HomeMy Public PortalAbout12 17 15 Agenda w/ backupCHAIRMAN:
VICE CHAIRMAN:
BOARD MEMBER:
ALTERNATE MEMBER:
I
Paul Lyons, Jr.
Thomas Smith
Robert Dockerty
Hewlett Kent
Malcolm Murphy
S. Curtiss Roach
Stanley Rubini
December 11, 2015
REGULAR MEETING AND PUBLIC HEARING BEING HELD BY THE ARCHITECTURAL
REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON
THURSDAY, DECEMBER 17, 2015 AT 8:30 A.M. IN THE WILLIAM F. KOCH, JR.
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 11-19-15.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
V. Announcements.
A. Meeting Dates
1. Regular Meeting & Public Hearing
a. January 28, 2016 @ 8:30 A.M.
b. February 25, 2016 @ 8:30 A.M.
c. March 24, 2016 @ 8:30 A.M.
d. April 28, 2016 @ 8:30 A.M.
e. May 26, 2016 @ 8:30 A.M.
VI. PUBLIC HEARING.
A. Applications for Development Approval
1. An application submitted by William Wietsma as Agent for
2530 Avenue Au Soleil LLC, the owners of property located
at 2530 Avenue Au Soleil, Gulf Stream, Florida, which is
legally described as Lot 50 Place Au Soleil Subdivision,
Gulf Stream, Florida 33483.
a. DEMOLITION PERMIT to permit demolition of existing
structures.
b. LOT CLEARING PERMIT to permit clearing for new
construction.
C. SPECIAL EXCEPTION to allow 204.3 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 5,320 square foot partial two-story,
single family, Anglo Caribbean style dwelling,
attached 2 car garage and a swimming pool.
2. An application submitted by Francisco Perez-Azua, Perez
Design LLC, as agent for Adrianus and Kristina Ermers,
owners of property located at 800 Canary Walk, Gulf
Stream, Florida 33483, legally described as Lot 24 and a
portion of Lot 30, Place Au Soleil Subdivision.
a. DEMOLITION PERMIT to demolish certain portions of
existing structure and remove two sheds from the
property.
b. LAND CLEARING PERMIT to clear the area of construction
and replace landscape material in certain areas.
c. SPECIAL EXCEPTION to permit the addition of a covered
walkway that would attach to existing non -conforming
structures.
AGENDA CONTINUED
d. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of a 3,451 square foot addition, a
portion of which is second story, to the existing
3,003 square foot single family, one-story, Modest
Mediterranean style dwelling with attached two and
one-half car garage and a new swimming pool.
VII. Items by Staff.
A. Continued from meetings
19, 2015.
1. Controlling Size &
VIII. Items by Board Members.
IX. Public.
X. Adjournment.
of June 25, October 22 and November
Placement of second stories.
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 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 WILLIAM F.
KOCH, JR. COMMISSION CHAMBERS OF THE TOWN HALL, 100 SEA ROAD, GULF
STREAM, FLORIDA.
I. Call to Order.
Acting Chairman Smith called the meeting to order at 8:30 A.M.
II. Roll Call.
Present and
Participating
Also Present 6
Participating:
Absent with
Notice:
Thomas Smith
Robert Dockerty
Malcolm Murphy
Curtiss Roach
Stanley Rubini
John Randolph
William Thrasher
Rita Taylor
Marty Minor
William Wietsma
Richard Jones
Paul Lyons
Hewlett Kent
Vice Chairman
Board Member
Board Member
Alternate Member
Alternate Member
Town Attorney
Town Manager
Town Clerk
Consultant
Architect
Architect
Chairman
Board Member
III. Minutes of the Regular Meeting and Public Hearing of 10-22-15.
Mr. Rubini moved for the approval of the Minutes of October 22,
2015 and Mr. Dockerty seconded the motion will all voting AYE at Roll
Call.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
There were no changes to the agenda and no ex -parte
communications were declared.
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 28, 2016 @ 8:30 A.M.
f. May 26, 2016 @ 8:30 A.M.
