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HomeMy Public PortalAbout02 26 15 MeetingMINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON THURSDAY, FEBRUARY 26, 2015 AT 8:30 A.M., IN THE COMMISSION CHAMBERS OF THE TOWN HALL, 100 SEA ROAD, GULF STREAM, FLORIDA. In the absence of the Chairman and Vice Chairman, Robert Dockerty was unanimously selected to chair this meeting. I. Call to Order. Acting Chairman Dockerty called the meeting to order at 8:30 A.M. II. Roll Call. Present and Participating: Absent with Notice Robert Dockerty Amanda Jones Malcolm Murphy Hewlett Kent William Thrasher John Randolph Mark Marsh Richard Jones Thomas Laudani Anthony Graziano Terry Cudmore Paul Lyons, Jr. Thomas Smith S. Curtiss Roach Board Member Board Member Board Member Alternate Member Town Manager Town Attorney Architect Architect Seaside Bldrs. Town Resident Contractor Chairman Vice Chairman Alternate Member III. Minutes of the Regular Meeting and Public Hearing of 1- 22 -15. Mr. Murphy moved to approve the minutes of January 22, 2015 and Mrs. Jones seconded the motion with all voting AYE at roll call. IV. Additions, withdrawals, deferrals, arrangement of agenda items. Inasmuch as the representative for Agenda Item VI.B. had not arrived, Town Manager Thrasher asked to have this matter heard at the end of the agenda and there was no objection to this rearrangement. V. Announcements. A. Meeting Dates 1. Regular Meeting & Public Hearing a. March 26, 2015 @ 6:30 A.M. b. April 23, 2015 @ 8:30 A.M. c. May 28, 2015 @ 8:30 A.M. d. June 25, 2015 @ 8:30 A.M. e. July 23, 2015 @ 8:30 A.M. The Town Clerk administered the Oath to Mark Marsh and Richard Jones. VI. Items Related to Previous Approvals. A. Request for Extension of Effective Period of Approved Application -555 Old School Road - Agent, The Marker Group Mark Marsh, the Architect of the approved improvements, stated that on behalf of Tony Alari of The Marker Group and Mr. & Mrs. Smith, the Minutes of Architectural Review & Planning Board February 26, 2015 property owners, he is present to explain in detail the reason for the delay in applying for the building permit. He said that Tony is one of the top project managers for The Market Group and he has not been available as he has been very busy in Palm Beach and Ft. Lauderdale but has now become available for this project. He added that the project has not changed from what was approved, they are only asking for the 12 month extension on the approval. Town Manager Thrasher said he has no objection to granting the request as did each of the ARPB Members. Mr. Murphy moved to approve the request for an extension of the approval of the improvements at 555 Old School Road, as requested by The Marker Group on behalf of Mr.& Mrs. Smith, for a period of one year and motion was seconded by Mrs. Jones with all voting AYE at roll call. B. Revised Site Plan for 3250 Polo Drive requesting approval to add a second driveway entrance and to revise the previously approved landscape plan - Cudmore Builders Acting Chairman Dockerty noted that the representatives for this request had not yet arrived and that attention will now be given to Agenda Item VII.A. VII. Continued from Meeting of 1- 22 -15. Mr. Kent questioned if this discussion should take place since several of the ARPB Members are absent. This was discussed and it was decided that those present could express their thoughts and that the discussion could carry forward to the next meeting when it is expected that there would be a full board present. A. Incentive floor area ratio -Sec. 70 -71(c) 1. Step back on the 2nd floor Mr. Kent was mainly concerned with where the 2nd floor is placed. He observed that the Design Manual expresses considerable attention to architectural style and design, there is also emphasis on setbacks, forms, scale and massing that is over shadowed by the amount of discussion of style and design. He believed that in the future development of the town more attention should be given to controlling two story massing that is too close to the property lines. Mr. Kent referred to Sections 70 -66, 70 -98 and 70 -230, remarking that considerable attention should be given to these sections when considering controlling mass. He believed the current setbacks are adequate, noting that the side setback along a street is required to be 20' and that with the second story allowed to be only 70% of the first story, the second story would be forced back from the street. Turning to eave heights, he believed the first story eave heights in the discouraged range are too high, 23 feet, for the smaller lots and that there should be placed a maximum height of 21 feet. He said that would allow for a 12 foot high ceiling on the first floor and a 9 foot on the second floor which he believed to be adequate. 