HomeMy Public PortalAbout10 22 15 Agenda w/ backupCHAIRMAN:
VICE CHAIRMAN:
BOARD MEMBER:
ALTERNATE MEMBER:
Paul Lyons, Jr.
Thomas Smith
Robert Dockerty
Hewlett Kent
Malcolm Murphy
Stanley Rubini
S. Curtiss Roach
October 15, 2015
REGULAR MEETING AND PUBLIC HEARING BEING HELD BY THE ARCHITECTURAL
REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON
THURSDAY, OCTOBER 22, 2015 AT 8:30 A.M., IN THE COMMISSION CHAMBERS OF
THE TOWN HALL, 100 SEA ROAD, GULF STREAM, FLORIDA.
AGENDA
I.
Call to Order.
II.
Roll Call.
III.
Minutes of
the Regular
Meeting and Public Hearing of 9-24-15.
IV.
Additions,
withdrawals,
deferrals, arrangement of agenda items.
V.
Announcements.
A. Meeting
Dates
1. Regular Meeting
& Public Hearing
a.
November 19,
2015 @ 8:30 A.M.
b.
December 17,
2015 @ 8:30 A.M.
c.
January 28,
2016 @ 8:30 A.M.
d.
February 25,
2016 @ 8:30 A.M.
e.
March 24, 2016
@ 8:30 A.M.
f.
April 23, 2016
@ 8:30 A.M.
VI. PUBLIC HEARING.
A. Applications for Development Approval
1. DEFERRED FROM HEARING OF SEPTEMBER 24, 2015
An application submitted by Shane Ames, Ames International
Architecture as agent for Kenneth and Irma Herzog, owners
of property located at 960 Indigo Point, Gulf Stream,
Florida 33483, legally described as Lot 70 and part of Lot
69, Place Au Soleil Subdivision.
a. DEMOLITION PERMIT to remove the existing structures
from the property.
b. LAND CLEARING PERMIT to clear the property for the new
construction.
c. SPECIAL EXCEPTION to permit 147 square feet of covered
unenclosed area that exceeds the maximum floor area
ratio.
d. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of a 7,091 square foot two-story, single
family, Anglo Caribbean style dwelling with attached
three car garage and a swimming pool.
VII. Items by Staff.
A. Continued from Meeting of June 25, 2015.
1. Controlling Size & Placement of Second Stories.
VIII. Items by Board Members.
AGENDA CONTINUED
IX. Public.
X. Adjournment.
SHOULD ANY INTERESTED PARTY SEEK TO APPEAL ANY DECISION MADE BY 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. 286.0105, F.S.S.
MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON THURSDAY, SEPTEMBER 24, 2015 AT 8:30 A.M., IN THE WILLIM F.
KOCH, JR. COMMISSION CHAMBERS OF THE TOWN HALL, 100 SEA ROAD, GULF
STREAM, FLORIDA.
I. Call to Order.
Vice Chairman Smith called the meeting to order at 8:30 A.M.
II. Roll Call.
Present and
Participating:
Absent with
Notice:
Also Present &
Participating:
Thomas Smith
Hewlett Kent
Malcolm Murphy
Curtiss Roach
Stanley Rubini
Paul Lyons
Robert Dockerty
John Randolph
William Thrasher
Rita Taylor
Mark Marsh
Philip Luchner
Marc Morone
Shane Ames
Richard Jones
David Bodker
Joseph Basmaji
Vice Chairman
Board Member
Board Member
Alternate Member
Alternate Member
Chairman
Board Member
Town Attorney
Town Manager
Town Clerk
Architect
Architect
Contractor
Architect
Architect
Landscape Architect
Resident
III. Minutes of the Regular Meeting and Public Hearing of 7-23-15.
Mr. Roach moved the approval of the Minutes of July 23, 2015 and
the motion was seconded by Mr. Rubini with all voting AYE at roll call.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
Vice Chairman Smith called attention to a memo that was just
circulated, pointing out that it will become a part of application #4.
V. Announcements.
A. Meeting Dates
1. Regular Meeting & Public Hearing
a. October 22, 2015 @ 8:30 A.M.
b. November 19, 2015 @ 8:30 A.M.
C. December 17, 2015 @ 8:30 A.M.
d. January 28, 2016 @ 8:30 A.M.
e. February 25, 2016 @ 8:30 A.M.
f. March 24, 2016 A 8:30 A.M.
