HomeMy Public PortalAbout07 23 15 Agenda w/backupCHAIRMAN:
VICE CHAIRMAN:
BOARD MEMBER:
ALTERNATE MEMBER
Paul Lyons, Jr.
Thomas Smith
Robert Dockerty
Hewlett Kent
Malcolm Murphy
Stanley Rubini
S. Curtiss Roach
July 16, 2015
REGULAR MEETING AND PUBLIC HEARING BEING HELD BY THE ARCHITECTURAL
REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON
THURSDAY, JULY 23, 2015 @ 8:30 A.M., IN THE COMMISSION CHAMBERS OF THE
TOWN HALL, 100 SEA ROAD, GULF STREAM, FLORIDA.
AGENDA
I.
Call to Order.
II.
Roll Call.
III.
Minutes of
the Regular
Meeting and Public Hearing of 6- 25 -15.
IV.
Additions,
withdrawals,
deferrals, arrangement of agenda items.
V.
Announcements.
A. Meeting
Dates
1. Regular
Meeting
& Public Hearing
a.
September 24,
2015 @ 8:30 A.M.
b.
October 22,
2015 @ 8:30 A.M.
c.
November 19,
2015 @ 8:30 A.M.
d.
December 17,
2015 @ 8:30 A.M.
e.
January 28,
2016 @ 8:30 A.M.
f.
February 25,
2016 @ 8:30 A.M.
g.
March 29, 2016
A 8:30 A.M.
VI. PUBLIC HEARING.
A. Applications for Development Approval
1. An application submitted by Ken Weitz, Vintage Building &
Design, as Agent for Mr. & Mrs. Thomas Clark the owners of
property located at 3932 North Ocean Blvd, Gulf Stream,
Florida, which is legally described as Lots 99A, 50 & 51,
Gulf Stream Properties #2 Subdivision.
a. NORTH OCEAN BOULEVARD OVERLAY PERMIT to construct a two
car garage with guest suite above within the N. Ocean
Blvd. Corridor.
b. LEVEL 2 ARCHITECTURAL /SITE PLAN REVIEW to permit
construction of a 1,780 square foot two -story Gulf
Stream Bermuda style 2 car garage with guest suite
above, to match an existing Bermuda style dwelling at
3432 N. Ocean Blvd., Gulf Stream, Florida.
2. An application submitted by Ken Weitz, Vintage Building &
Design, as Agent for Mr. & Mrs. Robert A. Wamser, owners of
property located at 3541 Polo Drive, Gulf Stream, Florida
33483, legally described as Lot 7, Block 2 in Polo Fields
#1 Subdivision.
a. LAND CLEARING PERMIT to prepare the property for 5
additions to an existing dwelling.
b. SPECIAL EXCEPTION #1 to permit additions to the south
side of an existing dwelling that extends an existing
non - conforming wall which encroaches approximately 5 ft.
into the required 15' south side setback.
AGENDA CONTINUED
c. SPECIAL EXCEPTION #2 to permit an addition to the north
east corner of an existing dwelling that extends an
existing non - conforming wall which encroaches
approximately 5 ft. into the required 15' north side
setback.
d. SPECIAL EXCEPTION #3 to permit 3 additions to an
existing non - conforming dwelling which extends existing
non - conforming walls that encroach approximately 5' into
the required 30 ft. combined setback.
e. LEVEL 3 ARCHITECTURAL /SITE PLAN REVIEW to permit
construction of 5 additions (1,286 square feet), 3 of
which extend existing non - conforming walls that will
encroach an additional 5' into the required 15' side
setbacks, to an existing non - conforming Gulf Stream
Bermuda style, one story, single family dwelling.
VII. Continued from Meeting of June 25, 2015.
A. Controlling size and placement of second stories.
1. Mr. Kent's suggestions
2. Mr. Minor's comments
VIII. Items by Staff.
IX. Items by Board Members.
X. Public.
XI. Adjournment.
SHOULD ANY INTERESTED PARTY SEEK TO APPEAL ANY DECISION MADE BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD WITH RESPECT TO ANY MATTER
CONSIDERED AT THIS MEETING, 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.
MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON THURSDAY, JUNE 25, 2015 AT 8:30 A.M., IN THE COMMISSION
CHAMBERS OF THE TOWN HALL, 100 SEA ROAD, GULF STREAM, FLORIDA.
I. Call to Order.
Chairman Lyons called the meeting to order at 8:30 A.M.
II. Roll Call.
Present and
Participating:
Absent with
Notice:
Also Present &
Participating:
Paul Lyons
Hewlett Kent
Malcom Murphy
Stanley Rubini
William Thrasher
John Randolph
Rita Taylor
Robert Dockerty
Thomas Smith
William Wietsma
Jennifer Snyder
David Bodker
Chairman
Board Member
Board Member
Alternate Member
Town Manager
Town Attorney
Town Clerk
Board Member
Vice Chairman
Architect
Architect
Landscape Architect
III. Minutes of the Regular Meeting and Public Hearing of 5- 28 -15.
Mr. Kent asked that mention be made that the Board felt that the
North /South Design District should be included along with the Core and
Place Au Soleil when consideration is given to second story
construction.
