK TO APPE AL A NY DECISIO N M ADE BY THE
ARCHITECTURAL REVIEW A ND PLANNING BOA RD WITH RESPECT TO ANY MATTE R
CONSIDERED AT THIS MEETING, SAID PA RTY WILL NEED A RECOR D OF THE
PROCEEDIN GS, AND FOR SUCH PURPOSE, MAY NEED TO E NS URE TH AT A VERBATI M
RECORD OF THE PROCEEDINGS IS MADE, WHICH RECOR D INCL UDES THE TESTIMONY
A ND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 286.0105, F.S.S.
MI NUTES OF THE REG ULA R MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOA RD OF THE TO WN OF GULF STREAM,
FLORID A ON THURSDAY, JA NUA RY 27, 2022, AT 8:30 A.M., IN THE WILLIA M F.
KOCH, JR. COMMISSIO N CH AMBE RS OF THE TOWN HALL, 100 SEA ROAD, GULF
ST REAM, FLORIDA.
I. CALL TO ORDER
Chairman Smith called the meeting to order at 8:30 A.M.
II. ROLL CALL
Present and Thoma s Smith Chairman
Participating: Malcolm Murphy Vice Chairman
Curtiss Roa ch Board' Member
Jorgette Smith Board Member
Amanda Jon es Alternate Board Member
Absent w/N otice: Bob Dockerty
Rob ert Canfi eld
A lso Prese nt &
Participating:
Gregory Dunham
Edward Nazzaro
Rita Taylor
Board Member
Alternate Board Member
Town Manager
Assistant Town Att orney
Town Cl erk
III. M inutes of the Regular Meeting and Public Hearing of 12-16-21
Board Membe r Roach made a motion to approve the minute s of th e
regular meeting held on December 16, 2021. Alt ernat e Board Member Jones
sec onded the motion with all voting AYE at roll call.
IV. A dditions, withdrawals, deferrals, arrangement of agenda items
There were none.
V. A nnounce me nts.
A. Meeting D ates
1. Regular Meeting & Public Hearing
a. February 24, 2022, at 8:30 A.M .
b. M arch 24, 2022, at 8:30 A.M .
c. April 28, 2022, at 8:30 A.M.
d. M ay 26, 2022, at 8:30 A.M .
e. June 23, 2022, at 8:30 A. M.
f. July 28, 2022, at 8:30 A.M .
Chairman Smith c alled attention to the upcoming
me eting dates and aske d if anyone would not be at the February meeting.
Board Member Smith noted she would not be available for the Febr uary
me eting.
V I. PU BLIC H EARING.
A. Declaration of Ex-Par te Communication
Board M ember R oac h stated he had a discussion with M r. Bill
Boardman regar ding the Davis property. Board M ember Smith s tated that
Minutes of ARPB M eeting & Public Hea ring
Held 1-27-2022 @ 8:30 A.M.
she wa s al so in on that discussion. Chairman Smith st ated he had
discussion with Commission er Paul Lyons regarding the Davis property.
B. Administ er Oaths
Town Cl erk Taylo r swo re in M r. J. R. Davis, M r. Benjamin
Schreier, Mr. Joe Peter son, and Mr. Bill Boardman.
C. Appli cations for Development Approval
1. An application submitted by Tara Eidelson,
as Agent for Stewart Eidel son, the owne r of
property located at 920 Indigo Point, Gulf Str eam,
Florida, which is legally de scribed as Lot 67, Place Au
Soleil.
a. Demolition Permit to remov e existing decorative facade
items, round columns, and existing railing s.
b. Lev el 2 Ar chite ctural/Site Plan R eview to p ermit
construction of new d ecorativ e facade items, square
balcony and trellis columns, and new bal cony railings
M rs. Tara Eidels on explain ed that there; wa s structural damag e on the
inte rior and exterior of th eir home. Sh e stated that they wanted to
change the style of the home and submitt ed new rendering s to the Board
adding they were squaring things off and getting rid of th e rounded
features. Chairman Smith stated the proposed Engli sh Coa stal Bermuda
Style was not included in the Town's preferred list of architectural
s tyles. He aske d if they were willing to r ed escribe what the target
look was going to be and to make changes or additions to mak e th e house
co nform to the Town Code. She apologized that her architect wasn't
pre sent for the mee ting and stated that he had come out at least 40
times and looked at the home s on the end of th e str eet and emulat ed that
style . Chairman Smith asked he r to describe the change s they were
proposing and asked about the c ourtyard. Mr s. Eidelson stated there was
already a landsc aped courtyard that would not be changing, and th ey were
only adding fenc ing to matc h the balc ony feature. She stated the entry
feature was going to be more stre amlined without the ma ssive, rounded
columns and coins to be more in line with the houses on th e street .
Chairman Smith asked about the patio and if it was a n ew addition to
which Mrs. Eidelson answered it was not a patio, only gras s, and the
o nly thing they were changing was adding the fenc ing in front . Chairman
Smith pointed out that the entry feature exceede d the maximum h eight for
entry features and asked if it c ould be lowered to whic h Mrs . Eidelson
answered that s he would lo ve for it to be lowered and had mentioned that
to her architect alr eady and her architect had told her it would be to
Code. She was n't aware th at it was not to Code and was made aware that
it was over the allowed he ight for two-story homes. M rs. Eidelson
s tated she would discuss this with her architect. Vice Chairman Murphy
aske d about the shutters stating that on one rendering there were
shutters and on the ne w rendering the re were no s hutters. Mrs . Eidelson
stated the re wer e not going to be any shutters and again referenced the
homes on the end of the street. She stated they were adding upper and
lower trim on the windows. Board M ember Roach aske d about the shutters
2
Minutes of ARPB M eeting & Public H earing
H eld 1-27-2022 @ 8:30 A.M.
again, to which Board M emb er Smith stat ed that shutte rs were pr eferred
per the Code. Board Member Smith added that without the shutters and
coins she thought the house looked a little modern for Gulf Stream
Bermud a. Board M emb er Smith ask ed about the color of th e shutters to
which Mrs. Eidelson showed them a color swatch of a very pale gray .
