HomeMy Public PortalAbout06/17/1991 *Town Commission & ARPB Workshop MeetingTO ALL WHOM IT MAY CONCERN
NOTICE IS HEREBY GIVEN that the Architectural Review and
Planning Board of the Town of Gulf Stream will hold a Public Hearing
on Wednesday, July 17, 1991 at 9:00 A.M. and the Town Commission will
hold a Public Hearing on Friday, August 16, 1991 at 9:00 A.M., both
in the Commission Chambers of the Town Hall, Gulf Stream, Florida
at which the following will be considered:
An application for a Special Exception submitted by Sam
Caliendo, Caliendo Construction Co., as agent for Gerry
Lepkanich, to permit the placement of a construction
trailer as provided in Ordinance No. 83 -1; ZONING, Part II;
COMPREHENSIVE ZONING ORDINANCE, Section VII; "RS" RESIDENTIAL
SINGLE - FAMILY DISTRICT, Sub Section D; SPECIAL EXCEPTIONS,
Paragraph 1. of no greater than five hundred (500) square
feet in size, approximately thirty feet from the front
property line and approximately forty (40) feet from the
north side property line at 3223 N. Ocean Blvd., Gulf
Stream, Florida which is owned by Mr. & Mrs. Gerry
Lepkanich.
ALL PERSONS INTERESTED in the matter may appear before the
Architectural Review and Planning Board and the Town Commission at
the times and place aforesaid and be heard.
SHOULD ANY INTERESTED PARTY SEEK TO APPEAL ANY DECISION MADE BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OR THE TOWN COMMISSION WITH
RESPECT TO ANY MATTER CONSIDERED AT THIS PUBLIC HEARING, 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.
Dated: July 3, 1991 TOWN OF GULF STREAM, FLORIDA
/2a� /�,
Rita L. Taylo , Town Clerk
THIS NOTICE IS PUBLISHED PURSUANT TO THE TOWN OF GULF STREAM CODE OF
LAWS AND ORDINANCES AND IS POSTED AT THE GULF STREAM TOWN HALL IN A
CONSPICUOUS LOCATION OUTSIDE THE FRONT DOOR.
C,
C
July 12, 1991
MAYOR: William F. Koch, Jr.
VICE MAYOR: Alan I. Armour
COMMISSIONER: James Cross
Lawrence E. Stahl
Kathleen S. Wallace
ARCHITECTURAL REVIEW AND PLANNING BOARD:
Joan Orthwein, Chairman
William Lynch, Vice Chairman
Donald McGraw, Jr.
Samuel Ogren, Jr.
Susanna Souder
Joan LaPorte, Alternate
A. Curtis True, Alternate
JOINT WORKSHOP MEETING OF THE TOWN COMMISSION AND THE ARCHITECTURAL
REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA TO BE
HELD ON JULY 17, 1991 IMMEDIATELY FOLLOWING THE REGULAR MEETING AND
PUBLIC HEARING OF THE ARCHITECTRUAL REVIEW AND PLANNING BOARD WHICH
WILL COMMENCE AT 9:00 A.M. IN THE TOWN HALL OF GULF STREAM, 100 SEA
ROAD, GULF STREAM, FLORIDA
AGENDA
I. Call to Order
II. Roll Call
III. Review of Zoning in Progress
IV. Protection of Trees
V. AlA Historic Corridor
VI. Maximum First Floor Elevation
VII. Second Story Development
VIII. Administrative Review
IX. Adjournment
SHOULD ANY INTERESTED PARTY SEEK TO APPEAL ANY DECISION MADE BY THE TOWN
COMMISSION AND /OR 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.
256.0105, F.S.S.
JOINT WORKSHOP MEETING OF THE TOWN COMMISSION AND THE ARCHITECTURAL
REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA HELD IN
THE TOWN HALL ON WEDNESDAY, JULY 17, 1991 IMMEDIATELY FOLLOWING THE
REGULAR MEETING OF THE ARCHITECTURAL REVIEW AND PLANNING WHICH COMMENCED
AT 9:00 A.M. IN THE TOWN HALL, GULF STREAM, FLORIDA.
I.
0*4
The meeting was called to order by Mayor Koch.
Roll Call
Present: William F. Koch, Jr.
Alan I. Armour
James E. Cross
Lawrence E. Stahl
Kathleen S. Wallace
Joan Orthwein
Donald McGraw, Jr
Joan LaPorte
Curtis True
Absent:
William Lynch
(all with
Samuel Ogren, Jr.
notice)
Susanna Souder
Also Present:
Franklin Flannery
John Randolph
Rita Taylor
Scott Harrington
III. Review of Zoning in Proaress
Mayor
Vice Mayor
Commissioner
Commissioner
Commissioner
Chairman of ARPB
Member of ARPB
Alternate Member, ARPB
Alternate Member, ARPB
Vice Chairman ARPB
Member of ARPB
Member of ARPB
Town Manager
Town Attorney
Town Clerk
Town Planner /Code Enf.