Mr. Murphy advised that he most likely would not be present for the
October meeting.
11
Minutes of ARPB Regular
Meeting & Public Hearing
9-24-15 @ 8:30 A.M.
VI. PUBLIC HEARING.
Vice Chairman asked if there are any ex -parte communications to
disclose and there were none declared. He then asked the Clerk to
administer the Oath to those who intended to speak at this hearing.
Town Clerk Taylor administered the Oath to the following: Mark Marsh,
Philip Luchner, Marc Morone, Shane Ames, Richard Jones, David Bodker and
Joseph Basmaji.
A. Applications for Development Approval
1. An application submitted by Mark Marsh, Bridges, Marsh &
Associates as Agent for Richard Vines & Patricia Werhahn,
the owners of property located at 1424 North Ocean Blvd.,
Gulf Stream, Florida, which is legally described as Lot 10
and 10A, McLouth subdivision.
Mr. Marsh explained that a lovely 2 story home had been approved for
this lot and the owners subsequently decided that a single story home
with an attached pavilion would better fit their needs. He said there
would be an oval shaped pool on the south side and that there would not
be a lot of hardscape, adding that the landscaping would be very
natural. A 3 car garage is planned as well as a slat house that will
contain all of the mechanical equipment. Mr. Marsh said that all of the
setbacks have been met and they are not asking for any Special
Exceptions, this is a smaller U shaped home, approximately 4,000 square
feet less than the original design, on a very large lot. Mr. Marsh said
the roof will be gray flat cement tile and will have solar panels. The
body is planned to be a very soft "moon -glow" with St. Lucia Teal Green
on the shutters with the trim to be super white. He believed the entry
feature to be very much in scale with the design. He briefly explained
the landscaping advising that much of the existing material will be
used. He then gave a brief fly -by presentation in closing.
The Clerk confirmed there has been no comment from the neighbors and in
answer to a question from Vice Chairman Smith, Mr. Marsh said that the
finished floor elevation is 11 feet which is approximately 3 feet above
the motor court.
Town Manager Thrasher confirmed that the height of the entry feature
does not follow the exact description in the Code reminding that there
has been much discussion among architects with regard to taking into
account that entry feature should be in scale with the design of the
building. He further reminded that consideration is being given to some
possible future amendments in this regard.
All members of the Board agreed that the entry way as shown is in scale
with the design of the home.
2
Minutes of ARPB Regular
Meeting 6 Public Hearing
9-24-15 @ 8:30 A.M.
a. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of an Anglo -Caribbean, one story, single
family dwelling with attached 3 car garage, a
pavilion, total of 9,988 square feet, and a swimming
pool.
Mr. Murphy moved to recommend approval of a Level 3 Architectural/Site
Plan based on a finding that the proposed Anglo Caribbean, one story,
single family dwelling with attached 3 car garage and pavilion a total
of 9,988 square feet, and a swimming pool meet the minimum intent of the
Design Manual and applicable review standards with the condition that
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. Kent seconded the motion and all voted
AYE at roll call.
2. An application submitted by Marc Morone, ProMarc, Inc., as
agent for Robert Sands, owner of property located at 3211
North Ocean Blvd., Gulf Stream, Florida 33483, legally
described as 108 feet of Lot 4 and 4.5 feet of Lot 3 of
Gulf Stream Ocean Tracts Subdivision, Gulf Stream,
Florida.
Mr. Morone said that they will be using the existing materials at the
driveway entrance, just moving them farther back so the cars can get
farther off the road. He said a new wall will be constructed along the
front of the property that will be set back approximately 14 feet from
the property line and will match the existing new home on the property.
a. NORTH OCEAN BOULEVARD OVERLAY PERMIT to permit
construction of a 92' long, 616" high masonry wall
across the front of the property with 712" piers.
Mr. Rubini moved the approval of a North Ocean Boulevard Overlay Permit
to construct a 92' long, 6'6" high masonry wall across the front of the
property with 712" piers within the corridor. Mr. Murphy seconded the
motion and all voted AYE at roll call.
b. LEVEL 2 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of a 616"X92' masonry wall placed
approximately 14 feet east of the front property line
that includes 7'2" piers, and the relocation of an
existing gate to a location approximately 14 feet east
of the front property line.