2 Minutes of Architectural Review & Planning Board February 26, 2015 Attorney Randolph pointed out that a discussion of eave heights, while it is an important issue, was not included on this agenda and that should possibly be included as an agenda item at a future date. He believed consideration should be directed on the item the Town Manager had brought forth, that being the incentive provision in the code was not working and creating situations that had not been anticipated before. He asked Mr. Thrasher to explain this issue. The Town Manager explained that this section was included in an effort to give architects latitude in design which would be rewarded by allowing an additional 5% of FAR calculation. However, he said this did not seem to accomplish the articulation that the residents seemed to want, an example being the structure at the corner of Lakeview and Gulf Stream Road. He believed the code without this incentive section allows a good architect to accomplish the design and articulation that is being sought. He recommended that this incentive section be eliminated entirely. Mr. Murphy noted that this same recommendation was made by Chairman Lyons in his memorandum to the Board and Mr. Thrasher pointed out that Mr. Minor had also made this recommendation. Mark Marsh was recognized and stated that he is present as a design professional and that he had spoken to Mr. Kent about this matter and that his intention is the right one but how this is achieved is the question. He strongly objected to any stepping back 5 to 8 feet and he didn't believe it would accomplish what everyone is striving for. Mr. Marsh agreed that it is a priority that the massing be controlled to protect the character of the town, but that the town would be remiss to encourage wedding cake, or pop -up, architecture. He believed this should be left to the design professionals in order to maintain the character of the town. Mr. Marsh called attention to the fact that there are a number of short streets in town that have created a high number of corner lots. He believed that the character is protected by increasing the setback requirements for the entire two story corner construction, not just the setback for the second story. He strongly encouraged the Board not to mandate second story setbacks which will create cookie - cutter and /or wedding cake designs but to rely on their judgment and reasoning skills as to whether the design fits the character of the town and the neighborhood. He felt the code grants the Board this opportunity. Richard Jones was recognized and stated that he agrees with Mr. Marsh. He said that to force articulation on three or four sides by stepping back the second story an additional 5 feet in itself is not consistent with the approved architectural styles in Gulf Stream, noting that this would carve up all the architectural history of predominant designs in the town. He was in agreement with increasing the setbacks for the structures but not for only the second stories. 3 Minutes of Architectural Review & Planning Board February 26, 2015 In closing, Mr. Jones commented that in a quality home 8 foot doors are expected and additional space above the door is needed for crown molding and casings etc. resulting in a 10 foot ceiling. He went on to explain that a minimum of 24 inches is needed for the structure between floors which would result in a minimum eave height of 22 feet for 2 story structures. Mr. Murphy left the meeting at 9:15 A.M. Attorney Randolph explained that the Gulf Stream Design Manual has specific regulations with regard to style and form whereas other zoning codes are subjective, allowing boards to determine if the proposed structure is in keeping with the character of the neighborhood. In pointing out this difference in codes, he reminded that even though Gulf Stream has specific regulations, there is also the opportunity to determine if the structure is in keeping with the character of the community. Mr. Kent reported that he has toured the entire Core District and has taken photos of existing homes and has only found one two story that is stacked. He believed that if two story stacked structures were to be permitted, this would not be in keeping within the character of the neighborhood. He strongly believed there should be central massing. Mr. Thrasher thought that proper landscaping on the sides of the stacked structure would go a long way toward bringing the structure into conformity with the surrounding area. Tom Laudani was recognized and questioned if the only change in the code that is being recommended is the removal of the bonus, or incentive, section and the Town Manager stated that is correct. Mr. Laudani said that his company has built a number of homes in Gulf Stream and has always been able to conform to the existing code without using the bonus feature. He said he believed the step back of the second story to be unnecessary and agreed with the Town Manager regarding the landscaping. 