Mrs. Eidelson again referr ed to the other homes on the stre et and stat ed
they did not have coins or shutt ers. Assistant Town Attorney Na zzaro
stated the ar chitectural style of thos e houses were not being discu ssed
at this m eeting and Town Man ager Dunham agr eed. Vi ce Chairman Murphy
stated he thought the proposal was an improvement on the hom e, but
arc hitecturally he preferred the shutters. Assistant Town Att orney
clarified no shutt ers on a Gulf Stream Bermuda wer e prohibited so they
did indeed hav e to hav e shutters for that archite ctural style and to
conform to the Code. Town Manager Dunham stated that this wa s on e of
the reasons for the re commendation b ecause th e English Coa stal Bermuda
Style was non-descript, therefore prohibited by th e Town Code. Mrs.
Eidelson stated that the English Coastal Bermuda Style was a name s he
made up. Town Manager Dunham pointed out the ar chite ctural styles that
were in the Town Code for h er to follow. Chairman Smith stat ed for the
Board to approve the application it would n eed to conform to the Gulf
Stream Bermuda by having shutters and coin s, or just shutter s. Mrs.
Eide lson state d that the other hous es on the str eet w er e mor e British
West Indies and not Bermuda and tho se house s did not have shutter s.
Chairman Smith state d she could com e back and apply with another style
and suggeste d s he and her architect read th e Town Code for the diff erent
s tyles. He added they could not approve the application that was being
submitted. M rs. Eide lson aske d if they added the shutter s would th e
Board approve the application. The Board was unanimou s on the shutt ers
being adde d but were more subje ctive about th e coin s that had already
been removed from the house . Mrs . Eidelson repeatedly asked if the
Board would approve the application if s he verbally told them she would
make the changes they we re asking for. A fter much discussion, it was
dec ided that she ne eded to res ubmit the application with a style that
was preferred by the T own Code, adding the shutters to at least three
side s of the house and lowe ring the e ntry feature. Town Manag er Dunham
asked if they were replac ing the roof to whic h M rs. Eidelson stated they
were not. At that point, Mr. Dunham told her that the roof needed to be
cleane d, to whic h M rs. Eidelson agreed.
V ice Chairman Murphy made a motion to bring back the proposal as
a Gulf Stream B ermuda Style home and show on the renderings where the
shutte rs will be loc ated on all four side s as well as the revised entry
feature lowe ring the height to meet the Code of 14'. Board Member Roa ch
s ec onded the motion with all voting AYE at roll call.
D. Items from the Town Commission
1. Revie w of previous re comme ndations.
a. An application submitted by Benjamin Sc hreier of
Affiniti Arc hitec ts, as Agent for James and Nadia
Davis, owners of property loc ated at 588 Banyan Road,
3
Mi nutes of ARPB M eeting & Public Hearing
Held 1-27-2022 @ 8:30 A .M.
Gulf Str eam, Flo rida, which is legally desc ribed as
Plat of Polo Cove, Lt. 1, S 50 ft. of Lt 2 & S 75 ft.
of Lot 3 & N 55 ft. of Lt 2A .
DEMOLITION PERMIT to remove existing stru ctur es
on the pr operty, with th e exception of th e
exi sting entry wall pier feature at the entrance .
SPECIAL EXCEPTION to reduce the rear setback from
50'to 35' as p er Section 70-75 (j), Rear S etbacks
for waterfront lots in the Core Distri ct .
LEVEL 3 A RCHITECTURAL/SITE PL AN REVIEW to permit
th e constru ction of a single family, two sto ry,
8,699 sq. ft. Anglo Caribb ean dwelling with
attached 2&1/2 car garage and a swimming pool.
Mr. J.R. Davis stated that the prior plans were
unexpectedly reject ed by the Town Commis sion in D ecember following
approval by the ARPB in November, ev en though the Town staff had m et
with their te am and the proposal complied with all building codes and
allowanc es. M r. Davis stated he had p ersonally called ea ch
Commiss ioner, as well as Mr. Boardman to hear their thoughts and
conce rns and thought e ach conv ersati on wa s highly produ ctive, alth ough
he was n't able to connect with Mr. Boardman. Mr . Davis stated he sent
out letters to all fourteen Cove neighbors, as w ell as Mr. Boardman,
asking for feedbac k, c oncerns, and que stions. He added that they had
rec eived fe edback from thre e neighbors, dir ectly north, south, and east,
that were extremely positive and complim entary . M r. Davis stated they
had done a c omparison of their proposed home with other point homes and
lots as we ll as made changes to the window frame colors and garage door
c olors at the suggestion of the A RPB as well as the Commission. He
adde d they had added an easte rn gable to break up the hip roofline and
fortifie d the landscaping, particular ly on the eastern perimeter. Mr .
D avis s tated he had lived in Gulf Stream for over 15 years, had multiple
kids that attended Gulf Stre am Sc hool, successfully and ta stefully
re novate d multiple house s in Gulf Stream that added value and were not
looking to build a mansion or spec home.
Chairman Smith noted that the Commiss ion had sent this
application back to the Board to look at four specific items and
addressing those be fore se nding it back to the Commis sion.
Mr. B enjamin Sc hreier then gave a detailed PowerPoint
pres entation and identified that the four items the Commission asked
them to address, which were ove rall he ight, reviewing the special
exc eption, the color of window frames and garage doo rs and seeing th e
house more clearly with the landscaping specific to the elevations. He
starte d by showing eight similar lots in Gulf Stream with five having
greater lot coverage than the y are proposing and three with less. He
stated five of those homes were at 30' in height, which is the same as
they are propos ing. M r. Schre ie r showed views from e very dir ec tion of
the Cove to show that the massing wasn't out of pro portion. Board
Member Roac h thought the vie ws on the rendering made the Cove look
4
Minutes of ARPB Me eting & Public Hearing
Held 1-27-2022 @ 8:30 A .M.
gargantuan and Mr. S chr ei er apologized and stated it wasn't meant to do
that just to show the views with the landscaping in it s totality. Mr .
