HomeMy Public PortalAbout03/01/1995 * Special MeetingCHAIRMAN:
VICE CHAIRMAN:
BOARD MEMBER:
/7
1 Alternate Member:
Joan Orthwein
William Lynch
Donald McGraw
Samuel Ogren
Susanna Souder
Betsy Hvide
R. W. Hopkins
February 28, 1995
SPECIAL MEETING BEING HELD BY THE ARCHITECTURAL REVIEW AND PLANNING BOARL
OF THE TOWN OF GULF STREAM, FLORIDA, ON WEDNESDAY, MARCH 1, 1995, AT
9:00 A.M. IN THE TOWN HALL, 100 SEA ROAD, GULF STREAM, FLORIDA.
AGENDA
Call to Order.
II. Roll Call.
III. Application for Development Approval CONTINUED FROM REGULAR
MEETING HELD FEBRUARY 22, 1995
A. 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 101 feet of Lot 4 & 5 Block D, Revised Plat of Block
D & E of Palm Beach Shore Acres subdivision.
1. LEVEL III ARCHITECTURAL/SITE PLAN REVIEW -To permit
construction of a two story single family dwelling on the
parcel of property described above.
2. AlA VEGETATIVE DISTURBANCE PERMIT -To construct a driveway
entrance onto the property from State Road AlA.
3. 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.
IV. Adjournment.
SHOULD ANY INTERESTED PARTY SEEK TO APPEAL ANY DECISION MADE BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD WITH RESPECT TO ANY MATTER CON-
SIDERED 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. 286.0105, F.S.S.
MINUTES OF THE SPECIAL MEETING HELD BY THE ARCHITECTURAL REVIEW AND PLANNING
BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON WEDNESDAY, MARCH 1, 1995, AT
9:00 A.M., IN THE TOWN HALL, 100 SEA ROAD, GULF STREAM, FLORIDA.
I. Call to Order. Chairman Orthwein called the meeting to order at
9:00 A.M.
II. Roll Call.
Present and
Participating:
Also Present and
Participating:
III. Application
Joan Orthwein
William Lynch
Donald McGraw
Susanna Souder
R. W. Hopkins
E. Scott Harrington
John Randolph
Rita Taylor
Henry Skokowski
Randall Stofft
Terence Cudmore
James Ballerano
William Bradbury
David Hannan
Robert Chapin
Cynthia Neeves
t
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
Attny. for Mr. Bradbury
Property Owner
Attny. for Mr. Craft
Attny. for Mr. Bradbury
Town Resident
u1w rr.niluti x GG, 1773.
A. 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 101' of parts of Lots4 & 5, Block D, Revised Plat of
Blocks D & E of Palm Beach ShoresAcres subdivision.
1. LEVEL III ARCHITECTURAL/SITE PLAN REVIEW -To permit
construction of a two story single family dwelling on the
parcel of property described above.
Attorney Ballerano, representing Mr. & Mrs. Bradbury, reviewed the history
of Mr. Bradbury's application for subdivision of a 200' parcel of property
located at the above address, and for a demolition permit for the structures
located thereon. These actions are covered in the minutes of previous
meetings of the Architectural Review and Planning Board and the Town Commis-
sion which are made a part of these minutes by reference.
In turning to the matter under consideration at this meeting, Attorney
Ballerano stated he felt that the proposed structure met the provisions
of the Code in that it is in harmony with surrounding properties. He
then displayed a picture of one of the adjacent residences. With regard
to compliance with the Design Manual, Attorney Ballerano stated that the
new design of the rear elevation of the proposed dwelling that is being
presented at this meeting does not contain any "prohibited" features in
that the windows are not visible from the street,and he pointed out that
the amount of window space on the rear elevation has been reduced to 46%.
He added that when considering the entire structure, there is more wall
space than window space. Attorney Ballerano closed by advising that -Mr.-.&
Mrs. Craft do not like this amended design but are willing to compromise
with it.