All present confirmed they would be present for the December meeting.
VI. Items by Staff.
A. Continued from meetings of June 25 and October 22, 2015
1. Controlling Size & Placement of second stories.
Acting Chairman Smith called attention to a memo from Chairman Lyons
conveying his thoughts regarding this matter as well as the material
prepared by Mr. Minor that was included with the agenda packet.
ARRB Regular Meeting
11-19-15 at 8:30 A.M.
An open discussion was held, with all of those present participating,
which included the following:
1. Offering an incentive to build a one story home by allowing a
larger FAR unacceptable as the reduction in open area would be
excessive.
2. Additional 5' setback for 2nd story not enough to be
structurally practical or architecturally pleasing.
3. Reduction of the size of 2nd story as compared to lst story,
which is now 700, should be considered.
4. Increasing the required minimum height of trees by 2' for two
story construction.
Mr. Dockerty moved to recommend that the landscape code be changed
to require trees to be a minimum of 12' in height at planting between a
two-story home and adjacent properties. Mr. Roach seconded the motion
and all voted AYE at roll call.
Mr. Minor was directed to prepare block drawings that will show a 2nd
story at 70%, 60% and 50% of the 1st story and that there be 3 examples
of each showing the 2nd story in various locations over the 13t story.
Acting Chairman Smith believed a final recommendation can be made at the
next meeting with regard to this assignment from the Town Commission.
VII. Items by Board Members.
There were none.
VIII. Public.
There was no comment from the public.
IX. Adjournment.
Acting Chairmen Smith adjourned the meeting at 9:20 A.M.
Rita L. Taylor
Town Clerk
2
TOWN OF GULF STREAM
ARCHITECTURAL REVIEW AND PLANNING REPORT
Application #: 015-14 Owner: 2530 Avenue Au Soleil LLC
Address: 2530 Ave. Au Soleil Agent: William Wietsma, Architect
Proposed Improvement: Construction of a partial 2 -story single family dwelling.
Approvals Requested:
Demolition Permit: To permit demolition of existing structures.
Lot Clearing Permit: To permit clearing for new construction.
Special Exception: To allow 204.3 SF of covered unenclosed area that
exceeds the maximum floor area ratio as per Section
70-72 (b) (2).
Level III Architectural/Site Plan:
Issues Considered During Review:
To permit construction of a 5,320 SF partial two-story,
single family, Anglo Caribbean style dwelling, attached
2 car garage and a swimming pool.
Section 66-144 Standards: Regarding Level II & III architectural/ site plan review
Section 70-4 How to use this manual: Regarding Design Standards
Section 70-32 Place Au Soleil District
Section 70-51 Minor accessory structures.
Section 70-70 Floor area calculations.
Section 70-74 Setbacks.
Section 70-101 Windows.
Staff Recommendations:
Motion to recommend approval of Demolition Permit.
Motion to recommend approval of Land Clearing Permit.
Motion to recommend approval of a Special Exception to permit 204.3 SF of covered
unenclosed area that exceeds the maximum floor area ratio as per Section 70-72 (b) (2).
Motion to recommend approval Level III Architectural/Site Plan based on a finding that the
proposed partial two-story, single family, Anglo Caribbean style dwelling consisting of 5,320
SF, attached 2 car garage and a swimming pool meet the minimum intent of the Design
Manual and applicable review standards with the following condition:
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.
Architectural Review and Planning Board
ARPB File #015-14
ARPB December 17, 2015; TC January 8, 2016
Page 2
2. 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.
3. Plans to be submitted to Place Au Soleil Homeowners Association for review and comment prior
to Public Hearing to be held by Town Commission on January 8, 2016.
