HomeMy Public PortalAbout02/22/1995NOTICE OF APPLICATION FOR DEVELOPMENT APPROVAL
NOTICE IS HEREBY GIVEN that the Architectural Review and Planning
Board of the Town of Gulf Stream will hold a meeting on Wednesday,
February 22, 1995 AT 9:00 A.M., and the Town Commission will hold a meeting
on Friday, March 10, 1995, at 9:00 A.M., both in the Commission Chambers
of the Town Hall, 100 Sea Road, Gulf Stream, Florida, at which the follow-
ing will be considered:
An application for a Special Exception and a Level III Architectural/
Site Plan Review, submitted by Michael Steffens, as Agent for
Robert and Caron Dockerty, 3000 N. Ocean Blvd., Gulf Stream,
Florida 33483 to permit the construction of an open-air breezeway,
which would connect the rear of the existing residence to the
recently approved cabana/garage structure, and would match an
existing non -conforming south side yard setback of approximately
13 foot at the address stated herein that is described as a
portion of Lots 40 and 41, Gulf Stream Properties subdivision
The Architectural Review and Planning Board shall make a recommendation
to the Town Commission, and the Town Commission shall make a final
decision regarding the subject application at their respective meetings
noticed above. These meetings may be adjourned from time to time and place
to place as may be necessary to hear all parties and evidence.
Complete application materials are on file in the office of the Town Clerk
located at 100 Sea Road, Gulf Stream, Florida 33483 and may be reviewed
during regular business hours which generally include non -holiday weekdays
from 9:00 A.M. to 4:00 P.M.
ALL PARTIES INTERESTED IN THIS MATTER may appear before the
Architectural Review and Planning Board and the Town Commission of the
Town of Gulf Stream 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 THESE MEETINGS, 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: February 14, 1995 TOWN OF GULF STREAM, FLORIDA
Rita L. Taylor, own Clerk
NOTICE OF APPLICATION FOR DEVELOPMENT APPROVAL
NOTICE IS HEREBY GIVEN that the Architectural Review and Planning
Board of the Town of Gulf Stream will hold a meeting on Wednesday,
February 22, 1995 at 9:00 A.M., and the Town Commission will hold a meeting
on Friday, March 10, 1995, at 9:00 A.M., both in the Commission Chambers
of the Town Hall, 100 Sea Road, Gulf Stream, Florida, at which the follow -
inn will be considered:
An application for a North Ocean Boulevard Landscape Disturbance
Permit, Land Clearing Plan Review and Level III Architectural/
Site Plan Review, submitted by Terence Cudmore, as Agent for
Robert and Alva Craft who are contract purchasers of a parcel
of land with 100' frontage on State Road AlA that is owned by
William and Gail Bradbury, which is located at 1357 N. Ocean
Blvd. and legally described as the south 50 feet of Lot 4 and
the north 51 feet of Lot 5, Revised Plat of Blocks D & E of
Palm Beach Shores Acres subdivision, to permit construction
of a two story, single family dwelling of approximately 8,761
square feet and other site improvements.
The Architectural Review and Planning Board shall make a recommendation
to the Town Commission, and the Town Commission shall make a final
decision regarding the subject application at their respective meetings
noticed above. These meetings may be adjourned from time to time and
place to place as may be necessary to hear all parties and evidence.
Complete application materials are on file in the office of the Town
Clerk located at 100 Sea Road, Gulf Stream, Florida 33483 and may be
reviewed during regular business hours which generally include non -
holiday weekdays from 9:00 A.M. to 4:00 P.M.