Mr. Murphy moved the approval of the minutes as amended with Mr. Kent's
suggestion. The motion was seconded by Mr. Rubini and all voted AYE.
IV. Additions, withdrawals, deferrals, arrangement of agenda items
There were no changes in the agenda.
V. Announcements.
A. Meeting Dates
1. Regular Meeting & Public Hearing
a. July 23, 2015 @ 8:30 A.M.
b. September 24, 2015 @ 8:30 A.M.
c. October 22, 2015 @ 8:30 A.M.
d. November to be determined
e. December to be determined
Mr. Kent said he would not be able to attend the July and September
meetings.
Chairman Lyons believed dates should be chosen for the November and
December meetings and suggested that November 19, 2015 and December 17,
2015. Mr. Kent moved that the dates that were just suggested by Chairmen
Lyons be approved and Mr. Ribini seconded the motion with all voting
AYE.
VI. PUBLIC HEARING.
ARPB Regular Meeting &
Public Hearing June 25, 2015
Chairman Lyons asked if there was any ex -parte communications to
report and there was none. He then asked for those who intended to
speak during the public hearing to please stand and receive the Oath.
The Town Clerk administered the Oath to William Wietsma, David Bodker,
Paul Engle and Jennifer Snyder.
A. Applications for Development Approval
1. An application submitted by Thomas Laudani, Seaside
Builders, as Agent for Mr.& Mrs. James Cacioppo, the
owners of property located at 3140 Polo Drive, Gulf
Stream, Florida, which is legally described as the south
96.89 ft. of Lot 6 and all of Lot 7, Re -plat of Polo Cove
Subdivision.
Ms. Snyder explained that this is a partial 2 -story house with a 4 bay
garage, one bay a small one for a golf cart, a circular driveway across
the front of the house and a driveway and motor court along the north
side in front of the garage. She further said there would be a large
pool in the back with some arbor elements and the entire property will
be heavily landscaped with a large open area in the rear that will
provide a full view of the Intracoastal Waterway. Ms. Snyder said the
project will meet or exceed the required setbacks. She pointed out the
front entry and the wings on each side of the entry. With regard to the
interior, the owner wanted volume ceilings in the living room area, etc.
and they will be building the ceilings into the trusses to accomplish
this, she said. In addressing the second floor, she said only 22' of it
is facing Polo Drive with the rest directed toward Palm Way, and that
90% of the entire structure is one story. Ms. Snyder said they
established the beam at 9'6 ", provided a balcony on the front facing
Polo Drive and stepped the second story down in the back to reduce the
massiveness of the second floor. She pointed out that the same person
owns the property to the north and that also prompted them to place the
second floor on the north side for less impact on the rest of the
neighborhood. She noted that the house has the typical Georgian features
to fit into the character of the area.
Mr. Bodker, Landscape Architect, explained that the owners wanted to
keep an old Florida appearance with heavy landscaping and that they
would be using heavy cut coral for all of the hardscape. He displayed a
sample of this material and photos of property in Gulf Stream that have
this material. In order to present an almost jungle like appearance as
requested by the owners, there will be several different sized layers of
planting in the front and sides with a more open look in the rear to
provide an un- restricted view of the Intracoastal Waterway. He gave a
detailed description of each type of material to be used.
Town Clerk Taylor reported that there had been a call from the neighbor
on the south who asked for an explanation of the two Special Exceptions
that are being requested. Following the explanation, Mr. Weiss told the
Clerk that he had no objection to this project.
In answer to a question from the Chairman, Ms. Snyder said that the body
KA
ARPB Regular Meeting 5
Public Hearing June 25, 2015
of the house will be white, with an off -white trim and very dark blue
shutters with white flat tile roof.
Each of the Board Members complimented Ms. Snyder on the project and her
Presentation and stated they had no problem with it as presented.
a. Demolition Permit to remove existing structures.
Mr. Kent moved to recommend approval of a demolition permit and Mr.
Rubini seconded the motion with all voting AYE.
b. Special Exception #1 to permit a 30 ft. rear setback.
Mr. Kent then moved to recommend approval of a Special Exception to
permit a 30' waterfront rear setback as allowed by Section 70- 75(j)(1).
The motion was seconded by Mr. Rubini and all voted AYE.
c. Special Exception #2 to permit 238 sq. ft. of covered,
unenclosed area that exceeds the maximum permitted
floor area ratio.
Mr. Kent moved and Mr. Murphy seconded to recommend approval of a
Special Exception to allow 238 square feet of covered, unenclosed area
that exceeds the maximum floor area ratio (Section 70- 72(b)(2)). All
voted AYE at roll call.
d. Level 3 Architectural /Site Plan Review to permit
construction of a partial two -story 8,560 square foot
Georgian style single family dwelling with 4 car
garage and a swimming pool.
Mr. Kent moved to recommend approval of a Level 3 Architectural /Site
Plan Review to permit the construction of a partial 2 story single
family Georgian style dwelling with attached 4 car garage, consisting of
8,560 square feet and a swimming pool with the following conditions: 1)
Prior to the issuance of a certificate of occupancy, the owner of the
property shall prepare and record a deed restriction which shall provide
that all roof projection areas shall remain unenclosed as per approval
of the special exception for as long as the structure is in existence or
exceeds the maximum FAR. 2) The electric service and utility lines shall
be buried. 3) Any minor modifications in the landscape plan shall be
submitted to the Town Manager for review and approval and any major
modifications shall be brought back to the ARPB for review and approval,
prior to commencement of landscaping. Mr. Murphy seconded the motion and
all voted AYE at roll call.