Mr. Rubini then moved to approve a Level 2 Architectural/Site Plan based
on a finding that the proposed construction of a 616"x92' masonry wall
placed approximately 14' east of the front property line that includes
712" piers, and the relocation of an existing gate to a location
approximately 14' east of the front property line meet minimum intent of
the Design Manual and applicable review standards. Mr. Kent seconded the
9
Minutes of ARPB Regular
Meeting & Public Hearing
9-24-15 @ 8:30 A.M.
motion and all voted AYE at roll call.
3. An application submitted by Shane Ames, Ames International
Architecture as agent for Kenneth and Irma Herzog, owners
of property located at 960 Indigo Point, Gulf Stream,
Florida 33463, legally described as Lot 70 and part of Lot
69, Place Au Soleil Subdivision.
Mr. Ames explained that the entry feature height measurement stated in
the Code includes to the top of the railing but what he is showing on
this home does not include the railing. In his opinion, it would be out
of scale to bring the entire entry feature down so as to include the
railing in the measurement to comply to the letter of the Code language.
Mr. Thrasher distributed a new site plan that had just been delivered
showing a much smaller driveway than shown on the original in the
packets. Mr. Ames explained that it had been necessary to reduce the
hardscape in order to provide for the required drain field and storm
drainage requirements. He went on to explain that there are three
discouraged items on this plan, these being the overall height of the
column, the percentage of pane glass in the rear and the inclusion of
the existing front gate.
In answer to a question from Mr. Murphy, the Town Clerk advised there
had been no communication from the neighbors but there had been
representatives from the neighbors in to review the plans.
Mr. Thrasher asked for the height of the first story eave height to
which Mr. Ames advised it is 12.5 feet and that the second story eave
height is 23 feet. He explained that his interpretation of the code is
that not each line item would count as a discouraged item but since the
eave heights are grouped under one heading as discouraged, you would
count the group as one discouraged item, adding that if the first story
height is discouraged then the entire structure height is discouraged.
Mr. Thrasher reminded that in the past, the discouraged eave heights
have not been grouped but each one has been counted as one and the Town
Clerk was in agreement.
Mr. Ames reminded that they are asking to raise the elevation of the
seawall from 5 ft. to 6 ft. to which Mr. Thrasher replied that the
current code provides for that option.
Referring to the amount of glass on the rear elevation, Mr. Ames advised
it is just under the 50% maximum and all glass is divided except for the
sliding glass doors.
0
Minutes of ARPB Regular
Meeting & Public Hearing
9-29-15 @ 8:30 A.M.
Mr. Kent suggested that the review be centered on the vertical component
of the entire structure which is the intent of the Design Manual. He
asked if the structure at the end of the garage could be changed and an
element added to break up the blank wall to which Mr. Ames agreed.
Mr. Kent was also concerned that the second story on the north side of
the building has no step back and will be looking straight down on the
neighbor to the north.
It was determined that the gate would not be recommended.
Mr. Rubini moved to defer action on this application to the hearing that
is scheduled for October 22, 2015 at 8:30 A.M. in order for the
applicant to address the concerns expressed at this meeting. Mr. Murphy
seconded the motion and all voted AYE at roll call.
a. DEMOLITION PERMIT to remove the existing structures
from the property.
b. LAND CLEARING PERMIT to clear the property for the new
construction.
c. SPECIAL EXCEPTION to permit 180 square feet of covered
unenclosed area that exceeds the maximum floor area
ratio.
d. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of a 7,124 square foot two-story, single
family, Anglo Caribbean style dwelling with attached
three car garage and a swimming pool.
Vice Chairman Smith left the meeting at 10:00 A.M. after passing the
gavel to Mr. Kent.
4. An application submitted by Philip F. Luchner, Architect,
as agent for Joseph Basmaji, owner of property located at
2655 North Ocean Blvd., Apt. D and guest Suite F, Villa
D'Este, Gulf Stream, Florida 33483, legally described as
Apartment D and Guest Suite F of Villa D'Este, a
Condominium, according to The Declaration of Condominium
recorded in O.R. Book 1154, Page 234.
Acting Chairman Kent called attention to the letter from the Villa
D'Este Board stating that they are approving the project provided they
have the opportunity to review the changes prior to commencement of the
project.