ARPB Date: December 17, 2015
Action:
Demolition Permit:
Land Clearing Permit
Special Exception:
Level III Architectural/ Site Plan:
Town Commission: January 8, 2016
Action:
Demolition Permit:
Land Clearing Permit
Special Exception:
Level III Architectural/ Site Plan:
r
I own Of Gull
TOWN OF GULF STREAM
R.ECEIWED <1
NOV 1 ()'2019
Town of Gulfstream, FL
APPLICATION FOR DEVELOPMENT APPROVAI
This form is to be used for all development review applications to be heard by the Town of Gulf Stream
Architectural Review and Planning Board, Board of Adjustment, and/or Town Commission. To complete the
form properly, please review the accompanying Town of Gulf Stream Instruction Manual for Application for
Development Review Form. Failure to complete this form properly will delay its consideration.
ARPB File #_% ' _)q
To be completed by all applicants. PART II. GENERAL INFORMATION
A. Project Information
I.A.1. Project/Owner Name: Z.S3 D Pju' �� �•
I.A.2. ProjeclAddress:
I.A.3. Project Property Legal Description: f LRL'O .po
SO ,z it Lo -r S"O
I.A.4. Project Description (describe in detail, including # of stories etc.
I.A.5. Square Footage of New Structure or Addition: -s e,
Architectural Style: —N-1.) &to e _,t, n n % r2 . t
1.A.6. Check all that apply: N Architectur I/Site Plan Review Land
Overlay (complete secIt, B) oemolition of Structures ❑
(complete section G) q' Special Exception (complete section FJ
1.A.7. (a) Proposed F.F.E.: S .S
B. Owner Information
I.B.I . Owner
I.B.2. Owner Phone Number:_3_5_4 6b4 .
I.B.3. Owner Sinnativa•
C. Agent Information
I.C.1. Agent Name and Firm Name:
I.C.2. Agent Address: lot) 0
I.C.3. Agent Phone
1.C.4.
Pre -App Dale:
App Date:
Cam Date:
Decision:
Clearing ❑ North Ocean Boulevard
Non-residential uses ❑ Variance
Type of Foundation: '�R1-101, ` (9
IaVA1A
MI
1U- l R 1-M [01:
0 • �J� Lb,�
ulncial Use Only
ARPB Dale:
Recommendation: _
TC Date:
1VP V3WD, 1�1-404-
t TV
Fax 56117 -91 -
'T -L
nppucation for Development Approval Form ADA.2000
revised 6/13/00
Page 2
Town of Gulf Stream
PART III. PROJECT DESCRIPTION AND JUSTIFICATION NOV 16 2015
To be completed by all applicants after pre -application conference with Town
brief. Attach additional sheets only when necessary and be sure to include
question number for each response.
A. Project Description and Justification
staTtWPeaof selbefconci concise
the appropriate and complete
III.A.1. In what zoning district is the project site located? (Z
III.A.2. Is the project compatible with the intent of the zoning district? IrYes ❑ No
Explain.
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CT
L S
S►}x 1 )=p}t
N P�-1
Sanitary Sewer
D33S ITa
c.
Potable Water
III.A.3. Is the project consistent yith the Future Land Use Map and goals, objectives and policies of the
Comprehensive Plan? Eyes ❑ No
Explain. e-_
TLPzS)
III.A.4. Flow are ingress and egress to the property to be provided? Wil!4 p rj_ 4\9 ISroL$�
1
III.A.5.
How are the following utilities to be provided to the
a.
Stormwater Drainage
property?
p LT16,
b.
Sanitary Sewer
D33S ITa
c.
Potable Water
N:>
d.
Irrigation Water
e.
Electricity
l_
f.
Telephone
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g.
h.
Gas
Cable Televisinn
c9NS�TPt T
n _. r.
III.A.6. If the project involves the erection of one or more structures, please describe how the structures are
consistent with the criteria in Section 66-144 of the Town of Gulf Stream Code. (Attach additional
sheet if necessary.)
PART IV. ADDITIONAL INFORMATION
Section A is to be completed by all applicants after pre -application conference with Town staff. Answering
"Yes" to any question in Section A requires the completion of additional Sections as indicated.
A. Additional Approvals/Requirements
IV.A.1. Does the project inv
El
land area within fifty feet (50') of the A1A (North Ocean Boulevard) right-of-
way? Yes o (If "Yes", section 8 of this part must be completed.)