Architectural Review and Planning Board
Special Meeting -March 1, 1995 page 2
Randall Stofft, Architect for Mr. & Mrs. Craft, displayed a color render-
ing of the proposed amended east elevation of the proposed structure and
pointed out that 24" sills had been installed below the windows and the
number of windows on the guest suite had been reduced to 2 french doors.
He further called attention to the arches that had been added in the logia
and noted that the total amount of glass in the structure is below 30%.
C-) David Hannan, Attorney for Mr. & Mrs. Craft, explained the Craft's have
a strong desire for extensive glass where there is a view, that being the
ocean, and that their apartment in New York demonstrates this by having
the total wall that faces Central Park in glass. He further stated
that they are not building this house for speculation and that Mr. Craft
works at home in the fine arts field. Attorney Hannan advised that Mr.
Craft's study is in the south east corner of the dwelling and he is not
willing to eliminate any glass in this area. He closed by stating that
view means everything to them.
Mr. Bradbury was recognized and advised that he has owned this property
since 1988 but found his family was not able to use it enough to justify
keeping it in lieu of the amount of taxes that are assessed. He further
advised that he has had the 200' on the market for 3 years and it had not
sold. As a result, he decided to subdivide it into 2 lots and in so doing,
had found a buyer, Mr. Craft, for one of the lots. He explained the
contract with Mr. Craft, one provision of which was that the purchase was
contingent upon issuance of permits for development.
Attorney Robert Chapin, Attorney for Mr. Bradbury, stated he approved
of the adoption of the Design Manual and felt the Town had done the right
thing. He believed the plans as amended do comply with the Manual and
urged the members of the Board to not consider personal preferences with
regard to the design, only the provisions of the Code and Design Manual.
Mr. McGraw reminded that a great deal of work had gone into the preparation
of the Design Manual and remarked that all involved had done an excellent
job. He believed the Board must follow the standards in the Manual and
stated that the design of the proposed structure does not meet those
provisions. He asked Mr. Stofft if more of the windows could be eliminated
and Mr. Stofft replied they could not.as the Craft's will not allow it.
Mr. Hopkins stated that he has positive feelings about the amended design
and felt it to be satisfactory. He asked Mr. Harrington if he felt it
met the provisions of the Code and Manual.
1. ,l Mr. Harrington began by reminding that the community had demanded that a
Design Manual be adopted and he reviewed the history of the preparation of
the document which included detailed studies of what currently exists in
Gulf Stream. He pointed out that while he was sympathetic with Mr.
Bradbury's problems with his contract of sale, they are not relevant to
the question of whether the design of the proposed structure meets the
provisions in the Code. Mr. Harrington stated that the general standards
apply to all developments in Gulf Stream and that contemporary architectural
styles and windows as a dominate element on an elevation are discouraged.
He felt the east elevation is in conflict with both of these items.
Architectural Review and Planning Board
Special Meeting -March 1, 1995 page 3
Mr. Harrington further pointed out that the Manual also lists contemporary
styles as "Discouraged" in the Beachfront district and stated that the
east elevation has a distinct contemporary appearance which is in conflict.
In closing, Mr. Harrington further pointed out that Article VII provides
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 style is employed, in this case Spanish -
Mediterranean Revival, it follow the requirements of the article, one of
which is that the use of excessive large windows is discouraged, and
another of which includes small multi -paned windows as "Preferred". It
is his opinion that not only does the rear elevation conflict with these
standards, so do most of the windows on the side and frontelevations.
Chairman Orthwein asked Mr. Skokowski to comment on the compliance of the
design with the Code. Mr. Skokowski stated that Article V, Area Wide
Standards,lists Spanish -Mediterranean as "Preferred" and Contemporary
as "Discouraged",and noted that the east elevation is felt to be contemporary.
He went on to state that in the same article, windows that reflect the
architectural style are preferred, as is the use of muntins to divide glass
into unified sections, as opposed to large expansive panes of glass, and
windows as a dominant element are "Discouraged".
Mr. Skokowski pointed out that in Article VI., page 2., Mediterranean
Revival is one of the preferred styles in the Beachfront District while
contemporary styles are discouraged. In closing he further pointed out
that in Article VII. page 2, excessive large windows are discouraged and
on page 6, small multi -paned windows and round -headed windows are preferred.