Mr. Luchner, adding to the description of the changes, said all changes
are on the east side of the building, and emphasized that the purpose is
to enhance the view over the ocean and to also add an exit onto the
balcony.
5
Minutes of ARPB Regular
Meeting & Public Hearing
9-24-15 @ 8:30 A.M.
a. LEVEL 2 ARCHITECTURAL/SITE PLAN REVIEW to permit the
replacement of the doors on the second floor balcony
with sliding glass doors, install an entry door and
replace existing divided, fixed glass window with an
un -divided fixed glass window.
Mr. Roach moved to approve the Level 2 Architectural/Site Plan based on
a finding that the proposed door and window replacement seems to be
compatible with existing architectural style of other similar structures
located in Villa D'Este with the condition that a certification from the
Villa D'Este board that they have given their final approval of what the
Town has approved with pictures attached. Mr. Murphy seconded the motion
and all voted AYE at roll call.
Mr. Murphy, in referring to the next application, believed that the
allowable floor area ratio has been exceeded by 23 square feet. Mr.
Murphy left the meeting at 10:30 A.M.
A review of the application determined that the square footage as shown
on the drawings, as was advertised, is correct at 5,565 sq. ft.
S. An application submitted by Seaside Builders LLC as agent
for 3180 Gulf Stream, LLC (Mr. & Mrs. Cacioppo), owners of
property located at 3180 Polo Drive, Gulf Stream, Florida
33483, legally described as Lot 1, 3140-3180 Polo Dr.
according to plat thereof as recorded in Plat Book 119,
Page 195, Public Records of Palm Beach County, Florida.
Mr. Jones explained that the initial preliminary review of the project
was for a Dutch Colonial style and it was determined that this was not
one of the preferred styles for the area and that they then redesigned
and are presenting this Georgian style home that will face Palm Way.
Mr. Bodker then presented the landscape design showing a circular
driveway at the front off Palm Way and a motor court in front of the
garage off Polo Drive. He explained there would be Ficus hedges along
the streets behind a 30 inch wall, coconut palms flanking both driveways
Magnolia trees at the break between the first floor and the second
Floor and a variety of tropical plants throughout the property. He said
there would also be a swimming pool in the back yard.
Mr. Thrasher verified that the roof would be white, flat, cement tile
with the body of the home to be "Cloud" with "Polo Blue", which is more
of a shade of green, shutters.
The Town Clerk reported there were no comments from the neighbors.
R
Minutes of ARPB Regular
Meeting s Public Hearing
9-29-15 @ 8:30 A.M.
Architectural/Site Plan based on a finding that the proposed 2 story
single family Georgian style dwelling with attached 2 car garage,
consisting of 5,565 square feet, and a swimming pool meet the minimum
intent of the Design Manual and applicable review standards 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 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.
Roach seconded the motion and all voted AYE at roll call.
VII. Items by Staff.
There were no items by staff.
VIII. Items by Board Members.
There were no items from Board Members.
IX. Public.
There was no comment from the public.
X. Adjournment.
Acting Chairman Kent adjourned the meeting at approximately 11:00
A.M.
ZA
Rita L. Taylor, Town Clerk
7
TOWN OF GULF STREAM
ARCHITECTURAL REVIEW AND PLANNING REPORT
Application #: 015-11 (Revised) Owner: M/M Kenneth Herzog
Address: 915 Emerald Row Agent: Shane Ames, Ames Int. Architecture
Proposed Improvement: Construction of a two-story, single family dwelling
Approvals Requested:
Demolition Permit: To remove the existing structures from the property.
Land Clearing Permit: To clear the property for the new construction.
Special Exception: To permit 147 SF of covered unenclosed area that
exceeds the maximum floor area ratio (Section 70-72 (b)
(2))•
Level III Architectural/Site Plan:
Gross Lot size: 21,719 SF
Proposed Total Floor Area: 7,091 SF
Zoning District: RS -P
Finished Floor: 7.0' NAVD
To permit the construction of a 7,091 SF two-story,
single family, Anglo Caribbean style dwelling with
attached three car garage and a swimming pool.