IV.A.2. Does the project involve the demolition of one or more structures? Yes ❑ No
(If "Yes", section C of this part must be completed.)
IV.A.3. Does the project involve the clearing or filling of any portion of a existinn.vacant lot or more than
fifty percent (50%) of the landscaped area of a developed lot? Yes
(If "Yes", section D of this part must be completed.)
IV.A.5. Dtthe project require approval of a Special Exception?
Yes ❑ No (If "Yes", section E of this part must be completed.)
IV.A.6. Is the pro! at variance with any regulations contained in the Zoning Code?
❑ Yes No (If "Yes", section G of this part must be completed.)
Application for Development Approval Form ADA.32000
Page 3
B. Projects Requiring North Ocean Boulevard Overlay Permit PIA NOV 16 2015
IV -B.1. What significant landscape features or architectural features are to be distu bednor addedffae d towhat
IV.B.2. Describe the nee nd justification for the disturbance/addition:
W.B.3. Will the disturbance/addition es(roy or seriously impair visual relationships among buildings,
landscape features and open spat , or introduce incompatible landscape features or plant material
that destroys or impairs significant view or vistas within the North Ocean Boulevard Overlay District?
Yes No
Explain:
IV.B.4. How is the design consistent with the AM Landscape hancement Project?
IV.6.5. What mitigation is proposed so that the disturbance/addition has a least impact possible to the visual
and aesthetic quality of the North Ocean Boulevard Overlay District:
C. Projects Requiring a Demolition Permit
IV.C.1. When are the existing structures to be demolished? 15L 1IL
IV.C.2. When are the proposed structures to be constructed? %'$l.JfZ
IV.C.3. What is (lie landmark status of the structures to be demolished? V)OU�
D. Projects Requiring a Land Clearing Permit
IV.D.1. Describe those vegetative materials of 8 inches in diameter and greater to be North Ocean Boulevard
Overlay District: �P-
IV.D.2. Describe the need and justification for the removal/relocation:
S%SZ r
IV.D.3. How is the removal from the project site of vegetation to be mitigated: AAL) L46ah�%-
Lsm-i5-, Pt-b,z))
IV.D.4. How are the remaining and relocated vegetative materials to be protected and preserved during the
land clearing and constriction activities and thereafter?
IV.D.5. What replacement materials are proposed?fit Q i imLtj (j�tJ�C��
PCA4�
Application for Development Approval, Form ADA.32000 Page 4
February 2002
IC
E1VE®
E• Projects Requiring a Special Exception.
NOV 16 2015
Town of Gulfstream, R
IV.E.1. Is the proposed use a permitted special exception use? M/Yes
IV -E.2. How is the use designed, located and No Code Section:
Zi7_ �Z�b7
welfare, and morals will be protected? NO
to be Operated so that the public health, safely,
IV.E.3. Will the use
cause subst�rftial injury to the value of other property
be located? ❑ yes LR�Np
p perty in the neighborhood where it is to
Explain. is Av .., __
IP
DT U
�r-.VL-4L9jmS
IV.E,q, How will the use be compatible with admlwldevelopment
t 5
is to be located? p J g develo
pment and
40 t �l nt�AL the character of the District where it
�
OP (Hr,— F=t 1ZST L411: -L -L
IV -E.5. What landscaping and screening are provided?�5� $
IV,E.6. Does the us� es p No conform with
located? Q'Yall applicable regulations governing the District wherein it Is to be
Explain. MQ,� Tc . -. _
L
F. Non -Residential Projects and Residential Projects of Greater than 2 Units .lI
IV.F.1. If cot 0n area facilities are to be provided, describe them and how they are to IN maintained.
IV.F.2. If recreation facilities
properties.
to be provided, describe them and their potential impacts on surrounding
IVY -3. For each of the following, list the number
Loading Spaces:
Standard Parking Spaces:
Small Car Parking spaces: ---
Handicapped
Handicapped Parking Space�—
Driveways/Aisles:
Application for Development Approval Form ADA.32000
and their dimensions.