ALL PARTIES INTERESTED IN THIS MATTER may appear before the
Architectural Review and Planning Board and the Town Commission of the
Town of Gulf Stream 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 THESE MEETINGS, 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.:
Dated: February 14, 1995 TOWN OF GULF STREAM, FLORIDA
, o
Rita L. Taylor,owPwnn Clerk
CHAIRMAN:
VICE CHAIRMAN:
BOARD MEMBER:
ALTERNATE MEMBER
Joan Orthwein
William Lynch
Donald McGraw
Samuel Ogren
Susanna Souder
Betsy Hvide
R. W. Hopkins
February 17, 1995
REGULAR MEETING BEING HELD BY THE ARCHITECTURAL REVIEW AND PLANNING BOARD
OF THE TOWN OF GULF STREAM, FLORIDA, ON WEDNESDAY, FEBRUARY 22, 1995,AT
9:00 A.M. IN THE TOWN HALL, 100 SEA ROAD, GULF STREAM, FLORIDA.
t:Lel�l�i7:1
I. Call to Order.
II. Roll Call.
III. Minutes of the Regular Meeting & Public Hearing of January 25, 1995.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
V. Announcements.
A. Joint Meeting with Town Commission -Friday, March 10, 1995, 6:30 A.1
B. Regular Meeting of ARPB-March 22, 1995.
VI. Applications for Development Approval.
A. Michael Steffens, as Agent for Mr. & Mrs. Robert Dockerty, owners
of the property at 3000 N. Ocean Blvd.
1. SPECIAL EXCEPTION -To permit construction of a breezeway
addition that would match an existing non -conforming south
side yard setback at the address stated herein that is
described as a portion of Lots 40 and 41, Gulf Stream
Properties subdivision.
2. LEVEL III ARCHITECTURAL/SITE PLAN REVIEW -To permit construct-
ion of an open-air breezeway to connect existing residence
to the recently approved cabana/garage.
B. Terence Cudmore, as agent for Robert & Alva Craft, contract
purchasers of a parcel of land with 100' frontage on State Road
AlA that is presently ov
located at 1357 N. Oce
51 feet of Lot 5, Re -
Shore Acres subdiv'
1. AlA VEGETATI'
entrance o-
2. LAND CLF'
replac•
the
or
3.
VII
MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE ARCHITECTURAL
REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON WEDNESDAY,
FEBRUARY 22, 1995, AT 9:00 A.M., IN THE TOWN HALL, 100 SEA ROAD, GULF
STREAM, FLORIDA.
I. Call to Order. The meeting was called to order by Chairman
Orthwein at 9:00 A.M.
II. Roll Call.
Present and
Participating:
Also Present and
Participating:
Joan Orthwein
William Lynch
Donald McGraw
Susanna Souder
R. W. Hopkins
E. Scott Harrington
John Randolph
Rita Taylor
Henry Skokowski
Randall Stofft
Terence Cudmore
Michael Steffens
Chairman
Vice Chairman
Board Member
Board Member
Alternate Board Member
Town Manager
Town Attorney
Town Clerk
Urban Design Studio
Architect for Mr. Craft
Agent for Mr. Craft
Agent for Mr. Dockerty
III. Minutes of the Regular Meetinq of January 25. 1995.
Mrs. Souder moved and Mr. Lynch seconded that the minutes be
approved as circulated. Roll Call: Mr. McGraw; AYE, Mrs. Souder;
AYE, Mr. Lynch; AYE, Mr. Hopkins; AYE, and Chairman Orthwein; AYE.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
Town Manager Harrington requested that Item VI.B. be heard in that
Mr. Skokowski had another appointment. There were no objections to this.
Terence Cudmore, as agent for Robert & Alva Craft, contract
purchasers of a parcel of land with 100' frontage on State Road
AlA that is presently owned by William & Gail Bradbury, and
located at 1357 N. Ocean Blvd., legally described as the 5.50' of Lot
4 & N.. 51' of Lot5,Revised Plat of Blocks D & E of Palm Beach Shore
Acres subdivision.
Town Manager Harrington suggested that the applicant make a presentation
of the proposed design of the house before consideration is given to the
various permit requests that are also a part of the application to be
considered.
Randall Stofft, Architect for Mr. Craft presented a color rendering of the
front of the structure and explained that they felt they had adequately
addressed the provisions and the intent in the Design Manual for the Beach-
front District. He acknowledged that the east side of the structure was
designed to maximize the ocean view at the direction of the owner. Mr.