Schreier address ed the sp ecial exc eption by stating that th e hom e
opposite the propos ed residenc e had a lot of 16' setback and the
proposed home is set back at 30' meeting the minimum requirements
the refore it didn't alter th e cha ract er of the waterfront in the
immediate vi cinity, including other properties facing onto the same cove
or stretch of waterway. He added that the existing hom e is five fe et
closer to th e waterway than the home being proposed. He th en addressed
the other issues of the special ex ception . Mr. Shchreier showed
straight -on renderings of elevations as asked fo r by the Commission . He
noted the change in the window frame colors to a light er blue and the
garage doors being changed to white .
Board Member Roach stated that the Board had t ried to n ot issue
special exceptions on new constructions and brought up the end -cut that
had been bought by Mr . Davis. He add ed that when it was purchased Mr.
Davis had said there would be no con struction and now th ey wer e
proposing to build an 8,720 sq. ft . over the approximate 4,900 sq . ft.
hous e that is prese ntly on th e lot, whi ch he stated wa s a substantial
incr ease in mass.
M r. D avis handed out a picture of the house and property when they
purchase d it and added that it was two lots put together and th e end -cut
would square the lots off. He add ed that when they bought the end - cut,
he had stated they had no intention of building a new hom e and at the
time they bought the e nd -cut, that was the truth. He went on to say
they paid the Town $347,000 for that end -cut to get th e incremental
square footage and felt entitled to the benefit of building a house that
complie s with all the rules and regulations .
Chairman Smith as ked if all four of the criteria needed to be m et
for the spe cial e xc eption to whic h Assis tant Town Attorney answ ered in
the affirmative. The Board didn't feel that the applicant met all four
of the c riteria for the special e xception. Board Member Roa ch brought
up the size doubling what was the re again, and Board Member Smith didn't
think that an 8,000 sq. ft. house was too big for that siz e lot, but
thought the Commission was worried about the look and ma ss and sugge sted
th at might change instead of the square footage. Chairman Smith asked
if the motor court could be move d over ten feet to which Mr. Schreier
explaine d they wouldn't be able to get in and out of the garage . Vi ce
Chairman M urphy read from the minutes of the Commission meeting on
Dece mber 10, 2021, and stated that V ic e Mayor Stanley had made th e
motion to re vie w and/or remove the special exception proposed to whi ch
Mr. Schre ier ans wered they had re viewed it and felt they were meeting
the four crite ria in the special exception.
Mr. Joe Peterson, Lands cape Architect, stated they had enhanced the
lands caping substantially, espec ially on the eastern ele vation, as
requeste d by the Commis sion.
Mr. Davis stated he understood that it was not favorable to grant
special exc eptions for new cons truction, but he thought waterfront
5
Minutes of ARPB Meeting & Public H ea ring
Held 1-27-2022 @ 8:30 A.M.
property was diff erent than non -waterfront property, and in t heir case,
the fou r -prong test was b eing done on waterfront property . Assistant
Town Attorn ey Nazza ro explain ed to th e B oard that Mr. D avis was
referring to sp ecial ex ceptions for rear setback waterfront lots in the
Core District and was abl e to apply for a spe cial ex ception by meeting
the four criteria.
Mr. Bill Boardman, Town resident, explained he was repre senting not
only himself as an individual resident, but also as a repre sent ative of
the Gulf St ream Civic As so ciation and gave a bri ef history of the
association. He explain ed that a special meeting was held on January
17, 2022, by th e a ssociation board to review the ov erall situation of
the Davis appli cation and the issues surrounding applying th e zoning
c ode. He stated that th e clear sen se of the meeting wa s one of concern
over the mansionization of the Core area of the Town and the ne ed for
the Town to actively protect th e existing chara cte r of the T own, as s et
for in the Zoning Code, parti cularly in the pr eamble and those sections
that deal with site plan r eview. Mr . Bo ardman went on to say the
A ssociation Board would like to see th e li st of items prepared by th e
Commission implemented and resultant chang es made in the de sign of the
house. He state d particular car e should be given to the item con cerning
reduction of mas s, reduced second l ev el portions should be c onsid er ed to
make the relationships more consistent with neighbor s, giving up the 500
square fee t of pe rmitte d building, gained from the land purchased from
the Town. Mr. Boardman stated they had revi ewed th e updat ed filing made
by the applicant and it a ppeare d that no change had been made to the
s tructur es and no effort made to address the items listed by the
Commission. He added there were new ,elev ations that were confusing and
seemed to leave out high parts of structure s b ehind plantings . Mr .
Boardman thought that the applicants were ju st covering up non-
conforming struc tures with foliage. He then gave a bit of hi story of
G ulf Stream wr itten at the time of the adoption of the Design Manual in
1996 re garding mansionization.
Vice Chairman Murphy as ke d Mr. Davis to share th e f eedback he
rec eived from the Commissione rs that he spoke with. Mr. Davis started
by stating he didn't understand why Mr. Boardman thought the hou se being
proposed was non -conforming. Mr. Davis stated that one of the
Commis sioners he spoke with agree d with him when he stated that th ei r
job was to not le t personal opinions get in the way of the rules, which
they wer e meeting exce pt for the special exception, which he thought
they were meeting for wate rfront property. M r. D avis stated another
Commissioner had said with a big family, you aren't going to build a
6,000 sq. ft. house on that lot. Mr. Davis state d the house was being
built within the rules and regulations of the Code and the word
"mas sing" was totally subjective to e ach person's opinion. He added
that he had sugges ted re moving s ome of the gables thinking that was what
was making it look mass ive and he said that the Commissioner stated they
like d that a bout the hous e and to not c hange that bec ause it was unique
and different. He said they had s ugge sted providing a le tter to the
6
Min utes of ARPB M eeting & Public Hearing
Held 1-27-2022 @ 8:30 A .M .
n eighbor s with the updated elevations, whi ch they had taken their advi ce
and don e just that as well as providing the land scaping.