Page 5
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TOWN OF GULF STREAM
ARCHITECTURAL REVIEW AND PLANNING REPORT
Application #: 015-15
Address: 800 Canary Walk
Proposed Improvement:
Approvals Requested:
Demolition Permit:
Land Clearing-
Special
learing
Special Exception:
Level III Architectural/Site Plan:
Gross Lot size: 23,224 SF
Proposed Total Floor Area: 6,654 SF
Zoning District: RS -P
Finished Floor: 7.5' NGVD
Issues Considered During Review:
Section 70-67 Effective lot area
Section 70-70 Floor area calculations
Section 70-73 Second floor area
Section 70-74 Setbacks
Owner: Adrianus & Kristina Ermers
Agent: Francisco Perez-Azua
Construction of a first and second floor addition, to an
existing one-story Modest Mediterranean style single
family dwelling and a new pool.
To demolish certain portions of existing structure and
remove two sheds from the property.
To clear the area of construction and replace landscape
material in certain areas.
To permit the addition of a covered walkway that
would attach to existing non -conforming structures.
To permit construction of a 3,451 SF addition, a portion
of which is second story, to the existing 3,003 SF single
family, one-story Modest Mediterranean style dwelling
with attached two and one-half car garage and a new
swimming pool.
Effective Lot Area: 23,224 SF
Allowable: 7,245 SF
Height: 28.5' (roof height <_ 30' Preferred)
Section 70-75 Special exception setbacks (c) Additions to struchires with existing nonconforming
setbacks.
Note: Application appears to meet the standards for approval.
Section 70-100 Roof and eave heights
Section 70-187 Table of district standards
Architectural Review and Planning Board
ARPB File # 015-15
December 17, 2015; TC January 8,2016
Page 2
Motion to recommend approval to demolish certain portions of existing structure and remove
two sheds from the property.
Motion to recommend approval to clear the area of construction and replace landscape material
in certain areas.
Motion to recommend approval for a Special Exception to permit the addition of covered
walkway that would attach to existing non -conforming structures.
Motion to recommend approval Level III Architectural/ Site Plan based on a finding that the
proposed 3,451 SF addition, a portion of which is second story, to the existing 3,003 SF single
family, one-story Modest Mediterranean style dwelling with attached two and one-half car
garage and a new 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 sign a Gulf Stream Driveway Removal Agreement.
2. 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.
3. Plans to be submitted to Place Au Soleil Homeowners Association for review and comment
prior to Public Hearing to be held by Town Commission on January 8, 2016.
ARPB Date: December 17, 2015
Action:
Demolition Permit:
Land Clearing Permit:
Special Exception:
Level III Architectural/ Site Plan:
TC Date: January 8, 2015
Demolition Permit:
Land Clearing Permit"
Special Exception:
Level III Architectural/ Site Plan:
Town of Gulf
r
TOWN OF GULF STREAM
t> RECEIVED
NOV 16 2015
Town of Gulfstream, FL
APPLICATION FOR DEVELOPMENT APPRnVA1
This form is to be used for all development review applications to be heard by the Town of Gulf Stream
Architectural Review and Planning Board, Board of Adjustment, and/or Town Commission. To complete the
form properly, please review the accompanying Town of Gulf'
Instruction Manual for Application for
complete Development Review Form. Failure to this form properly will delay its consideration.