2. An application submitted by William Wietsma, Architect, as
agent for Danburg Hansen LLC, owner of property located at
540 Middle Road, Gulf Stream, Florida 33483, legally
descried as Lot 16 and west 50' of Lot 17, Gulf Stream
Cove Subdivision.
Mr. Wietsma explained that the existing covered patio in the rear is
only 8' wide which is not large enough to accommodate the outdoor living
style that the Hansen family enjoys. He said they are proposing to
extend the existing another 8' which will give a 16' wide patio. He
advised that in order to do this, the existing will have to be removed
and then rebuild the desired 16' area. In addition, changes will be made
with the window and door openings into the house and roll down phantom
screens will be installed around the patio that can be lowered when
3
ARPB Regular Meeting &
Public Hearing June 25, 2015
necessary. He called attention to the existing 8' outdoor balcony above
which will increase to 16'. This would reduce the amount of light
entering the home. To address this situation, he is proposing to install
two skylights in the floor of the balcony that will be flat and made of
a material (laminated glass) that is strong enough to be walked on.
All were in agreement that this will be an improvement both in
appearance and utility.
a. Special Exception to allow 247 sq. ft. of covered,
unenclosed area that exceeds the maximum permitted
Floor Area Ratio.
Mr. Murphy Moved to recommend approval of a special exception to allow
247 square feet of covered, unenclosed area that exceeds the maximum
permitted Floor Area Ratio and Mr. Rubini seconded the motion with all
voting AYE.
b. Level 3 Architectural /Site Plan Review to permit the
addition of a new single story loggia on an existing
single family Gulf Stream Bermuda two -story dwelling.
Mr. Murphy then moved to recommend approval of a Level 3
Architectural /Site Plan based on a finding that the proposed addition of
a new single story loggia on an existing single family Gulf Stream
Bermuda two -story dwelling meet the minimum intent of the Design Manual
and applicable review standards with the following condition: Prior to
the issuance of a certificate of occupancy, the owner of the property
shall prepare and record a deed restriction which shall provide that all
roof projection areas shall remain unenclosed as per approval of the
special exception for as long as the structure is in existence or
exceeds the maximum FAR. Mr. Rubini seconded the motion and all voted
AYE at roll call.
VII. Continued From Meeting May 28, 2015.
Chairman Lyons announced that Mr. Kent has prepared a proposal
addressing the matters of controlling the size and placement of second
stories for presentation at this time.
A. Reduction of percentage allowed for second story
B. Placement of the second story
(FOLLOWING IS A COPY OF MR. KENT'S PRESENTATION COVERING THESE ITEMS)
RECOMMENDED CHANGES TO GULF STREAM CODE FOR TWO
STORY HOMES
IN CORE, PLACE AU SOLEIL AND NORTH /SOUTH DISTRICTS
The town commissioners and the mayor have assigned the ARPB to examine
ways to discourage the construction of 2 story homes. In the May
meeting we decided not to reduce FAR percentages because "the problem
is not so much with the size of the building, but the form of the
building ".
Ways to reduce the appearance of mass were discussed at the May
meeting, and recommendation was made to continue discussion at the June
meeting.
Ell
ARPB Regular Meeting &
Public Hearing June 25, 2015
Section 70 -74 SETBACKS
1) Increase Front Yard Setback to 35' for 2 story portions of 2 story
houses.
- Single story setback remains at 30'
2) Establish 2nd Story Side Setback: based on the width of the 1st story,
Manual currently limits 2nd story floor Square footage to 70% of 1st
floor. There are no guidelines for Linear footage across front
elevation. Recommend the ARPB establish one of two solutions:
a)A fixed number, i.e. 2nd story must be setback at least
101from the lst story walls, or,
b)A variable number based on a % of the width of the 1st story.
The means to calculate the 2nd story setback is important because
the Code provides formulas for architects to calculate:
a) Property Setbacks
b) Second Story square footage (70% of 1st floor square footage)
c) FAR Floor Area Ratio to establish allowable square footage
Yet the guidance for 2 story house massing is arbitrary leaving
"Building forms with central massing" to be interpreted by the
architect, town staff, ARPB members, and town commissioners in a
myriad of different ways.
In the May meeting Mr. Wietsma, a highly respected architect in the
recent history of Gulf Stream stated he "felt some setbacks for the
second stories, at least 10 feet, should be considered, and some
restrictions put in place to prevent structures that have a block like
appearance ".
option b) dovetails perfectly with the calculation of the Property Side
Yard Setback. The calculation would be made the same way as the Side yard
setback:
Setback for 1st story = Lot width x 30 %. Minimum Setback 15'
Setback for 2nd story = 1st story x 30 %. Minimum Setback 10'
(10' minimum setback for the 2nd story should be 10' to give
architects greater flexibility in the positioning of the 2nd story
over the 1st story.)
The closest the 2nd story could be built to a side property line is
25' and 30' to a roadway using the above formula.