2. Amount of 2nd floor square footage as % of lat floor Mr. Kent said he believed that the current 70% is very fair and no one present disagreed with this observation. The Acting Chairman noted that Mr. Cudmore, representing the owners at 3250 Polo Drive and listed on the agenda under Item VI.B., had just arrived. The Town Clerk administered the Oath to Mr. Cudmore. Mr. Cudmore reported that the plan originally submitted and approved had the driveway entering by the front door and continuing around to the side to enter the garage which is not practical and does not seem to work. He said they are requesting to install the driveway exactly as it was for the previous owner, that being to add the second entrance from the street directly into the garage. 51 Minutes of Architectural Review & Planning Board February 26, 2015 Mrs. Jones asked if there is a sidewalk connecting the two driveways to which Mr. Cudmore replied yes, explaining it will be very large stepping stones with grass in between. Town Manager Thrasher explained that a recommendation is being requested for the second driveway and the altered landscape design. He further explained that by adding the second driveway, a change in the drainage plan resulted. Two exfiltration structures would be added, with 3 feet of each encroaching into the right -of -way, in the front to replace one that had been planned which would have been located entirely on the property. Mr. Thrasher reminded that while the final decision will rest with the Commission, they always liked to have the thoughts and recommendations from the ARPB. Mr. Thrasher was concerned that if this was permitted to extend into the right -of -way, future maintenance of the system would fall on the Town. He said that his recommendation is that if this change in the site plan is approved, there be a recorded document executed to place any future maintenance to the system on the property owner. In closing he said that he had recommended to Mr. Cudmore that the entire drainage system be placed on the private property and the engineers had advised Mr. Cudmore that the system should be installed as presented. Mr. Thrasher made it clear that even without this exfiltration system, the remainder of the drainage system meets to requirements to retain the 1 inch of rainfall on the property. Attorney Randolph recommended that the towns engineer be asked to review this matter and provide comment. Mr. Cudmore explained that the portion of this system that is in the right -of -way is made up of rock and filter cloth with sod over the top and he could not comment on what type of maintenance would be involved. Mr. Graziano, the neighbor across the street, was recognized and commented that he was wondering how they were going to address the water problem at the driveway. He believed Mr. Thrashers concern about the maintenance of the system was a valid one because French drains do fill up and someone has to dig them out and rebuild them or there will be standing water again. He stated that this was not the reason he was present and that he was taking this opportunity to complain again about the noise caused by the sub - contractors arriving before 8 A.M. He said he was awakened this morning at 6:45 A.M. by a truck arriving at the site. Mr. Thrasher stated this has been a problem and the town has adopted an ordinance that will require the general contractor to sign an agreement at the time he obtains the building permit that he will be responsible for the fines and penalties incurred by his sub - contractors, even to the point of stopping the work, for any violations of the Construction Site Manual. 5 Minutes of Architectural Review & Planning Board February 26, 2015 Mr. Cudmore advised that he fenced the site, padlocked the gate and posted signs that there is to be no work before 8 A.M. as well as providing a supervisor for the job and doesn't know what else to do. Mrs. Jones moved to approve the site plan for the additional driveway at 3250 Polo Drive with the commentary relating to the exfiltration system being made a part of the minutes, and with the Town Commission making its own determination as to how it wishes to handle the offer of the exfiltration system. Mr. Kent seconded the motion with all voting AYE at roll call. Mr. Kent moved that the revised landscape plan for 3250 Polo Drive be approved as submitted and the motion was seconded by Mrs. Jones with all voting AYE at roll call. VIII. Items by Staff. There were no items from the staff. IX. Items by Board Members. There were no items from the Board Members. X. Public. There was no comment from the Public. XI. Adjournment. Acting Chairman Dockerty adjourned the meeting at 10:10 A.M. Rita L. Taylor Town Clerk 6^1