Mr. Boardman stated the Code talk ed about massing and consistency
with th e neighborhood and added that you couldn't just look at the
mathematics within the Code and quoted Section 66-144.
Discussion wa s had among t he Board members and Chairman Smith stated
that the obje ctive issues were being met but it was the subjective
issues that th ey w ere having problems coming to terms with. He added
that objectively they had already approved the application and w ere
asking to look at it again by the Commi ssion. Vice Chairman Mu rphy w as
c once rned that the Commission a sked them to look at certain points and
even if they mad e a re comm endation to the Commission, he didn't want
e veryone to just keep spinning their wh eels. Th e Board agre ed that if
they se nt the application ba ck to the Commis sion as it was presented to
them, it wouldn't be approv ed because nothing had r eally been changed
e xcept for c olors and land scaping. Mr. S chreier ask ed if th ey could
address mass ing instead of squar e footag e and the special exc eption and
the Board members agreed that would be ac ceptable.
V ice Chairman M urphy made a motion to defer the application to a
Special ARPB Me eting to be held on Thur sday, F ebruary 3, 2022, at 8:30
A.M. with a concept addressing the massing. Alt ernat e Board Member Jon es
sec onded the motion with all voting AYE at roll call.
VII. Items by Staff
There were none .
VIII. Items by Boar d M ember s
There were none.
IX. Public
There was none .
X. Adjournme nt
Chairman Smith adjourned the me eting at 10:23 A.M.
Renee Basel
Deputy Clerk
7
TOW N OF G ULF STRE AM
PALM BEAC H C OU NTY, FLORIDA
Mem o
To: Ch airm an and ARPB Members
From: Gregory L. Dunham, Town Manager
Re: 588 Banyan/ Davis Applic ation
Date: February 1, 2022
Today, Town Staff received revised elevations and site plans for the application at
588 Banyan Road. Upon review of the documents, it appe ars the Applic ant h as
addressed the issue of massing by reducing the roof heights of the second story
portion of the home, the height of the chimneys, and size/height of the gables .
The Applicant did not cha nge the FAR or squ are foot ages on either story. The F AR of
8,699 remains unchanged as previously submitted. The speci al exception request is
also uncha nged.
In a ddition, plea se find letters provided to the Town by the Applicant in support of
his application.
February 1, 2022
To The Gulf Stream Architectural Review & Plan ning B oard:
Introduction....From the Heart
We love Gulf Stream. Walking at night to the breeze . Halloween block party. School bustling in
the morning. Friendly neighbors you waive to fr om the car or on the street. L ow drama . Fishing in
the cove. Safety without a gated community feel. Australian pines. A quality, classic look without
feeling antiseptic. Friendly and knowledgeable staff . Neighborhood, village vibe while evolving &
an economically appreciating community . Reaching out personally to bridge gaps . Neighborhood
cocktails. Cordial to one another.
We moved into a neglected & visually displeasing property, albeit on a great piece of dirt — green
chain link fence across the rear perimeter (still there!), peach painted exteri or, jungle -like
overgrowth, abo ve ground hot tub in the back, rebar stained and degrading seawall, a 6x6 cinder
block wall on top of the western seawall, a rusted out boat lift and dock falling in the water, a (as
we later learned) rat & mold infested house, a seagrape tree on large metal supports in the front
driveway (still there!), etc.
We then spent many months planning & drawing, hiring an award -winning architectural firm &
builder, collaborating closely with town staff, and researching the code to give life to and improve
the property. A new, co mpliant property the direct cove neighbors support (see attachment) — as
well as paying a hefty $347,500 to the town who explicitly conveyed the right to build a house of a
certain size with incrementally greater FAR - to create a nice home on a unique property that we
believe is value -enhancing.
Why is this so difficult?
The binders of papers, saber rattling, the charged & opinionated demands from one neighbor to
another? Undermining the hard-working town staff and ARPB, already operating under a strict &
defined co de, to impart dogmatic subjective personal views over months of dutiful planning
according to code? Home -owners fo rced to negotiate beyond the regulations to appease the
personal viewing preference of a single/small minority? `Left -field, out -of -nowhere surprises',
causing others time, money and worries? Flippantly commanding one's neighbor to just "eliminate
500 square feet" as we heard last week? Rancor and difficulty for new home-building residents —
playing by the rules - reflects favorably internally and externally?
Despite the narrative directed at me at last week's meeting from a fellow neighbor, we'd humbly
submit that "these things shouldn't happen." Gulf Stream is better than this.
The Message...From the Head
We would like to thank the ARPB and town staff for taking time out of their busy lives to deal with
a neighborhood value -enhancing home that is built according to the rules, the direct neighbors
support and many voices have described as "beautiful". Yet we appreciate that one can't please
everyone, there'll always be varying opinions . These are the facts:
The house is conforming and meets the objective c odes / rules / regulations.
We have received br oad based, overwhelming & evidenced supp ort fr om the most direct
co ve neighbors across all key elevations (north, east & south) per the attached letters. To
be clear, other c ove neighbors were provided a pre -holidays letter with elevations,
encouraging anyone to call us with questions/concerns/objections.. ..which we have not
received (to the contrary) . Many other core, non -cove, neighbors are also supportive .
- As reviewed in detail at the last ARPB hearing, the house meets the criteria for special
exception, which is explicitly available in the code to waterfront new construction. Even with
the special exception, the new house would be 5 feet further back from the s outhern
boundary on the canal than the current structure. It would be twice the setback from our
friend's house to the so uth (which is 16 feet from the canal) .
- The house compares consistently or favorably with other similar point l ot homes in terms of
square footage and house to lo t ratio, as reviewed in detail at the last ARPB hearing.