Effective Lot Area: 21,719 SF
Allowable: 6,944 SF, plus 147 Special Exception
Height: 29.5'; Preferred:!9 30'
Architectural Style: Anglo Caribbean Neighborhood: Mixed
Issues Considered During Review:
Section 66-144 Standards: Regarding Level II & III architectural/ site plan review
Section 70-4 How to use this manual: Regarding Design Standards
(3) Discouraged are items thought to not comply with fhe following goals with respect to
desired zoning
Section 70-100 Roof and eave heights
NOTE: DISCOURAGED. The first story eave height is 12'6" which is the
maximum of the discouraged range (10' 6" to 12' 6").
NOTE: DISCOURAGED. The second story eave height is 23' which is the
maximum of the discouraged range (21' to 23')
Section 70-101 Windows.
NOTE: DISCOURAGED. The windows shown on Sheet "P05 Veranda/Master
Bedroom Elevation' fall within the 25 percent to 50 percent range and therefore create a
discouraged element.
Section 70-238 Roofs.
Architectural Review and Planning Board
ARPB File #015-11
ARPB September 24, 2015, Deferred to October 22, 2015; TC November 12, 2015 Page 2
Recommendation:
Motion to recommend approval of a demolition permit.
Motion to recommend approval a land clearing permit.
Motion to recommend approval of a Special Exception to permit 147 SF of covered unenclosed
area that exceeds the maximum floor area ratio (Section 70-72 (b) (2)).
Motion to recommend approval of Level III Architectural/Site Plan based on the finding that
the proposed construction of a 7,091 SF two-story, single family, Anglo Caribbean style
dwelling with attached three car garage and a swimming pool meet the minimum intent of the
Design Manual and applicable review standards with the following conditions:
1. 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.
2. All boat lifts, docks, seawalls etc. will conform to Town Ordinance 66-369 Docks.
ARPB Date: September 24, 2015, Deferred to October 22, 2014
Action:
Demolition:
Land Clearing:
Special Exception:
Level III Architectural/ Site Plan:
TC Date: November 12, 2015
Action:
Demolition:
Land Clearing:
Special Exception:
Level III Architectural/Site Plan:
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POMPANO BEACCURATE LAND SURVEYORS, INC. TEL. (954) 782-1441
FLORIDA 33060 L.B. #3635 FAX. (954) 782-1442
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CERTIFY THAT THIS SURVEY MEETS MINIMUM TECHNICAL STANDARDS
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MEASUREMENTS.
THIS 15 TO CERTIFY THAT I HAVE RECENTLY SURVEYED THE
Z. BEARINGS SHORN HEREON ARE BASED BEARING OF N/A
PROPERTY DESCRIBED IN THE FOREGOING TITLE CAPTION AND HAVE
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4.
4. OWNERSHIP
DR AP OF FENCES AND WALLS 0' ANY NOT DETERMINED.
CERTIFY THAT THIS SURVEY MEETS MINIMUM TECHNICAL STANDARDS
THIS
5. THIS 0RAWING IS THE PROPERTY OF ACCURATE LANG SURVEYORS, INC AND SHALL
UNDER RULE 5J-17 ADOPTED BY THE FLORIDA BOARD OF LAND
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VALID ONE YEAR FROM THE DATE OF SURVEY AS SHOWN.
I REVISIONS DATE BY—1
UPDATE/TOPO SU -14-0980
REVISE LEGAL AND CERTIFICATION
ADO LOT SQUARE FT.
04-03-14 AL/JYS �
05-14-13 Yl.w ROBERT L. THOMPSON (PRESIDENT)
05-02-13 ALATLT PROFE590NAL SURVEYOR AND YAPPER N0.3869 - STATE OF FLORIDA
04-25-13 1 O.I.W. I m. 1]-1263 I SCALE 1"=20' 1 SSU -13-1263 I
The following is a copy of a portion of the approved minutes of
the meeting of 7-23-15. This meeting was the last time there was
a discussion related to the assignment that was given to the ARPB
from the Town Commission and it relates to the size and placement
of 2nd stories.
Following the approved minutes is a copy of the suggestions and/or
options submitted by Mr. Kent at this same meeting at which Mr.
Minor was directed to prepare block drawings to illustrate these
suggestions. Mr. Minor's drawings are also included herewith.