3) Establish a section for 2nd stories with FAR less than 20% of total
FAR
There are numerous small second story structures in the districts under
review. These consist mostly of guest rooms placed above garages, and
are usually added years after the original single story house is built.
While these structures do not conform with the "central massing" called
5
ARPB Regular Meeting &
Public Hearing June 25, 2015
for in the code, because of their small size, generally 10 - 200 of the
total FAR, they are "harmonious" with the character of districts
currently under review.
To give architects greater flexibility, and to encourage single story
homes with very modest 2nd stories, I recommend we create an
additional section to address "2nd Story structures where the 2nd
story FAR is less than 200 of the total FAR"
That section would allow for
1) Placement of 2nd stories outside the setbacks established for
large 2nd stories.
2) Minimum Setback of 25' from any roadway.
3) Maximum eve height 20'
Attorney Randolph suggested that a dis- incentive to constructing a two
story house would be to require that the entire structure have an
additional 5 foot setback plus the existing 700 of the 13t floor square
footage.
Both Mr. Kent and Mr. Thrasher believed that would result in the
structure having the appearance of a flat "block ". Mr. Thrasher favored
having a maximum measurement for a plane before a break to provide some
articulation in the front.
Chairman Lyons said he favored having a separate section for 2nd story
additions of 200 or less and all of the members and Mr. Thrasher were in
favor of this.
Town Manager Thrasher believed that the Board is not in a position as
yet to make a final recommendation on these matters and suggested that
this be on the next agenda and that Mr. Kent's suggested language be
sent to Marty Minor after this meeting to get his opinion and Chairman
Lyons was in agreement. All members were also in agreement with Mr.
Thrasher's suggestion.
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.
9
ARPB Regular Meeting &
Public Hearing June 25, 2015
XI. Adjournment.
Chairman Lyons adjourned the meeting at 10:45 A.M.
Rita L. Taylor
Town Clerk
TOWN OF GULF STREAM
ARCHITECTURAL REVIEW AND PLANNING REPORT
Application #: 015 -7 Owner: M/M Thomas Clark
Address: 3432 North Ocean Blvd. Agent: Ken Weitz, Vintage Building CCC C& Design
Proposed Improvement: To construct 2 car garage with guest suite above.
Approvals Requested:
North Ocean Blvd. Overlay To construct a two car garage with guest suite above
within the North Ocean Blvd. Corridor
Level II Architectural/Site Plan: To permit construction of a 1,780 SF two -story Gulf
Stream Bermuda style 2 car garage with guest suite
above, to match an existing Bermuda style dwelling at
3432 North Ocean Blvd., Gulf Stream, Florida.
Gross Lot Size: 27,580 SF Effective Lot Area: 27,580 SF
Proposed Total Floor Area: 6,742 SF Allowable: 8,116 SF
Zoning District: RS -C
FFE:
Considered During Review:
Height: 26' 4 ", Preferred 5 30'
Section 66 -144 Standards: Regarding Level II & III architectural/ site plan review
Section 70-4 How to use this manual: Regarding Design Standards
Section 66 -1. Definition - Guest House
Section 70 -67. Effective lot area
Section 70 -71. Floor area ratios
Section 70 -74. Setbacks.
Section 70 -100. Roof and eave heights
Section 70 -187. Table of District Standards
Recommendations:
Motion to approve North Ocean Blvd. Overlay permit to construct a two car garage with guest
suite above to be located within the North Ocean Blvd. Corridor
Motion to approve Level II Architectural/ Site Plan based on a finding that the proposed
construction of a 1,780 SF two -story Gulf Stream Bermuda style 2 car garage with guest suite
above, to match an existing Bermuda style dwelling style, one- story, single family dwelling
meet the minimum intent of the Design Manual and applicable review standards.
Architectural Review and Planning Board
ARPB File #015 -07 July 23, 2015
ARPB Date: July 23, 2015
Action:
North Ocean Blvd. Corridor Permit:
Level II Architectural /Site Plan Review:
Page 2
Town of Gulf Stream
TOWN OF GULF STREAM
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 # /— f
To be completed by all applicants. PART II. GENERAL INFORMATION
A. Project Information
I.A.I. Project/Owner Name:
�OJVl0.$�L
I.A.2. Project Address:Zql? A (}fie Aayd ,7iAeSftf0AAA g 33� -183
I.A.3. Project Property Legal Description: tqU 1E ShMaA „ QA
_t!.b `-kid, 50 -
I.A.4. Project Description (describe In detail, including # of stories, etc.) "t a —rpL
11IU_ 4 alMeaS o aJ^ A Q01,QJ+SW; T �1MVD
I.A.5. Square Footage of New Structure or Addition: �40I34 ° l �$S ( S jy L �'Dq S Sp
Architectural Style: .pyA*4F14,n 0
1.A.6. Check all that apply: V*�Archilectural /Site Plan Review
Overlay 6( Land Clearing *North Ocean Boulevard
y (complete section B) ❑ Demolition of Structures 11 Non-residential uses 11 Variance
(complete section G) ❑t,Special Exception (complete section F)
1.A.7. (a) Proposed F.F.E.: _ _ J
Type of Foundation: ttA
B. Owner Information
1.B.1. Owner Address:
I.B.2. Owner
I.B.3. Owner
C. Agent information
I.C.1. Agent Name and Firm Name:
I.C.2. Agent Address:
I.C.3. Agent Phone Number:
1.C.4. AoentSinnal,,ro-
Pre -App Date:
urticial Use Only
App Dale:
ARPB Date:
Com Date:
Recommendation: _
Decision:
TC Date:
3 H "1, 0 /,5—a 01937 0E2 OD > -s -/ti
Application for Development Approval Form ADA.2000
revised 6/13100
Fax %I ,� -I'1aa
Page 2
Town of Gulf Stream
PART III. PROJECT DESCRIPTION AND JUSTIFICATION
To be completed by all applicants after pre- application conference with Town Staff. Please be concise but
brief. Attach additional sheets only when necessary and be sure to include the appropriate and complete
question number for each response.