- Objections to the house are entirely subjective and based on personal opinion from
individuals that don't even live on the cove at that; any judge would see through the saber
rattling of personal opinion to the objective code in favor of us .
- We seek a house with a bedroom for each child (5) & master. No more and no less . Does
the town really want us to eliminate a child's bedroo m simply for another pers on's occasional
viewing pleasure? This is our year-round primary residence.
- Not only are we legally entitled to build a house of this size but we also paid the town
$347,500 for the ability to build a house of this size. At the November 2020 Town of Gulf
Stream's regular commission meeting, the Commissioners discussed potentially selling the
'abandoned parcel' to us at a discount by "carving away your developme nt rights a little bit
more... ..which would be the square footage you co uld build it.. .. it will help us justify a lower
price although it's not going to be $200k." Remarks ensued abo ut that being "messy" and
that it would be "cleaner" to convey full additional rights associated with the parcel in
exchange for a full price (not reflecting any discount for forego ing FAR benefits otherwise
asso ciated with the purchase). We have now spent many months and significant dollars
planning a house according to the rules and this construct to have the go alposts moved?
It is a very large and unusual lot . W e'd encourage the town not to let scare tactics of
"mansions popping up everywhere" confuse the fact that this is the largest c ore point lot in
the neighborhood and is worthy of a proportionate home.
We are blessed to have an awesome lot that is worthy of a meaningful home, including an
appropriate second st ory. ...we will not be falsely shamed or bullied into anything
less....particularly when we comply by the objective code standards and have support from
the COVE neighbors. The voices that have the most skin in the game - in their hard-earned
money and direct views - are supportive & deserve to have their preferences heard &
honored .
Finally, at the conclusion of last week's ARPB meeting, I respectfully approached Mr.
Boardman to help me better understand his key issue with the home. I wanted to listen .
wanted to understand. He replied, "The second story. L ooking at the eastern elevation, your
second story is much larger than the house to the south across the canal [Arscott at 582 Palm
Way; note the Arscotts supp ort our home]." I was astonished. I then explained to him that
our lot is nearly 40% longer (north to south) than the Arscotts with approximately 180 feet
versus 130 feet facing eastern to the co ve. It can reasonably support a larger home while
maintaining proportionality. He had nothing more to say . With all due respect, the primary
objecto r's primary objection was premised on an `applies vs. oranges' comparison.
Notwithstanding, we have made several additional changes in good faith to address concerns and
look forward to approval from the ARPB and, ultimately, the town commission.
Respectfully,
('
J. R. Davis
Nadia Davis
Support Letters & Statements from
Direct Cove Neighbors
United States FL Palm Beach Co. P4
588 Banyan Road
Mike Woodward
January 29, 2022
Town of Gulf Stream
Mr. Greg Dunham
Town Manager
100 Sea Road
Gulf Stream, FL 33483
RE: Proposed New Home at 588 Banyan Rd
Dear M r. Dunham:
My wife Kathy and I Jive at 570 Banyan next door to JR & Nadia Davis. Kathy and I agree that
the rendering of their new home at 588 Banyan Rd. is beautiful, tastefully done, and in harm ony with
the look and spirit of the neighborhoo d. We are in full support of its approval and look forward to its
completion. Feel free to call 610-999-0483 if you would like to discuss the matter further . Thank you .
Sincerely,
David and Cameron Given
3300 Polo Drive
Gulf Stream, FL 33483
January 29, 2022
Town of Gulf Stream
Town Manager
Mr. Greg Dunham
100 Sea Road
Gulf Stream, FL 33483
Dear Mr. Dunham:
We are writing on behalf ofJR and Nadia Davis and their plans to build a new home directly
across from us on Polo Cove. We have seen the renderings and think they are very tasteful and
in keeping with the Gulf Stream neighborhood. We hope they will be able to move forward and
build this ho me on Banyan Road. We know we would enjoy looking at it on a daily basis.
Respectfully yours,
David and Camero n Given
ETE
STORE
Jan. 27th, 2022
Town of Gulf Stream
Mr. Greg Dunham
Town Manager
100 Sea Road
Gulf Stream, FL 33483
Dear Mr. Dun ham,
I have personally reviewed JR Davis's desig n for his new Banya n Ro ad home. 1 must say that I
feel that it is very well don e and appropriate for the neighborhood . Being a contigu ous neighbor,
I hav e no problem with his proposed plans.
I hope that you will reco nsider his proposal.
Since
Yr \
hn Arscott
582 Palm Way
804-382-9300
THETSTORE. COM
CO NNECTICUT • DELAWARE • FLORIDA • GEORGIA • M ARYLA ND • M ASSA CHUSETTS
RHODE ISLA ND • SOUTH CARO LINA • TENNESSEE • VIRGINIA
Expression of Support
Sheree & Ram on Nichol)
544 Banyan Road
Nadia Davis swears under oath that on December 18, 2021, she received a call
from Sheree Nicholl at 544 Banyan Road, upon receipt of the letter / renderings
placed in cove neighbors' mailb oxes.
Sheree said that "the house is very lovely, I am excited for you and appreciate
your thoughtfulness in providing the letter." She indicated that her husband had
recently suffered a stroke and that they were 'in -and -out' .
Nadia and J.R. Davis are providing this letter in lieu of asking for a written support
letter from Mrs. Nichol) given what she is currently personally dealing with for her
husband and no t wanting to burden them.
From: Michelle Clark <michellefclarkl@gmaii.com>
Date: January 21, 2022 at 1:23:18 PM EST
T o: nadiabda vis @gmail.com
Subject: Hello Nadia, Happy 2022!
I have been meaning to write to you as my grandda ughter, Mary, has been here with us at 3250 and she
would love to come and play with your girls. Are you still living in your home?
Thank you for the Neighborhood Cove letter .
looks beautiful.