VII. Continued from Meeting of June 25, 2015.
A. Controlling size and placement of second stories.
Chairman Lyons briefly summarized this matter to date. He reminded that
the Town Commission had referred it to the ARPB with a suggestion that
ARPB Regular Meeting
& Public Hearing 7/23/15 5
the ARPB find ways to dis-incent the construction of 2nd stories and the
Board has discovered this is not so easy. He went on to say that the
Board has come to the conclusion, with the help of various architects,
that the FAR is not the culprit but it is the form of the structure and
the members of the Board were in agreement with this. The Chairman
acknowledge the presence of Richard Jones in the audience and inquired if
he was present to just listen or would he be speaking as well. Mr. Jones
said he would be listening and may have some remarks.
1. Mr. Kent's suggestions
Members of the ARPB had been previously suppli 'th copies of these.
2. Mr. Minor's comments
Mr. Minor remarked that he had observed to ther as been no mention
of 2nd story setbacks in the rear which wo in ate that the 2nd story
will be pushed to the back resulting in t wa in the rear, looking
down into the neighbors back yard. An is e is at this would tend
to create the wedding cake look. Mr nor aut oned ut the wording of
Mr. Kent's suggestion regarding 2n ories with FAR le than 20% of
total FAR. He pointed out that i as s h as the Beach on District
with larger homes, it would allow 2n ori to be larger 2,000 sq.
ft. in size. He suggested that copies w 's being pr ed be sent
out to architects that do k in Town t ve hem an opportunity to
comment now rather than ranges are lemented.
Attorney Randolph questioned,xi
was it intended that there be
entire structurwas n
answer was yes.e e
to f,&it elevation, if it
1 5'setback for the
j2 -bac or the 2nd story and the
Mr. Jones was rec nized d said t t his Z�omments would not only be his
but also those of Lau ni. He su a ed perhaps offering an incentive
to build ry h than s -incentive for building 2 -story
homes t ach e wh is bein t. He believed it to be worthwhile
to co build,
increa 'ng t FAR calc ation for 1 story homes from the
current 3 for the 'rst 000 square feet of lot size to .40 in the
Districts 'th the sm ler but not change the current setbacks. He
said that w d add an er oximately 1,200 sq. ft. to a single story
dwelling.
Chairman Lyons HIV tk & possibility but was concerned that the open
space requirement c of be maintained.
Mr. Jones believed i£ could be, suggesting that the calculations and
percentages may have to be somewhat adjusted. He added that he liked the
idea of additional setback on the 2nd story on all sides except the front
on interior lots, but with an additional 5' setback for the entire
structure in the front, rear and corner side for double stacking, and
possibly a maximum allowable percentage established for double stacking.
Mr. Murphy asked if there could be some block drawings to illustrate
these suggestions presented at the next meeting.
Mr. Jones said that is a good suggestion and he thought, if there were to
ARPB Regular Meeting
& Public Hearing 7/23/15
be a percentage allowed for
need to be considered if the
side as the depth of the lot
front.
2
double stacking, a different percentage may
double stacking were to be on the corner
is much greater on the side than in the
Chairman Lyons felt that the landscaping code should have additional
requirements for 2 -story homes so that the second stories will be
screened from the beginning and Mr. Jones agreed.
Mr. Smith was in favor of having Mr. Minor pre some drawings to
illustrate these suggestions and all agreed.
Mr. Thrasher said he liked the idea of i
homes and pointed out that increasing t
corners when adding a second story is
construction. He believed these tw i
to addressing the concerns. In ad on,
requirements directed toward 2nd es
be a benefit, citing the lack of pro
Lakeview. He remarked that percentages
in feet and/or square feet.
\_'Nlthe FAR for one story
k n the front and side
p\up
r two story
gthgo a long way
he believed landscaping
LV requirn g, would
a caping at the e on
e difficult n if dealing
As directed by Chairman'Lyons, Mr. Miner sal he would prepare verbiage
and graphics to illustrate what has been disc ed this meeting.
It was determined that while those that will be esent at the September
meeting are free'to discuss this matter, there.will be no decision made
until at least the October',.meeting in thattherewill not be a full board
available untiI" October. tj� '''
VIII. I Staff.
re we t,no items from th,e_,.s;taff.
IX.s i by Board Members.
The were no ems from.the Board Members
X. Public:�l;,y
There wa's.`no fur er comment from the Public.
XI. Adjournment.
Chairman Lyogjv adjourned the meeting at 10:10 A.M.