A. Project Description and Justification
III.A.1. In what zoning district is the project site located? 95— C Si4� a"11 0tN2
III.A.2. Is the project compatible with the intent of the zoning district ? ®e No
Explain: 44 hAr—. L11 , cC.,"1 IS .'"'118 mod:h nnzk ow'V IQ P,14 4 �
L cd allha�kS �,,td cbn fv rrc,tuiiS ice►
rhWe- of lan d clel,l o� LA 14 ' oil
III.A.3. Is the project consistent with the Fblure Land tie Map and goals, objectives and policies of the
Comprehensive Plan? t e No
Explain:
III.A.4. How are ingress and egress to the property to be provided?
III.A.5.
How are the following
a.
Stormwater Drainage
b.
Sanitary Sewer 1'r
c.
Potable water _S2
d.
Irrigation Water
e.
Electricity
f.
Telephone Q�
g.
Gas px
h.
Cable Televisinn 4
being provided to the property?
III.A.6. If the project involves the erection of one or more structures, please describe how the structures are
consistent with the criteria in Section 66 -144 of the Town of Gulf Stream Code. (Attach additional
sheet if necessary.)
PART IV. ADDITIONAL INFORMATION
Section A is to be completed by all applicants after pre- application conference with Town staff. Answering
"Yes" to any question in Section A requires the completion of additional Sections as indicated.
A. Additional Approvals /Requirements
IV.A.1. Does the proJectLjuuQLye land area within fifty feet (50') of the A1A (North Ocean Boulevard)
right -of -way? Yes No (If "Yes ", Section B of this part must be completed.)
IV.A.2. Does the project involve the demolition of one or more structures? Yes No
(If "Yes ", Section C of this part must be completed.)
IV.A.3. Does the project involve the clearing or the filling of any portion of an a vacant lot or more than
fifty percent (50 %) of the landscape area of a developed lot? Yes No
(If "Yes ", Section D of this part must be completed.)
IV.A.4. Does the project require approval of a Special Exception? Yes No
(If "Yes ", Section E of this part must be completed.)
IV.A.5. Is the pro' t at variance with any regulations contained in the Zoning Code? No
Yes If "Yes ", Section G of this part must be completed.)
Application for Development Approval, Form ADA.32000 Page
February 2002
7h vn 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: VQ a
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 I o�
Explain:
IV.13.4. How is the design consistent with the AM Landscape Enhancement Project? I
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: V- /1
C. Projects Requiring a Demolition Permit
IV.C.1. When are the existing structures to be demolished?
IV.C.2. When are the proposed structures to be constructed?
IV.C.3. What is the landmark status of the structures to be demolished?
D. Projects Requiring a Land Clearing Permit
IV.D.1. Describe those vegetative materials of B 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
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TOWN OF GULF STREAM
ARCHITECTURAL REVIEW AND PLANNING REPORT
Application #: 015 -08 Owner: M/M Robert Wamser
Address: 3541 Polo Drive Agent: Ken Weitz/ Vintage Building & Design
Proposed: Construct five (5) additions to a non - conforming Gulf
Stream Bermuda style one story single family
dwelling.
Improvement
Approvals Requested:
Land Clearing Permit To prepare the property for construction.
Special Exception (1) To permit additions to the south side of an existing
dwelling that extends an existing non - conforming
wall which encroaches approximately 5' into the
required 15' south side setback (Section 70 -75 (c)).
Special Exception (2) To permit an addition to the north east corner of an
existing dwelling that extends an existing non-
conforming wall which encroaches approximately 5'
into the required 15' north side setback (Section 70 -75
(c))
Special Exception (3) To permit 3 additions to an existing non - conforming
dwelling which extends existing non - conforming
walls that encroach approximately 5' into the required
30' combined setback. (Section 70 -75 (c)).
Level 3 Architectural/Site Plan To permit the construction of a five (5) additions
(1,286 SF), 3 of which extend existing non - conforming
walls that will encroach an additional 5' into the
required 15' side setbacks, to an existing no-
conforming Gulf Stream Bermuda style, one story,
single family dwelling.