Stofft stated that Mr. Harrington had expressed a concern that the east
side of the structure was more of a contemporary design as opposed to the
rest of the structure being a Spanish -Mediterranean Revival style. He
then displayed two alternate designs for the east side which displayed
muntins at the top of the glass and some limited arches. He pointed out
that he had added muntins in the round tops of the windows in the west
side of the structure.
Chairman Orthwein asked Mr. Harrington to review his staff comments. Mr.
Harrington advised that the front elevation of the proposed structure is
Architectural Review and Planning Board
Regular Meeting -February 22, 1995 page 2
clearly a Spanish -Mediterranean Revival style architecture with the use
of a low sloping, barrel tile roof; stucco wall finish; exposed foundation;
decorative columns and chimney caps; and general articulation through the
use of step -backs. He noted that while the front elevation has round
headed windows, none have muntins which are typical of the architectural
style. He also noted that the windows on the sides are smaller and fewer
in number,and none are rounded or have muntins. In reviewing the rear
elevation, Mr. Harrington pointed out that it has a distinct contemporary
appearance through the use of huge expanses of square glass windows while
the roof and wall materials are the same as those on the front elevation.;.
Mr. Harrington reported that there are 12 standards for a Level III
Architectural/Site Plan review with standard 7 requiring projects to be
consistent with all requirements found in the Design Manual and standard
10 requiring a consistency between the architectural style, the materials
used and other structures in the Town of Gulf Stream. The staff has found
the project,as presented,to be inconsistent with both of these standards,
he said.
Mr. Harrington reported the following with regard to consistency with the
Design Manual: Three Articles of The Design Manual (Articles V, VI and VII)
address architectural style, form and use of materials, all of which apply
to the proposed project. It is staff's opinion the proposed structure
does not violate any of the "Required" or "Prohibited" standards; however,
staff finds the structure incorporates elements which are listed as
"Discouraged" in several areas of the Manual.
Article V of the Manual contains the most general standards as the standards
apply to all developments within Gulf Stream. However, Section A, Item 1
discourages contemporary architectural styles and Item 4 discourages
windows as a dominate element on an elevation. Staff finds the rear
elevation conflicts with both of these items.
Article VI of the Design Manual contains standards which are specific to
each single family zoning district. The proposed project is in the Beach-
front district, and again, staff finds an inconsistency. Section A.,
Item 1 lists contemporary styles of architecture as "Discouraged" in the
Beachfront district. Again, the rear elevation has a distinct contemporary
appearance which conflicts with this standard.
Lastly, Article VII provides standards for predominate styles of architecture
found in Gulf Stream. While it is not required that either of the styles
covered in the article be used, it is required that when such a style is
employed, in this case Spanish -Mediterranean Revival, it follow the re-
quirements of the article. Here again, staff finds inconsistency as Section
A, Item 1 discourages the use of excessive large windows. In addition,
Item 3 includes small multi -paned windows as "Preferred", It is staff's
opinion that not only does the rear elevation conflict with these standards,
so do most of the windows on the side and front elevations.
Article 1, Section D, defines discouraged items as, "design elements which
should not be used in order to maintain the desired character and quality
of the Zoning District within which they are located." While the use of
such items is not absolutely prohibited, there is a burden on the applicant
to demonstrate the use of such items is not inconsistent with several goals
listed in Section D. Based on information provided by the applicant, staff
finds this burden has not been met and that the use of the discouraged
elements as described above is inconsistent with the standards, goals and
intent of the Design Manual
Architectural Review and Planning Board
Regular Meeting -February 22, 1995 page 3
Mr. Harrington reported the following with regard to consistency with
Architectural/Site Plan Review Standards: As stated previously, standard
10 of Article V.1. of the Zoning Code provides several consistency criteria
for reviewing proposed structures. In particular, 10.a. requires consistencl
between the general architectural style of the structure and the use of
materials. Given that the predominate style of the house is Spanish-
^ Mediterranean Revival, staff finds the following elements to be inconsistent:
\fl 1) use of large -paned glass in all elevations; 2) use of square windows in
side and rear elevations; 3) high percentage of glass in rear elevation;
and 4) lack of singular, consistent architectural style on all elevations.
