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
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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
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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.
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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
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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.
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ARPB Regular Meeting &
Public Hearing June 25, 2015
XI. Adjournment.
Chairman Lyons adjourned the meeting at 10:45 A.M.
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Rita L. Taylor
Town Clerk
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