Hopefully, you have come to an agreement on your plans. Your new home
Please let me know if your daughters are free to play with Mary . She will be leaving on the 25th and
would love to play.
Enjoy the day!
best,
Michelle Clark
203 984-9883
*** Sensitive sentences have been redacted above by J.R. Davis
January 31, 2022
Town of Gulf Stream
Mr. Greg Dunham
Town Manager
100 Sea Road
Gulf Stream, FL 33483
Dear Mr. Dunham:
We are writing in support of 1R an Nadia Davis and their plans to b uild a new home at 588 Banyan Road.
Bridgit and I have re viewed the plans and we think that they are going above and beyo nd when it comes
to maintaining the look and feel of the neighborho od . As a Polo Cove neighbor, we believe their
construction will be accretive to not only their property but others in the area as well. P am hopeful that
you will reconsider their proposed plans.
Sincerely,
Ryan and Bridgit Howard
578 Palm Way
607.592. 7076
Scanned with CamScanner
Other
Suppo rt Letters & Statements from
Core (Non -Cove) Neighbors
588 Banyan Road
PETER W. KLEIN
3157 POLO DRIVE
GULF STREAM, FLORIDA 33483
January 31, 2022
Town of Gulf Stream
Mr . Greg Dunham
Town Manager
100 Sea Road
Gulf Stream, FL 33483
Dear Greg:
I hope you enjoyed the holidays. Best wishes for the New Year.
I write in support of JR and Nadia Davis's project at 588 Banya n Road .
Unlike some of the critics of their design, I spend a fair amou nt of time
v iewing the lot an d existing home on my near -daily walks on Banya n
and thro ughout the Core. I don't think there is too much mass, and I
like the design . I thin k their home will be particularly attractive gi ven
its siting on a large point lo t. When it comes to mass, I k now whereof I
speak — I'm the guy who lives opposite 3140 Polo, which has to be an
aesthetic low-water mark when it comes to structures that have been
allowed to be built in the Core.
Peter W. Klein
Cc: JR and Nadia Dav is
TEL 561-400-6236 EMAIL PWKLEIN ®GMAIL.COM
Christopher H. Ruth
3212 Gulfstream Road
Gulf Stream, FL 33483
January 31, 2022
Town of G ulf Stream
Mr. Greg Dunham
Town Manager
100 Sea Road
Gulf Stream, FL 33483
Dear Mr. Dunham:
As you know, we are in the process with respect to an addition to o ur home. Tha nk you f or y our
assistan ce with you r efforts allowing our project to move forward.
I am writing in su pport of JR and Nadia Davis' plans to build a new home at 588 Banya n Road.
I hav e kno wn JR for many years, even pre -dating o ur mo ve to Gulf Stream about eight years
ago. H is large family an d our children have shared classes together at the Gulf Stream School
and we have had many social and business gatherings .
One of the thin gs that always appealed to us about the Gulf Stream Core is the balance it
achieves between maintaining consistency of style and at the same time allowing enough
variation to keep things interestin g and n ot too homogeneous . This, in my mind, is one of the
core elements of the town's appeal an d must be guarded carefully . At the same time, as society
ev olv es, we all seem to have a n eed for more space, especially during Co vid!
I am con fiden t JR's plans wou ld in volve a timeless, classic appeal consiste nt with the goals of
the Architectural Review Board. I am neither an architect or engineer, but I do know that JR
shares my views on the to wn and seeks to build somethin g that will be additive to the core . I
hope the Board and the Co mmission ers will loo k favorably upon his plans. Please feel free to
con tact me with any qu estion s.
Sin cerely,
Christopher H. Ruth
917-767-3188
Thomas & Chiara Clark
3432 N. Ocean Blvd.
Gulf Stream, FL 33483
January 31, 2022
Town of Gulf Stream
Town Manager
Mr. Greg Dunham
100 Sea Road
Gulf Stream, FL 33483
Dear Mr. Dunham,
Chiara and I are writing on behalf of The Davis Family —J .R. and Nadia — regarding the constructi on of
their proposed new home. We have discussed the project with them for several months and have seen
the renderings. We both believe that plans are tasteful and consistent with the aesthetics (i .e . "look and
feel") of our neighborhood in Gulf Stream.
We hope that you will allo w them to proceed with the building of this new home — an upgrade. It
should further enhance the attraction of our town.
Be well,
Thomas & Chiara Clark
Alex and Kate Condon
12 Banyan R oad
Gulf Stream, FL 33483
January 29, 2022
Town of Gulf Stream
Town Manager
Mr. Greg Dunham
100 Sea Road
Gulf Stream, FL 33483
Dear Mr. Dunham:
We are writing on behalf of JR and Nadia Davis and their plans to build a new home down the
street from us. While not directly impacting us, we have seen the renderings and think the
Davis family has proposed them within the tasteful standards of the Town of Gulf Stream.
The landscaping and architectural designs are beautiful, and we very much hope they receive
approval on the plans.
Res ectfully yours,
d— *4
* 46MCL
A e and Kate Condon
SITE CALCULA TIONS - RS -C ZONING DISTRICT
4uOWABIE
PROPOSED
SECTION 70-70 BOOR AREA CAICUA1100
FLOOR AREA
CALCLUTONS
11606655
11 ALL FLOOR AREA LINDER A SOLID ROOF V8E1113R OR NOT THE AREA 15
ENCLOSED WITH 8113 WALLS
2) AREAS LINDE AWNINGS 8 1114 LEG SUPPORTS OR THOSE THAT EXTEND MORE.
1H AN THREE FEET OUT FROM A STRUGTIRE SHALL CONY A5 OE -H ALE.
31 FLOOR AREA 10068 CEILINGS W HICH ARE HIGV13R 11 -IAN 15' SHALL COUNT
A5 DOUBLE
4) AREAS UNDER SCREEN EN 20S_RES SHAUN COUNT AS ONE-HALF
51 AREAS LIDS ) EAVES OR ROOF EXTENSIONS OF 1 112 FEET CR LE SS SIJA11 NOT
BE INCLUDE..