Rita L. Taylor
Town Clerk
RECCOMENDED CHANGES TO GULF STREAM CODE
FOR TWO STORY HOMES
IN CORE & PLACE AUSOLEIL and North/South Districts
The town commissioners and the mayor have assigned the ARPB to examine ways
to discourage the construction of 2 story homes. In the May meeting we decided
not to reduce FAR percentages to because "the problem is not so much with the
size of the building, but the form of the building".
Ways to reduce the appearance of mass were discussed at the May meeting, and
recommendation was made to continue discussion at the June meeting.
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 2"d Story Side Setback: based on the width of the 1st story
Manual currently limits 2nd story floor Square footage to 70% of 1St floor
There are no guidelines for Linear footage across front elevation.
Recommend the ARPB establish one of two solutions:
a) An 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 2"d 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 =155 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 2'd story over the 1st story.)
The closest the 2"d 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 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 2"d story 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'
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IFAXCover Sheet
TO:
Marty Minor
Urban Design
Phone:
Fax Phone: 366-1111
Date: 7-1-15
Number of pages including cover sheet: 4
FRO Al; Town of Gulf Stream
100 Sea Road
Gulf Stream; FL 33483
Rita
'hone: 561-276-5116
lax Phone: 561-737-0188
RE <1ARKS: c As Requested c Urgent c FYI o For Your Review c Reply ASAP
Please see attached copy of the presentation Mr. Kent made
at the last ARPB. Have a look and let us know your thoughts.
Thanks.
Originals to Follo,.v by Alai]: Yes
CC:
Fax Phone:
\o
MEMORANDUM
TO: William Thrasher
Town Manager
FROM: Marty R.A. Minor, AICP
DATE: September 11, 2015
urban
design
k�lday
Urban Planning and Design
Landscape Architecture
Communication Graphics
RE: RESIDENTIAL LOT OPTIONS
FOR POSSIBLE AMENDMENTS TO THE TOWN ZONING CODE
At the request of the Architectural Review and Planning Board, we have created three-
dimensional graphics (attached) to examine the possible effects of proposed text amendments
to the single family lot development standards. More specifically, we examined the proposed
0.40 Floor Area Ratio (FAR) incentive for one-story homes and the proposed additional setbacks
for second -story portions. In addition, we are making a landscaping code amendment
recommendation for additional tree heights between a new second -story and the side setback.
Residential Lot Standards
The document has been divided into the two portions: Existing and Proposed Conditions. For
consistency, we have used the Core District development standards (i.e. minimum lot size,
setbacks and FAR) as our base.
The Existing Conditions start of page 3, with a graphic representation of building envelope
allowed by current code. The Building Envelope is the area of the lot inside of the front, side and
rear setbacks. The Building Envelope does not establish the maximum size of the building, but
only identifies where on the lot the home can be located. The size of the house is set by the
FAR. For the Core District's minimum lot size of 16,500 square feet, the maximum building size
is 5,445 square feet. With the maximum building size set, Page 4 shows for the maximum one-
story building under current code. Pages 5 and 6 indicate the two-story home options currently
allowed under current code. Each two-story home shown is the maximum 5,445 square feet in
size and complies with the standard of limiting second stories to 70% of ground floor area.
The Proposed Conditions section starts on page 7 with a reiteration of the Building Envelope for
the 16,500 square foot lot. The proposed incentive to allow for one-story homes to have up to
0.40 FAR is graphically -shown on Page 8. The proposed 6,600 square foot home will provide for
1,155 additional square feet or a 21% increase in the allowable
building size from the current Town standards. We believe this is a
potent incentive for one-story homes within the Town.
Additional 5 -foot setbacks to the front and side setbacks for the
second -story portions of homes are described and shown on pages 9
and 30 of the attached document. The additional setbacks do limit
610 Clematis Street
Suite CU02
West Palm Beach, FL 33401
561.366.1100 561.366.1111 fax
www.udkstudios.com
LCC000035
the impact of second stories onto adjacent properties. However, such additional impacts may
adversely impact the architectural quality of the proposed homes.
Enhanced Landscaping Buffers
Another means of mitigating the impact of two-story homes on adjacent properties is through
landscaping. Current code calls for trees to be planted every 40 linear feet of landscaped areas
with the trees to be 8 to 10 feet at planting and, when matured, have a crown spread of at least
15 feet.
In order to provide additional landscaping coverage at the time of construction, we would
recommend an amendment that would require trees to be 10 to 12 feet in height at planting
when located between the proposed two-story home and adjacent properties.
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