HomeMy Public PortalAbout11 19 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
November 13, 2015
REGULAR MEETING AND PUBLIC HEARING BEING HELD BY THE ARCHITECTURAL
REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON
THURSDAY, NOVEMBER 19, 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 10-22-15.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
V. Announcements.
A. Meeting Dates
1. Regular Meetings & Public Hearings
a. December 17, 2015 @ 8:30 A.M.
b. January 28, 2016 @ 8:30 A.M.
c. February 25, 2016 @ 8:30 A.M.
d. March 24, 2016 @ 8:30 A.M.
e. April 23, 2016 @ 8:30 A.M.
f. May 26, 2016 @ 8:30 A.M.
VI. Items by Staff.
A. Continued from meetings of June 25 and October 22, 2015
1. Controlling Size & Placement of second stories.
VII. Items by Board Members.
VIII. Public.
IX. 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, OCTOBER 22, 2015 AT 8:30 A.M., IN THE WILLIAM F.
KOCH, JR. COMMISSION CHAMBERS OF THE TOWN HALL, 100 SEA ROAD, GULF
STREAM, FLORIDA.
I. Call to Order.
Chairman Lyons called the meeting to order at 8:30 A.M.
II. Roll Call.
Present and
Participating:
Also Present &
Participating:
Absent w/notice
Paul Lyons
Thomas Smith
Robert Dockerty
Curtiss Roach
Stanley Rubini
John Randolph
William Thrasher
Hassan Tajalli
Richard Brummer
Hewlett Kent
Malcolm Murphy
Chairman
Vice Chairman
Board Member
Alternate Member
Alternate Member
Town Attorney
Town Manager
Project Director
Project Director
Board Member
Board Member
III. Minutes of the Regular Meeting and Public Hearing of 9-24-15.
Vice Chairman Smith moved for approval of the Minutes of
September 24, 2015 and Mr. Rubini seconded the motion with all voting
AYE at the roll call.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
There were no changes in the agenda.
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 @ 6:30 A.M.
f. April 23, 2016 @ 8:30 A.M.
VI. PUBLIC HEARING.
A. Applications for Development Approval
Chairman Lyons asked if there were any ex -parte
communications and there were none declared. The Town Clerk
administered the Oath to Hassan Tajalli and Richard Brummer, both of
whom were representing Mr.& Mrs. Herzog.
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.
Hassan Tajalli advised that there were several comments and requests
ARPB Regular Meeting
& Public Hearing
10-22-15 at 8:30 A.M.
expressed when this application was first presented at the September
hearing and that he is appearing to address these. He pointed to an
area on the north side and one in the area of the garage and advised
that sizes of the architectural features have been increased. This
reduced a massive wall. He further pointed out that they have lowered
the height of a portion of the garage that provides storage space so
that the eave height is now the same as the other first floor eave
heights. Mr. Tajalli explained that the last change was with the
entry feature that originally was presented with two large columns
extending above the top of the railing which have now been removed.
Chairman Lyons and Vice Chairman Smith commented on the large amount
of glass to which both Mr. Tajalli and Mr. Bremmer pointed out that
the glass is not all on one plane as it appears on the two
dimensional drawings, the walls are at a 45 degree angle.
a. DEMOLITION PERMIT to remove the existing structures
from the property.
Vice Chairman Smith moved to recommend approval of a demolition
Permit and Mr. Rubini seconded the motion with all voting AYE at roll
call.
b. LAND CLEARING PERMIT to clear the property for the new
construction.
Vice Chairman Smith moved to recommend approval of a Land Clearing
Permit. The motion was seconded by Mr. Roach and all voted AYE at
roll call.
c. SPECIAL EXCEPTION to permit 147 square feet of covered
unenclosed area that exceeds the maximum floor area
ratio.
Vice Chairman Smith moved to recommend approval of a Special
Exception to permit 147 square feet of covered unenclosed area that
exceeds the maximum floor area ratio (Section 70-72(b)(2)). Mr.