61 AREAS IN BASEMENTS SHALL BE INCLU DED AS 75 PERCE NT WI -EN IT IS LOCATED
82045 IT BASEMENTS UNDER TIE FIRST FLOOR FOOTPRINT AND HAS NO OUTSIDE ENTRANCE
AREAS IN00 IT. WITH AN OUTSIDE ENTRANCE SHALL BE 1NCLUCE7
AS 100 PERCENT.
7l AREAS IN ATTICS THAT CANNOT BE USED FOR LIVING AREA GUN 1 NOT SE
INCLUDED IF THE CEILING LEIGHT DOES NOT EXCEED 61/2 FEET AND 14137E ARE
NO WINDOWS,
FIRST FLOOR 30/0 4640 5F.
SECOND BOOR A/C
• MAIN 604E 1107 SF.
SECOND FLOO R A/C
• G.EST HOUSE 518 5F.
TOTAL 9/0 7,265 SF.
GARAGE 694 SF.
COVERED ENTRY 152 SF.
COVERED LOGGIA 568 SF.
TOTAL 8,693 5F.
SECTION 70-71 ROOK A REA RATOS
SITE AREA FOR FAR CALCULATION • 30600 SF. 10.70 POPES/
FAR ALLOWED
FIRST 20,000 SF. 33 . 33 X 20,000 50 6.600 5F.
PORTION0 OVER 20.000 SF. .20 10 X 10. 600 5F. 0120 SF
8,720 5F. TOTAL ALLOW ED
14699 5F.
SECTION 70-73 TWO STORY 01 .OTLRE5
SECOND ROOK AREA
05 X 0RST FLOOR AREA. 0. 5 X 6.063 • 3.031 30315F. ALL OWED
0625 SF. 4334 OF FIRST ROOK
SECTION 70-81 MAX LOT COVERAGE
LOT COVE RAGE
7,650 SF. • 258 OF LOT
0074 5F. 19.88 OF LOT
14.8051015 AREA
IMP ERVIOUS AREA
5,458 SF.
SECTION 7x48 PE RVIOUS AREA
PERVIOUS AREA
MIMMM LANDSCAPE) OPEN SPACE OF 408 OF TIE LOT • 12240 SF.
25.142 SF. • 8221
SECTION 70-74
SECTION 70-75 SPECIAL EXCEPTION
SETBACKS
IRIS - 71E AVERAGE SETBACK
SETBACKS
OF TIE TWO ADJAC6 41
FRONT PRNAPAL - 30 -0' . MINOR ACC. - 25-0'
SIDES TOTAL OF 80TH SIDES SHALL
BE 301 OF 14E LOT 800116 HOWEVE R
NO SINGLE SIDE SHAH BE LESS 7IWJ 150
NE C44 EQUIPMENT - 8607 ACCESSORY SETBACK) - 15''
WAT0RFONT LOTS ON E111$R 510E OF THE SBECT PROPERTY
35-0
3010E 160' -0' • 48' -0' , 50,
24'-0' AM 24' -0'
24-0 ON EAST,
24-0' ON WEST
19-6' TO EAST AC. 4IMT5
31-4' TO NEST AC. WITS
31-4' TO POOL EQUIPM ENT
24'-8' TO GENEATOR
SECTION 70-76 AID 70-100
MAX. RUING (EIGHT
35' 0 10 018ING ROOF FFA TLPE51 CR 2 112 STORES
28'-10 TO TOP CF ROOF
30'-e TO O AMEY CAP
SECTION 70-77
MAX FIRST FLOOR ELEV.
GREATEST OF 11 -EM
11.7.0 FEET NIAVD
015 FEET ABOVE CROWN OF ADJACENT ROADS
3) 05 FEET ABOVE THE AVERAGE EXISTING GRADE OF 14E 5010 486E
AREA OF 11-E LOT
7.50 NAND
SECTION 70-76 5EAW4114EIG+R
MAX ALLOWED
1) 060 FEET NGVD OR ITS EQUAL IN NAND
60' NGVD )45' NA M)
SECTION 70-79
PARKING
MN 1 CAR GARAGE
MN 21148JCL05ED OFF 311401 SPACES
3 OARS IN GARAGES
2 OFF STREET SPACES
SECTION 70-80 LANDSCAPED OPE4 SPACE
MIN REQUIRED
4010E LOT AREA 0.4 X 330,600 SF. • 10240 SF. MIN
24,934 5F 116581
5ECT1ON 70-001C1 ROOF AND EAVE LEIC+115
ERE IEIGH7T5
1347 FCR OE STORY PORTION
DISCOR AGS) BU T ALLOW ED T014''
27-e CR LE SS FOR TWO STORY PORTION S
DISCOURAGE D BUT ALLOWED 27-04'
4EICi4T5 4EASLR ED FROM T0P OF FR5T FIM 54E0 ROOK TO 14E HIGIE5T
08104100 POINT OF TIE ROOF
6AVE 4E15411 IS RE 9SRED FROM TIE TOP OF 11E FIRST F11JIS4ED FLOOR TO 11E
TOP OF 71-E ROOF BEAM AT 71E ED OF 11E BEAM (TOP OF P 44JNG1.
6995497 CF AN ENTRY FEA TURE 15 AE ASRED 1920M THE ENS-1R0CR ELEVATION
TO 11E 4PPER PCRSIO 4 OF ANY BALCONY PALINGS, DUTCH GABLE OR 014131
SUCH A 1)1700T1PAL EEME4IS.
OVERALL BUILDING 4EIGH1:
30-0'
TOP CF ROOF
28'-10
FIRST FLOOR EAVE 1. - EIGHTS
90 AID 9-6V7
SECOND FLOOR 6AVE 4EIGH15'
16'-6 1/7 4015 20-0'
14'-6 TO TOP OF BALCONY PIE R
SECTION 66-263
ACCE50 16 BLDG REO 4TS.