Gross Lot size: 15,775 SF Effective Lot Area: 15,775 SF
Permitted Floor Area: 5,205 SF Proposed Total Floor Area: 4,566 SF
Zoning District: RS -C: GS Core Proposed Height: 16'; Preferred <_ 20'
Finished Floor Elevation: 6.98'NGVD Base Flood Elevation: 7.0'
Adjacent Residences: Gulf Stream Proposed: Gulf Stream Bermuda
Bermuda
Considered During Review:
Section 66 -144 Standards: Regarding Level II & III architectural/ site plan review
Section 70-4 How to use this manual: Regarding Design Standards
Section 70 -71 Floor area ratios.
Architectural Review and Planning Board
ARPB File #015 -08
July 23, 2015
Page 2
Section 70 -7 (c ) Special exception. Additions to structures with existing nonconforming
setbacks.
Note: Standards of approval for special exception appear to be met.
Section 70 -98 Building For
Section 70 -100 Roof and Eave Heights;
Staff Recommendation:
Motion to Recommend Approval of a clearing permit.
Motion to Recommend Approval of a Special Exception (1) to permit additions to the south
side of an existing dwelling that extends an existing nonconforming wall which encroaches
approximately 5' into the required 15' south side setback (Section 70 -75 (c)).
Motion to Recommend Approval of a Special Exception (2) to permit an addition to the
north east corner of an existing dwelling that extends an existing nonconforming wall which
encroaches approximately 5' into the required 15' north side setback (Section 70 -75 (c)).
Motion to Recommend Approval of a Special Exception (3) to permit 3 additions to an
existing non - conforming walls that encroach approximately 5' into the required 30' combined
setback (Section 70 -75 (c)).
Motion to Recommend Approval of a Level 3 Architectural/ Site Plan Review based on the
findings that the proposed construction of 5 additions (1,286 SF), 3 which extend existing
nonconforming walls that will encroach an additional 5' into the required 15' side setbacks, to
an existing nonconforming Gulf Stream Bermuda style, one story, single family dwelling
meet the minimum intent of the Design Manual and applicable review standards with the
following conditions:
1. The electric service lines shall be buried if not already.
2. Any minor modifications in the landscape plan shall be submitted to the Town Manager
for review and approval and any major modifications shall be brought back to the ARPB
for review and approval, prior to commencement of landscaping.
3. All landscaping shall be planted on private property only. Any existing landscape
materials on Town's Right -of -Way shall be removed and /or transplanted to private
property
ARPB Date: July 23, 2015
Action: Clearing Permit:
Special Exception (1):
Special Exception (2):
Special Exception (3):
Level 3 Architectural
/Site Plan Review:
Architectural Review and Planning Board
ARPB File #015 -08
July 23, 2015
Page 3
Town Commission: August 14, 2015
Action: Clearing Permit:
Special Exception (1):
Special Exception (2):
Special Exception (3):
Level 3 Architectural /Site Plan Review:
Town of Gulf Stream
TOWN OF GULF STREAM
a RECEIVED 4
JUN -8 2015
Town of Gulfstream, F'.
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 #
To be completed by all applicants. PART II. GENERAL INFORMATION
A. Project Information
I.A.I. Project/Owner N
I.A.2. Project Address:
I.A.3. Project Properly Legal Description: ?L 2 NO fl e(.13 U" -1 $ L4,%
I.A.4. Project Description (describe in detail, including # of stories, etc.) arirll� !�incluoiQ
I.A.5. Square Footage of New Structure or Addition:
Architectural Style: E ervv� ud0.
1.A.6. Check all that apply: d Architectural /Site Plan Review ❑ Land Clearing ❑ North Ocean Boulevard
Overlay (complete section B) ❑ Demolition of Structures ❑ Non - residential uses ❑ Variance
(complete section G) V Special Exception (complete section .E)
1.A.7. (a) Proposed F.F.E.: 1^,,�,1,,,�';,y,�•:
Type of Foundation: -+-C•
B. Owner Information
I.B.I. Owner Address: -3-5 i( �lO DIAW ql1 xjk -- r n l/l ltiv 331 ($3
I.B.2. Owner Phone Number: q 1-A '' t
Fax
1.8.3. Owner Signalure�— � ��'j,
C. Agent Information t - " �1. 1
I.C.1. Agent Name and Firm Name: VIDA VA V lh p 1�d1
I.C.2. Agent Address: 900 Or
oV 8(vd. Saike g1s 1)elvan cA.1, 33ugz
I.C.3. Agent LSignature: ne Number: (o)5Q. 211' 5dq cell 7ol- �Iro -$y$H
Fax �' CIU"
1.C.4. Agent
Official Use Only
Pre -App Date: ARPB Date:
App Date: Recommendation: --
Corn Date: TC Date: - --
Decision: ,+
"I I W n rnr�a a 6 9 -
i
Application for Development Approval Form ADA.2000
revised 6 /13 /00
Page 2
Town of Gulf Stream
PART III. PROJECT DESCRIPTION AND JUSTIFICATION
To be completed by all applicants after pre- application conference with Town Staff. Please be concise but
brief Attach additional sheets only when necessary and be sure to include the appropriate and complete
question number for each response.
A. Project Description and Justification
III.A.1. In what zoning district is the project site located? �S
C 5 --1!!
III.A.2. Is the project compatible with the intent of the zoning district? 1XYes ❑ No
III.Fl.3. Is the project consistent w'
Comprehensive Pla h the Future Land Use Map and goals, objectives and policies of the
n? les ❑ No
Explain.