Mr. Harrington stated the items on which zoning in progress had
been declared are: 1) Protection of Trees, 2) AlA Historic Corridor,
3) Restriction of the Maximum First Floor Elevation, and 4) Restriction
of Second Story Development. He added that there are several other
items that had been included in discussion of ordinance amendements
but he would deal with them later.
Mayor Koch stated that some residents had expressed a desire to have
action on tlpjse matters delayed until fall but that other residents who
want to develop and renovate are being delayed . He also pointed out
that the staff is having a difficult time working with the codes
due to so many different items designated zoning in progress.
IV. Protection of Trees
Mr. Harrington pointed out that proposed Ordinance 91/19 had
been under consideration for the protection of trees. His recommendations
regarding this matter are to recind Ordinance No. 91/19 and replace it
with a land clearing ordinance which would include the following:
1. The Ordinance would be written to require a permit for
any land clearing, filling or dredging activities.
2. The Ordinance would apply to all vacant lots and lots
where redevelopment activity will disturb or alter 50%
or more of the landscaped area of the site.
Joint Workshop -Town Commission and
the Architectural Review and Planning Board page 2
July 17, 1991
3.
Requirements in the ordinance would include preserving
all on -site native and non - nuisance vegetation with a
trunk diameter of 4 inches or greater either at its
current location or relocated on -site, where practical.
Proposed landscape plans would be required showing all
existing, relocated and new landscaping. Written justification
would be required explaining which materials, if any, would
be lost and why. Moving the vegetation off- site,but still
within the Town limits, would be an acceptable mitigation
measure where preserving or relocating vegetation on -site
proved to be impractical.
4.
Standards would be provided in the ordinance to ensure the
vegetation to be saved would be protected during the time
when land clearing and building activities are taking place
on -site.
5.
Applications for the Land Clearing Permit would be reviewed
simultaneously with Site Plan Review, if required, and would
follow the same notice and public hearing requirements as
site plans for review by the Architectural Review and
Planning Board and the Town Commission.
It was the
feeling of those present that the recommendations acceptable
and they should
be placed on an agenda for official consideration.
V. AlA
Historic Corridor
Mr.
Harrington felt that the provisions covered in the proposed
ordinance
91/16 could be included with other ordinances proposed and
existing.
He pointed out that the ordinance as written is unclear as to
whether signs
for the clubs or condominiums would be permitted.
In
the discussion it was determined that a separate ordinance for
the Historic
Corridor is needed but that proposed ordinance 91/16 should
be revised
to include the following:
1.
Language added which describes the historical importance
of the corridor.
2.
Section 2.F.l.d. deleted, thus prohibiting all real estate
and contractor signs in the corridor.
3.
Make the ordinance applicable to all additions, alterations,
and removal of vegetation, berms, walls, gates, fences,
columns, driveways, walkways, other impervious areas, and
structures within the corridor, with the exceptions noted
in the ordinance and the addition of an exemption for
trimming or removal by utility companies.
4.
A Landscape Disturbance-Permit would -be -required and would
be reviewed simultaneously with Site Plan Review, if required,
and would follow the same notice and public hearing requirements
as site plans for review by the Architectural Review and
Planning Board and the Town Commission.
5.
Removal or alteration of vegetation or other landscape
features in violation of the requirements of the ordinance
would result in the replacement of the lost vegetation or
landscape features with materials deemed by the Town to be
equivalent to those lost.
Joint Workshop -Town Commission
and The Architectural Review and Planning Board page 3
July 17, 1991
VI. Maximum First Floor Elevation
The following recommendations for a maximum first floor elevation
were submitted for consideration by Mr. Harrington:
1. For previously undeveloped lots, the maximum finished
first floor elevation would be the greater of the following:
A. +8.5 feet NGVD;
B. 1.5 feet above the crown of adjacent roads; or,
C. 0.5 feet above the average existing grade of the
buildable area of the lot.
2. For previously developed lots, the maximum finished first
floor elevation would be the greater of the following:
A. +8.5 feet NGVD;
B. 1.5 feet above the crown of adjacent roads; or,
C. The elevation of the previous structure or the average
of elevations of adjacent structures, whichever is less.
He further recommended that the proposed Ordinance 91/18 covering this
matter be recinded and replaced with one containing the above. All
felt these recommendations were sound and should have official action.
VII. Second Story Development
Mr. Harrington reminded that Ordinance 91/17 as proposed requires
that the second story be no greater than 30% of the square footage of
the first story. He recommended that this be recinded and replaced
with an Ordinance to include a system of controls involving maximum lot
coverage, maximum floor area, and minimum setbacks based on height. The
Ordinance would provide for the following in Single Family Residential
Districts:
1. Maximum Lot Coverage: Non - oceanfront lots: 25% of the entire lot
area.
Oceanfront lots: 25% of the lot area
landward of the existing Coastal Construction
Control Line.
2. Maximum Floor Area Ratio: Non - oceanfront lots: 0.33 of the entire lot
area.