541E A5 P08JCGAL 517 R TISE EXCEPT PAVING, DECKING, NO GREATER THAN
4' ABOVE 51RROUDING FINIS -E D G2EAOE ELEVATION, 4P TO 3 FEET FROM
PROPE RTY LINE PROVIDED TIEY ARE 5CREE8 ED BY A WALL, FENCE CR HE DGE
AT LEAST FOR FEET HIGH
INTRACOASTAL
STREETSCAPE
II ESP
588 BANYAN RD.
PROPOSED RE5IDE JCE
'
I
IE
1� onm't•'T`i p�
510 BA NY AN RO. 560 BANYAN RD .
r--T-
A
�--�--- --rte'---�
L
SHELF
S84° 34 17" E 160 .00'
PROP OSED
RESIDENCE
N84 ° 34 17" W 170 .00'
WATER
DRIVEWAY
rESI BEDEPI
OOOOOOCI
NORTH
SEE ATTA CHED SURVEY
F OR LEGAL DESCRIPTION
W ATER
Revi sions
561.750.0445 AFFINIFIARCHITECFS.COM
SITE PLA WARCHITEC1l .RE
REVIEW
Dat e 2/01/2022
Drawn0Ch ec140 --1—
L ate 'Approval
DatelPerm,
Date ICommunion -
83001X12340 0 202 2
► RECF VED
Town of Gulf Stream, FL
GR AP-IC SCALE ( FT.)
1
01 2345
15
20
SITE PLAN
8'-1'-0'
A1.0
I EXERCISE/
1 BEDR OOM f2
i•
nn
AREA CALCULATION
1ST FLO. A/C
AD HOOP AJC AT MAIN NNEE
AD ROOF ABC AT G UEST MITE
TOTAL A/C
GARAGE
0 0.E0 ENVY
COVVEo LOGGIA
TOTAL NON A/C
06605 6 FT
2107 SE FT.
51850 Ff
1M5 W FT.
696. FT
15150 . FI
5885 6 FT.
1.4.14 SO . FT.
TOT.
869956 FT.
FIRST FLOOR PLAN
L
0 _N
Wcc u
s 7--r
E.L'
C.
LC (70 W
�` LL o=
c,
z
0
4
N
ili:
gkE
s 1
:1 1' I I\ I l' I
588 B anyan Road
�" a.
-'
Gulfstream, Florida
N
r,
y_
6100 Broke n Sound Pkwy . NW- Suite 8- B oca Raton FL -33487
4 g -
561750.0445 AFFINITIARCHITE CFS.CO M
RVFD 1
FE3 —1 2022
Town of Gulf Stream, FL
6
rn
O
rri
0
O
3
e
RFC FIVFn
FE3 -1 2022
Town of Gulf Stream, FL
t—
O
2
3
Fn
r-
a
3
588 Banyan Road
Gulfstream, Florida
WWWFW
5 a
>M
; o
.\ I� I� 1 \ I l I
W,.c-'
M
6100 Br oken Sound Pkwy . NW - Suite 8 - B oca R ato n FL - 33487
N
. r o
561 .750.0445 AFRNITIARCHITECTS.COM
N
z
5
RECFRIFO
FE3 -1 2021
Town of Gulf Stream, FL
Project Number:
21144
NORTH ELEVATION - PREVIOUSLY ED PROPOS
r -
NORTH ELEVATION - CURRENTLY PROPOSER,
sir
II
lii
I?
! 11
T
T
111l>il[l
ll1li
0
GG
ct
a
rt
as
00
00
Revi sions
E
co
A
Lo
8
0
561.750.0445 AF}7NITIARCHITKTS.COM
Q
SITE RAN/A20-111ECTLRE
REVIEW
Date 2/01/202 2
Draw n I Ch ecked — I
D aze I Appro val
Dare 1 Rank
Dire ICens nucuon
Seal:
w
It
WALL AND PIER
EXISTING ENTRY GATE ELEVATION
1/4 ' - r -o
A 00002340 0 202 2
A4.4
Project Number:
21144
11
li GI
II 1!
EAST ELEVATION - CURRENTLY PROPOSED
1/d '•r -o
EAST ELEVATION - PREVIOUSLY PROPOSED
1/4'-r cr
0941, NU E PO OP I le
32 AllvE
GUTIM7 W.1 WA RP LEOL at
7CP Cr 0!F (1 113
Revisions
ct
0
CC
h
0
0
c5
6100 Broken Sound Pkwy . NW - Suite 8 - B oca R aton FL - 33487
6
EE
E
SITE PL MVAPCHITECTSE
REVIEW
Dare 2/01/2022
Draw n !Ch ecked --1--
Date 1 pgxwal -
Dme (Perms -
Dare I Cniueu aion
Q
w
A AOOD23C0 0 202 2
A4 .5
M 3'0' LOWER
0
6100 Br oken S ound Pkwy. NW - Suite 8 - Boca Raton FL - 33487
o... A.1. sIM E REF 5.9 2' 2' LO WER
561.750 .0445 AFF1NMARCHftECS.CO M
6
rn
rn
O
rrt
3
e
588 Ba nyan Road
Gulfstream, Florida
► RECEIVED t
FE3 -1 2022
Town of Gulf Stream, FL
4.-7 LOWER
b
•
a CAM
P 44 $ 0
ife 70 TOP CV cap ReF 40B
7-7 LO WER
66-
„1j
V
. ,,, ,, . , ,
\
,,
nI\
ijl
£ '
o
m
5
s
.1 I' I• • • •
I 1' I
,, , , ,
G100Br oken S ound Pkwy . NW-S Wt eB- Boca Raton FL -33487
588 B any an Ro ad
N
.A ,7
Gulfstream, Florida
561.750.0445 AF3INIMRCHITECTS.CO M
3rRy
FE3 -1 2022
Town of Gulf Stream, FL
ii11111!!1!!!!!1111`
-- ,