III.A.4. Flow are ingress and egress to the property to be provided?
III.A.5. How are the following utilities to be provided to the property?
a. Stormwater Drainage au am - exis"
b. Sanitary Sewer
C. Potable Water
d. Irrigation Water
e. Electricity
f. Telephone
g. Gas
h. Cable Television ,�
the structures are
III.A.6. If the project involves the erection of one or more structures, please describe how
consistent with the criteria in Section 66 -144 of the Town of Gulf Stream Code. (Attach additional
sheet if necessary.)
no
PART IV. ADDITIONAL INFORMATION
Section A is to be completed by all applicants after pre - application conference with Town staff. Answering
"Yes "to any question in Section A requires the completion of additional Sections as indicated.
A. Additional Approvals /Requirements
IV.A.1. Does the project involve land area within fifty feet (50') of the A1A (North Ocean Boulevard) right -of-
way? ❑ Yes 9?190 (If "Yes ", section B of this part must he completed.)
IV-A.2. Does the project involve the demolition of one or more structures? ❑ Yes ISlo
(If "Yes ", section C of this part must be completed.)
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 ISK
(If "Yes ", section D of this part must be completed.)
IV.A.5. D�ofm� the project require approval of a Special Exception?
'Yes ❑ No (If "Yes ", section E of this part must be completed.)
IV.A.6. 's IF- proffer at variance with any regulations contained in the Zoning Code?
f3Yes 1Vo (If "Yes ", section G of this part must be completed.)
Application for Development Approval Form ADA.32000
Page 3
�� c 0 1 1 1
E " P r o j e c t s R e q u i r i n g a S p a c i a l E x c e p t i o n . t ��
I V . E . 1 . I s t h e p r o p o s e d u s e a p e r m i t t e d s p e c i a l
I V . - , e x c e p t i o n u s e ?
E 2 " H o w i s t h e u s e d e s i g n e d o q i V o ' 7 3 - - -
g l o c a t e d C o d e S e r t i o n : c '
w e l f a r e , a n d m o r a l s a n d p r o p o s e d t o h e o
w i l l b e p r o t e c t e d ? A e r a t e d s o t h a t t h e
P u b l i c h e a l t h , s a f e l y ,
L C / L t ��4 . . n l u / t [ . ` t Z ` ��
I V . E . 3 . W i l l ( h e u s e c a u s e s u b s )
b e l o c a t e d ? Q' y e s , d i a l i n j u r y t o t h e v a l u e o f o t h e r r o
' o w o P p e r i y i n t h e n e i g h b o r h o o d E x p l a i n . w h e r e i t i s t o
I V . E . q . H o w w i l l t h e u s e b e c o m p a t i b l e w i t h a d j o i n i n g d e v e l o p m e n t a n d t h e c h a r a c t e r o f t h e D i s t r i c t w h e r e i t
v ��I I Y _
I V - E . 5 . W h a t l a n d s c a p i n g a n d s c r e e n i n g a r e p r o v i d e d ?
S ' r I
I V . E . 6 . D o e s t h e u s c o n f o r m w i t h a l l a p p l i c a b l e r e g u l a t i o n s
l o c a t e d ? E f y e s Q' N o
g o v e r n i n g t h e D i s t r i c t w h e r e i n i t i s t o b e
E x p l a i n .
F . N o n - R e s i d e n t i a l P r o j e c t s a n d R e s i d e n t i a l P r o j e c t s o f G r e a t e r t h a n 2 U n i t s
I V Y - 1 . I f c o m m o n a r e a f a c i l i t i e s a r e t o b e p r o v i d e d , d e s c r i b e t h e m a n d h o w t h e y a r e t o b e m a i n t a i n e d .
I V . F , 2 . I f r e c r e a t i o n f a c i l i t i e s a r e t o b e p r o v i d e d , d e s c r i b e t h e m a n d t h e i r p o t e n t i a l i m p a c t s o n s u r r o u n d i n g
P r o p e r t i e s .
I V . F . 3 . F o r e a c h o f t h e f o l l o w i n g , l i s t t h e n u m b e r p r o v i d e d a n d t h e i r d i m e n s i o n s .
L o a d i n g s p a c e s :
S t a n d a r d P a r k i n g S p a c e s :
S m a l l C a r P a r k i n g S p a c e s :
H a n d i c a p p e d P a r k i n g S p a c e s :
D r i v e w a y s / A i s l e s ;
A p p l i c a t i o n f o r D e v e l o p m e n t A p p r o v a l F o r m A D A . 3 2 0 0 0
P a g e 5
I ur gulf Stream
H- Projects Requiring Rezoning
IV.f -1.1. What is the Future Land Use designation of the project site?
