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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