Similarly, staff finds the use of the above elements to be inconsistent
with other structures in the Beachfront Zoning District (standard 10.d.) and
other structures in Gulf Stream (standard 10.e.). Lastly, as already
discussed, staff finds the above elements to be inconsistent with the
Design Manual (standard 10.f.).
Mr. Harrington closed by advising that the staff finds the project to be
consistent with all other Architectural/Site Plan Review standards except
standard 7 which also requires consistency with the Design Manual.
Mrs. Souder agreed with Mr. Harrington and felt there should be more wall
space on the rear elevation. Mr. Stofft believed that ocean front property
owners should be entitled to a maximum ocean view.
Hank Skokowski agreed that the design of the rear elevation is in conflict
with the provisions in the Design Manual. Mr. Skokowski pointed out that
if the Town agreed not to require muntins in all or most of the windows,
this would represent a significant compromise and willingness to work with
the applicant. He further noted that reducing the size of the windows in
the back, and changing their shape to have rounded heads would be an excel-
lent start toward achieving consistency with the Manual. Further, adding
muntins in the rounded heads would not compromise any significant views as
only the sky can be seen through them.
Chairman Orthwein also felt the provisions of the Design Manual had not been
met with the amount of glass that was used, resulting in a mix of architect-
ural styles with the rear elevation being a comtemporary design.
Mr. Harrington stated that the alternate designs that had been presented were
a step in the right direction but did not go far enough to bring the rear
elevation into conformity. He then suggested that perhaps Mr. Stofft would
would want to ask for a continuance in order to consult with his client. Mr.
/1 Harrington then asked the Board to consider holding a Special Meeting on
March 1, 1995 at 9 A.M. wo that the application may be heard by the Commis-
sion at their Regular March Meeting on March 10, 1995. In so doing there
would be no delay in.the sale of the property if the project is ultimately
approved, he said.
Mr. Stofft stated that Mr. Craft was adamant about having the entire rear
wall in glass but that he would meet with him to try to work out an accept-
able alternative.
Chairman Orthewin asked for comments.from the Board with regard to the Land
Clearing Permit and the AlA Vegetative Disturbance Permit so Mr. Stofft
could have some direction. The Board members felt there were no problems
with issuing a land clearing permit but wanted more time to review the
Architectural Review and Planning Board
Regular Meeting -February 22, 1995 page 4
material in the application for the AlA Vegetative Disturbance Permit in
that the detail for the fence and gates had just been received at the
beginning of the meeting and this did not allow time for proper review.
Mrs. Souder moved to defer further consideration of this application until
a:.spec:ial meeting of the Architectural Review and Planning Board, which
will be held on Wednesday, March 1, 1995 at 9:00 A.M., with direction that
the plans be studied and modified in an_ attempt to reduce the number of
n discouraged elements,and specifically to reduce the amount of glass on
the rear elevation,and to study the articulation of that elevation to make
it more consistent with the front elevation. The motion was seconded by
Mr. McGraw. Roll Call: Mr. McGraw; AYE, Mrs. Souder; AYE, Mr. Lynch;
AYE, Mr. Hopkins; AYE, and Chairman Orthwein; AYE.
V. Announcements.
A. Joint Meeting with Town Commission -Friday, March 10, 1995, 8:30AM
B. Regular Meeting of ARPB-March 22, 1995.
These announcements were made by Chairman Orthwein.
VI.Applicationfor Development Approval.
A. Michaes l Steffens, as Agent for Mr. & Mrs. Robert Dockerty, owners
of the property at 3000 N. Ocean Blvd.
1. SPECIAL EXCEPTION -To permit construction of a breezeway
addition that would match an existing non -conforming south
side yard setback at the address stated herein that is
described as a portion of Lots 40 and 41, Gulf Stream
Properties subdivision.