IV.H.2. If the project involves a rezoning,
Comprehensive Plan text change, o oan g Code text change, Future Land Use
justification for the request. Y combination thereof, Map change,
Please describe the need and
PART V. OPTIONAL INFORMATION
This additionfalrele ant information regarding g the Project t thattwas not covered elsewhere on this
t /he other materials submitted with the application. required to provide any
form or on any of
a/1 c_ '-
P7Tte
Application for Development Approval Form ADA.2000
revised 0/8100
I
Page 7
V I N T A G E
B U I L D I N G A N D D E S 1 G N
June 10, 2015
Town of Gulfstream
Application for Development Approval
100 Sea Road
Gulf Stream, FL 33483
Re: Wamser Residence (3541 Polo Drive, Gulf Stream)
To Whom It May Concern,
As the Section 70 -75 Special Exception Setbacks code states: "Where the addition to the
structure is a logical extension of the existing floor plan in terms of function and design,"
and "The location of the addition shall represent a logical extension of the existing
structure and shall be consistent with all applicable design standards ", the following
encroachments as explained below will prove to fall under these allowances:
The present front set back of 30' is not being encroached upon.
The south side set back, which is presently 15', is encroaching the former 10' setback by
approximately 5' in both the southeast (closet addition) and southwest (bedroom
addition) comers of the residence. These represent a logical extension of the existing
structure.
The north side set back, which is presently 15', is encroaching the former 10' setback by
approximately 5' in the northwest corner (garage extension). These represent a logical
extension of the existing structure.
The lanai extension in the northeast corner is currently shown on the plans as encroaching
by 2 ". We will reduce this encroachment on the final plans to delete this encroachment.
The final structure will not encroach the set back.
Sincerely,
d
Ken Weitz
Principle, Vintage Building and Design
200 Lindell Boulevard, Suite 919, Delray Beach, FL 33483
P 561- 716 -8454 • F 561- 932 -1722 • www.vintagebd.net • CGC#034794
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Landscape Plans For: 0
3541 POLO DRa N
Gulfslream, Fl. m O m
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DESIGNED BY:
CARTER & ASSOCIATES
LANDSCAPE ARCHITECTS INC.
74 N.E. 5th AVE. Delray Beach, R 33483
561 -272 -9621 dhc inc@bebouthnef LA. 831
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CHANGES TO GULF STREAM CODE FOR TWO
STORY HOMES
IN CORE, PLACE AU SOLEIL AND NORTH /SOUTH DISTRICTS
The town commissioners and the mayor have assigned the ARPB to examine
ways to discourage the construction of 2 story homes. In the May
meeting we decided not to reduce FAR percentages because "the problem
is not so much with the size of the building, but the form of the
building ".
Ways to reduce the appearance of mass were discussed at the May
meeting, and recommendation was made to continue discussion at the June
meeting.
Section 70 -74 SETBACKS
1) Increase Front Yard Setback to 35' for 2 story portions of 2 story
houses.
- Single story setback remains at 30'
2) Establish 2nd Story Side Setback: based on the width of the 1st story,
Manual currently limits 2nd story floor Square footage to 70% of 1st
floor. There are no guidelines for Linear footage across front
elevation. Recommend the ARPB establish one of two solutions:
a)A fixed number, i.e. 2nd story must be setback at least
101from the 1st story walls, or,
b)A variable number based on a % of the width of the 1st story.
The means to calculate the 2nd story setback is important because
the Code provides formulas for architects to calculate:
a) Property Setbacks
b) Second Story square footage (70% of 1st floor square footage)
c) FAR Floor Area Ratio to establish allowable square footage
Yet the guidance for 2 story house massing is arbitrary leaving
"Building forms with central massing" to be interpreted by the
architect, town staff, ARPB members, and town commissioners in a
myriad of different ways.
In the May meeting Mr. Wietsma, a highly respected architect in the
recent history of Gulf Stream stated he "felt some setbacks for the
second stories, at least 10 feet, should be considered, and some
restrictions put in place to prevent structures that have a block like
appearance ".
Option b) dovetails perfectly with the calculation of the Property Side
Yard Setback. The calculation would be made the same way as the Side yard
setback:
Setback for 1st story = Lot width x 30 %. Minimum Setback 15'
Setback for 2nd story = 1st story x 30 %. Minimum Setback 10'
(10' minimum setback for the 2nd story should be 10' to give
architects greater flexibility in the positioning of the 2nd story
over the 1st story.)
The closest the 2nd story could be built to a side property line is
25' and 30' to a roadway using the above formula.
3) Establish a section for 2nd stories with FAR less than 20% of total
FAR
There are numerous small second story structures in the districts under
review. These consist mostly of guest rooms placed above garages, and
are usually added years after the original single story house is built.
While these structures do not conform with the "central massing" called
5
for in the code, because of their small size, generally 10 - 200 of the
total FAR, they are "harmonious" with the character of districts
currently under review.
To give architects greater flexibility, and to encourage single story
homes with very modest 2nd stories, I recommend we create an
additional section to address "2nd Story structures where the 2nd
story FAR is less than 200 of the total FAR"
That section would allow for
1) Placement of 2nd stories outside the setbacks established for
large 2nd stories.
2) Minimum Setback of 25' from any roadway.
3) Maximum eve height 20'
Attorney Randolph suggested that a dis- incentive to constructing a two
story house would be to require that the entire structure have an
additional 5 foot setback plus the existing 700 of the ls' floor square
footage.
Both Mr. Kent and Mr. Thrasher believed that would result in the
structure having the appearance of a flat "block ". Mr. Thrasher favored
having a maximum measurement for a plane before a break to provide some
articulation in the front.