He believed the rear elevation has more contemporary elements than Spanish -
Mediterranean Revival, rendering the design out of compliance with the
Manual.
Chairman Orthwein commented that it had been an important consideration
in preparing the Manual that architectural styles on a single structure
not be mixed. She believed that this is a "mixed design".
Mr. Stofft believed it is to be expected that those with ocean front
views would use more glass regardless of the style of architecture.
He stated that his clients will not agree to have muntins on the rear
elevation.
Mr. Lynch commented that he believed the east elevation could be brought
more into compliance by reducing the windows in the master suite to match
those in the guest suite,and reducing the glass in the hall in the center.
Mr. Stofft stated his client would not stand for that.
Mrs. Souder agreed with Mr. Lynch with regard to reducing the windows in
the master bedroom suite.
Attorney Ballerano believed it unfair to break the issue of the glass into
3 issues as had been done by the town manager and the design consultant,
and further believed that to view the east elevation as contemporary is
stretching it.
Architectural Review and Planning Board
Special Meeting -March 1, 1995 page 4
Mr. Hopkins did not feel that the east elevation is of contemporary style and
felt that it has integrity.
Mrs. Souder stated that she felt the amendments that are being offered
are an improvement over what was originally submitted but believed it
would be even better to have the windows on the north end, second story,
match the french doors on the south end, second story.
Chairman Orthwein asked Mr. Stofft if something more could be done to soften
the north end of the east elevation. Mr. Stofft could make no changes
from what has been submitted without consulting with his client.
Mr. Lynch moved that the two story single family dwelling design be re-
commended as amended with the provision that the windows in the master
bedroom suite be reduced to 2 windows, rather than 3, to match the french
doors in the guest suite. Mrs. Souder seconded the motion. Roll Call:
Mr. McGraw; NAY, Mrs. Souder; AYE, Mr. Lynch; AYE, Mr. Hopkins; AYE, and
Chairman Orthwein; NAY.
2. AlA VEGETATIVE DISTURBANCE PERMIT -To construct a driveway
entrance onto the property from State Road AlA.
Mr. Stofft stated that the landscape architect had made his presentation
pxeaiously,'-but that he would be happly to answer any questions.
Mr. Harrington advised that the Board had felt they needed additional time
to review the design for the fence and walls along the front in that they
did not receive the drawing until the day of the last meeting.
Chairman Orthwein asked if there were any comments and Cynthia Neeves asked
to be recognized. Mrs. Neeves advised that she lives at 1304 N. Ocean
Blvd., directly across from the site. She further advised that she serves
on the North Ocean Blvd. Landscape Committee whose purpose is to protect
the character of the AlA corridor. She believed the proposed design
conflicts with the surrounding property in that as proposed, it is very
manicured and decorative which is not appropriate with the majority of
the properties being maintained in a more natural fashion. Mr. Stofft
advised that he saw no problem with making changes in this as Mrs. Craft
had stated that it would be acceptable to have a design similar to the
next door property.
Mr. Lynch moved and Mr. McGraw seconded that it be recommended to the Town
Commission that the AlA Vegetative Disturbance Permit be granted provided
it is of a design that has an appearance similar to that next door. Roll
\.f Call: Mr. McGraw; AYE, Mrs Souder; AYE, Mr. Lynch; AYE, Mr. Hopkins; AYE,
and Chairman Orthwein; AYE.
3. 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.
Architectural Review and Planning Board
Special Meeting -March 1, 1995 page 5
Mr. McGraw moved and Mr. Hopkins seconded that it be recommended to the
Town Commission that the permit be granted as requested. Roll Call:
Mr. McGraw; AYE, Mrs. Souder; AYE, Mr. Lynch; AYE, Mr. Hopkins; AYE,
^ and Chairman Orthwein; AYE.
( Jl IV. Adjournment.
Chairman Orthwein adjourned the meeting at 10:35 A.M.
n --
Rita L. Taylor, f
own Clerk