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.
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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.
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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.
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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.
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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
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