Mr. Steffens displayed several drawings showing the proposed breezeway
connecting the previously approved garage/cabana and existing house. He
pointed out that the privacy wall that had been previously approved for
the south property line would screen the entire length of the breezeway
and only approximately 2 feet of the breezeway would be visible over the
top of the wall. He further advised that the roof of the breezeway would
match that of the other structures on the property.
Mr. Harrington explained that this is the first Special Exception Application
to be considered under the provisions of the Design Manual. He advised
that these provisions were specifically developed to address situations
where original construction had met the setback codes at the time of the
construction but had become non -conforming due to later revisions in the
setback codes. He advised that_the.side setback'.of thebreezew'ay is 13.5
feet, matching-the._existing setback of .the dwelling. The current minimum
setback that is required is 15 foot, a difference of 1.5 feet.
Upon being asked if there had been any comment from the neighbors, the
Town Clerk advised that Mrs. Fogarty, the neighbor on the south, had
been in to look at the drawings but had only commented about the privacy
wall which had beeiapproved previously.
Mr. Lynch moved and Mr. McGraw seconded to recommend !gndnting ithe ,request
as .it"was presented.. Roll Call: Mr. McGraw; AYE, Mrs. Souder; AYE,
Mr. Lynch; AYE, Mr. Hopkins; AYE, and Chairman Orthwein; AYE.
2. LEVEL III ARCHITECTURAL/SITE PLAN REVIEW -To permit
construction of an open-air breezeway to connect existing
residence to the recently approved cabana/garage.
Mr. Lynch moved and Mr. McGraw seconded that it be recommended to the Town
Commission that the site plan be approved as requested and presented. Roll
Call: Mr. McGraw; AYE, Mrs. Souder; AYE, Mr. Lynch; AYE, Mr. Hopkins; AYE,
and Chairman Orthwein; AYE.
Architectural Review and Planning Board
Regular Meeting -February 23, 1995 page 5
B. Terence Cudmore, as agent for Robert & Alva Craft, contract
purchasers of a parcel of land with 100' frontage on State Road
AlA that is presently owned by William & Gail Bradbury, and
located at 1357 N. Ocean Blvd., legally described as the north 1C
ft. of Lots 4 & 5, Revised Plat of Blocks D & E of Palm Beach
Shore Acres subdivision.
1. AlA VEGETATIVE DISTURBANCE PERMIT -To construct a driveway
l entrance onto the property from State Road AlA.
2. LAND CLEARING PERMIT -To relocate and/or remove and/or
replace landscape material in order to accomodate the
construction of a dwelling, septic field and driveway
on the parcel of property described above.
3. LEVEL III ARCHITECTURAL/SITE PLAN REVIEW -To permit construct-
ion of a two story single family dwelling on the parcel
of property described above.
These items were considered earlier on the agenda and then continued to
a Special Meeting to be held on March 1, 1995 at 9:00 A.M.
VII. Architectural Review and Planning Board Action.
Town Manager Harrington called attention to Resolution No.
95-2 that was recently adopted by the Town Commission which set deadlines
for submission of applications prior to consideration by the Commission.
He advised that the deadline is established for the 15th of the month, and
suggested that the ARPB select the same date so that there is no confusion.
He stated that this would give the staff approximately 4 to 5 weeks to
review the applications and have the applicant make corrections to the
application that may be necessary prior to presentation before the Board.
Mr. Lynch moved and Mrs. Souder seconded that the application deadlines
for submission to the ARPB be the same as contained in Resolution No. 95-2
that was adopted by the Town Commission, that being the 15th of each month.
Roll Call: Mr. McGraw; AYE, Mrs. Souder; AYE, Mr. Lynch; AYE, Mr.
Hopkins; AYE, and Chairman Orthwein; AYE.
B. Items by Board Members.
There were no items by Board Members.
VIII. Items by Staff.
A. Construction in Progress Report for January, 1995.
The report revealed there to be $7,314,208 worth of construction in progress
during the month of January, 1995.
IX. Public.
There was no comment from the public.
X. Adjournment.
Chairman Orthwein adjourned the meeting at 10:05 A.M.
L2'y_t� r
R'ta L. Taylor, own Clerk