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HomeMy Public PortalAbout06 25 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, 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 Curtiss Roach William Wietsma Jennifer Snyder David Bodker Chairman Board Member Board Member Alternate Member Town Manager Town Attorney Town Clerk Board Member Vice Chairman Alternate Member 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 916 ", 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 2 ARPB Regular Meeting & 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 O 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) CHANGES TO GULF STREAM CODE FOR TWO STORY HOMES IN CORE, PLACE AU SOLEIL AND NORTH /SOUTH DISTRICTS The town commissioners ways to discourage the meeting we decided not is not so much with the building ". and the mayor have assigned the ARPB to examine construction of 2 story homes. In the May to reduce FAR percentages because "the problem size of the building, but the form of the Ways to reduce the appearance of mass were discussed at the May meeting, and recommendation was made to continue discussion at the June meeting. 4 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 lst story, Manual currently limits 2nd story floor Square footage to 70% of 1st C 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 10'from 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.) J 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 - 20% 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 Ostory FAR is less than 20% 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 70% of the lst 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 20% 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. C 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 0