Dockerty seconded the motion and all voted AYE at roll call.
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.
Vice Chairmen Smith moved to recommend approval of a Level 3
Architectural/Site Plan based on the finding that the proposed
construction of a 7,091 square foot 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 Code Section No. 66-369 Docks. 3) Prior to the
issuance of a certificate of occupancy, 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
2
ARPB Regular Meeting
& Public Hearing
10-22-15 at 8:30 A.M.
special exception for as long as the structure is in existence or
exceeds the maximum FAR. Mr. Roach seconded the motion and all voted
AYE at roll call.
VII. Items by Staff.
A. Continued from Meeting of June 25, 2015.
1. Controlling Size & Placement of Second Stories.
In view of Mr. Kent and Mr. Minor not being present, Vice Chairman Smith
moved to defer this item to the next meeting, November 19, 2015 at 8:30
A.M. and the motion was seconded by Mr. Dockerty with all voting AYE at
the roll call.
The Town Manager was instructed to advise the 3 architects who have
contributed during previous discussions of this matter, those being Mr.
Marsh, Mr. Jones and Mr. Wietsma, that this matter will be discussed at
the next meeting on November 19, 2015 at 8:30 A.M. and their attendance
and comments would be most welcome.
VIII. Items by Board Members.
There were no items by the members.
IX. Public.
There was no comment from the public.
X. Adjournment.
Chairman Lyons adjourned the meeting at approximately 9:50 A.M.
Rita L. Taylor
Town Clerk
3
0
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
AAPB 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 2" 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 2" 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 doj� k in Town t ve hem an opportunity to
comment now rather than �ianges are lemented.
Attorney Randolph questioned, ith and to elevation, if it
was it intended that
there be adds nal 5' setback for the
�t
entire structure
a was n fro -bac or the 2nd story and the
answer was yes.
Mr. Jones was red
nized d said t t his 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 ac h e
wh is bein t. He believed it to be worthwhile
to co er 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 li
t possibility but was concerned that the open
space requirement c
of be maintained.
Mr. Jones believed it 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 double stacking, a different percentage may
need to be considered if the double stacking were to be on the corner
side as the depth of the lot is much greater on the side than in the
front.
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 F
illustrate these suggestions and all agreed.
Mr. Thrasher said he liked the idea of
homes and pointed out that increasing
corners when adding a second story is
construction. He believed these tw
to addressing the concerns. In ad o
requirements directed toward 2nd e
be a benefit, citing the lack of pro
Lakeview. He remarked that percentages
in feet and/or square feet_jL.
As directed by Chairman T
and graphics to illustrate
It was determined
meeting are fre
until at least, e
available unti 0
VIII. I i{Wi(� , S t a
re wel(!((
IX. I s by Boa
The were r
X. Public.
There wa c
XI. Adjournment.
Chairman Lvc
Rita L. Taylor
Town Clerk
Miner sal
lipy�een dis
drawings to
FAR for one story
the front and side
ty for two story
ld go a long way
p aded landscaping
n #n g, would
the e on
ult n if dealing
would prepare verbiage
d� this meeting.
1 beWfesent at the September
will be no decision made
re will not be a full board
the Board Members
furtUer comment from the Public.
journed the meeting at 10:10 A.M.
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 2nd Story Side Setback: based on the width of the 1" story
Manual currently limits 2"d 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 15t 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 15L story = Lot width x 30%. Minimum setback 15'
Setback for 2nd story = 15` 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 2nd story over the Vt story.)
The closest the 2nd 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
"2"d Story structures where the 2nd 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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urban
design
MEMORANDUM kulday
STUDIOS
TO: William Thrasher
Town Manager
Urban Planning and Design
FROM: Marty R.A. Minor, AICP Landscape ArchitectureCommunication Graphics
DATE: September 11, 2015
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 S. 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 10 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.udkstudlos.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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