Oceanfront lots: 0.33 of the lot area
landward of the existing Coastal Construction
Control Line.
Joint Workshop -Town Commission
and the Architectural Review and Planning Board page 4
July 17, 1991
3- Minimum Side Setbacks: Lots of 20,000 sauare feet and greater: 15
feet or 15% of lot width, whichever is
greater, for structures up to 22 feet in height.
For portions of structures greater than 22 feet
in height, one additional foot of setback shall
be provided for each foot in height over 22
feet up to a maximum of 35 feet in height
excluding chimneys.
Lots of less than 20.000 square feet: 15 feet
for structures up to 22 feet in height. For
portions of structures greater than 22 feet in
height, one additional foot of setback shall be
provided for each foot in height over 22 feet
up to a maximum of 35 feet in height
excluding chimneys.
4. Minimum Front Setbacks: Lots located on A1A: 78 feet from the
centerline of the A1A right -of -way.
Lots of 20.000 sauare feet and areater: 25
feet or 25% of lot depth, whichever is
greater, for structures up to 22 feet in height.
For portions of structures over 22 feet in
height, one additional foot of setback shall be
provided for each foot in height over 22 feet
up to a maximum of 35 feet in height
excluding chimneys.
Lots of less than 20.000 sauare feet: 25 feet
for structures up to 22 feet in height. For
portions of structures over 22 feet in height,
one additional foot of setback shall be
provided for each foot in height over 22 feet
up to a maximum of 35 feet in height
excluding chimneys.
5. Minimum Rear Setbacks: Lots of 20,000 square feet and greater: 15
feet or 15% of lot depth, whichever is
greater, for structures up to 22 feet in height.
For portions of structures greater than 22 feet
in height, one additional foot of setback shall
be provided for each foot in height over 22
feet up to a maximum of 35 feet in height
excluding chimneys.
Joint Workshop -Town Commission and
The Architectural Review and Planning Board page 5
July 17, 1991
Lots of less than 20,000 square: 15 feet
for structures up to 22 feet in height.
For portions of structures greater than
22 feet in height, one additional foot
of setback shall be provided for each
foot in height over 22 feet up to a
O maximum of 35 feet in height excluding
chimneys.
It was the concensus of those present that these recommendations be
scheduled for official action with the following revisions:
1. The Coastal Construction Setback Line be defined by
including the date the existing line was established.
2. The maximum height of structures be reduced from 35'
excluding chimneys to 30' in height excluding chimneys
with the exception of ocean front lots on which a
structure of a maximum 35' would be permitted but that
chimneys would be included in the 35'.
The Commission and the Board felt that a study should be made, followed
by a staff recommendation, to establish a setback line from the water
(not to include the ocean) so that it could be addressed along with
all of the other pending legislation. Mr. Harrington stated he would
be happy to do this and suggested that he also needs to study how the
floor area ratios should be applied where atriums are a part of the
development.
VIII. Administrative Review
Mr. Harrington stated that the Codes as written provide that
building permits also go thru the review process. He felt that it was
not intended that everything be held up in the process but that the
staff be authorized to handle some of the smaller applications. He
recommended that something definitive be determined in this area. He
cited a number of examples of applications that he felt should be able
to be decided on a staff level rather than having to go thru the entire
review process. He recommended that an administrative review process
be created and offered the following:
Site Plan Review
The following development proposals require Site Plan Review
and Approval which includes a review and recommendation by
the Town staff and the ARPB, and final review and approval
C> by the Town Commission.
- All new primary structures.
- All accessory structures greater than 150 square feet.
- Expansion of existing structures by greater than 5% of the
total square footage or building footprint.
- Demolition of primary structures by greater than 5% of the
total square footage or building footprint.
Joint Workshop -Town Commission and
The Architectural Review and Planning Board page 6
July 17, 1991
- Changes in exterior wall, roofing, window, or door materials,
or combination thereof, for 10% or greater of the total
surface area of an elevation, or 20% or greater of the
entire exterior surface area.
- Increases of 10% or greater of the total unroofed impervious
surface area.
- All boat lifts.
Administrative Review Only
The following development proposals require review and approval
by the Town staff only:
- All building or demolition activities not requiring
Site Plan Review.
This recommendation was thought to be acceptable with the following
revisions:
1. Under the Site Plan Review for changes in materials, it
was felt that the phrase "with are significantly different
in color, texture or appearance" should be inserted after
the word thereof.
2. Docks be included along with the boat lifts in the Site
Plan Review.
3. An additional item added under Site Plan Review; "All
other development proposals which, in the opinion of
Town staff, warrant site plan review due to the development's
potential impact.
4. A definition added to designate who is considered as the
Town staff.
It was suggested that the Staff prepare a recommendation for the place-
ment, size and maintenance of docks, boat lifts and dolphins and that
some consideration be given to permitting garages to face the street
without screening on lots of 20,000 or less, with both to be considered
along with the pending legislation.
IX. Adjournment.
Mayor Koch adjourned the meeting at 12:15 P.M.
Rita L. Taylo" Town Clerk