ARPB File # = 1-3
To be completed by all applicants. PART If. GENERAL INFORMATION
A. Project Information
LA.1. Project/Owner Name:_ 4P_ l,q-H Ads ,¢,t /r-rST7 rI A
I.A.2. Project Address:
l
LA -3. Project Property Legal Description:T -�- r
�L-/
!,
_Y LOD F -1—o � LT Gs, i A
I.A.4. Project Description (describe in detail, including # of stories, etc.)_
r�M t�d�jAvid al rfi
I.A.5. Square Footage of New Structure or Addition: d A 111-I
LLr:s-(-&rel s d< c�(
Architectural Style: d gQ L /�,1,� e
I.A.6. Check all that apply: y
Overlay )6Architeptural/Site Plan Review ❑ Land Clearing O North Ocean Boulevard
y (complete section B) 39 Demolition of Structures ❑ Non-residential uses ❑ Variance
(complete section G) J( Special Exception (complete section E)
I.A.7. (a) Proposed F.F.E.:
Type of Foundation: 1{4 D00 IV4.htrb S/Q�
B. Owner Information
I.B.I. Owner Address:
1.8.2. Owner Phone
1.B.3. Owner Signati
C. Agent Information
(0 r�/E—
r �'�%on �cclt7 T -L
33�/3S
t
I.C.I. Agent Name and Firm Name:
I.C.2. Agent Address:
I.C.3. Agent Phone Number-
Pre-App
umber
P
J
0
cellQ l 102 002$ Fax
UDc7z $gam
Pre-App Date:
App Dale:
Com Date:
Decision:
ARPB Date:
Recommendation:
TC Dale:
Application for Development Approval Form ADA.2000
revised 6/13/oo
50
Page 2
Town of Gulf Stream
t�1, R5CEIVE®® .
PART III. PROJECT DESCRIPTION AND JUSTIFICATHRM" 0J GdSVP1am, FL
To be completed by all applicants after pre -application conference with Town Staff. Please be concise but
brier. Attach additional sheets only when necessary and be sure to include the appropriate and complete
question number for each response.
A. Project Description and Justification
III.A.1. in what zoning district is the project site located?
__P
III.A.2. Is the project compatible with the intent of the zoning district? Yes ❑ No
Explain.
III.A.3. Is the project consistent vA�'h the Future Land Use Map and goals, objectives and policies of the
Comprehensive Plan? 13Yes ❑ No
Explain.
III.A.4. Flow are ingress and egress to the properly to be provided?
- J e -s, - IY�
C mo, Te
III.A.5. How are the following utilities to be provided to the property?
a. Slormwater Drainage 4WA001, 5_-�
b. Sanitary Sewer S
G. Potable Water `T T
d. Irrigation Water
e. Electricity_ FPa L o C I M � 1 avl
f. Telephone Cell I a r
g. Gas tir it
h. Cable Tele q—.
III.A.6. If the project involves the erection of one or more structures, please describe how the structures are
consistent with the criteria in Section 66-144 of the Town of Gulf Stream Code. (Attach additional
sheet if necessary.) I _
0.-r ( a [�0 J,
M.
I �CL r e. rl " - I
PART IV. ADDITIONAL INFORMATION
Section A is to be completed by all applicants after pre -application conference with Town staff. Answering
"Yes" to any question in Section A requires the completion of additional Sections as indicated.
A. Additional Approvals/Requirements
IV.A.1. Does the project involve land area within fifty feet (50') of the AlA (North Ocean Boulevard) right-of-
way? ❑ Yes XNo (If "Yes", section B of this part must be completed.)
IV.A.2. Does the project involve the demolition of one or more structures? Aryes ❑ No
(If "Yes", section C of this part must be completed.)
-Yt cTft,-_bvin9
IV.A.3. Does the project involve the clearing or filling of any portion of an exisgnq vacant lot or more than
fifty percent (50%) of the landscaped area of a developed lot? ❑ Yes XNo
(If "Yes", section D of this part must be completed.)
IV.A.5 P3P.s the Droject require approval of a Special Exception?
°(es Q No (If "Yes", section E of this part must be completed.)
IV.A.6. Is the pr 'e t at variance with any regulations contained in the Zoning Code?
❑ Yes YL No (If "Yes", section G of this part must be completed.)
Application for Development Approval Form ADA.32000
Page 3
B. Projects Requiring North Ocean Boulevard Overlay Permit NOV 16 2015
Town of Gulfstream, FL
IV.B.1. What significant landscape features or architectural features are to be disturbed or added and to what
extent? PJ b
IV.8.2. Describe the need and justification for the disturbance/addition:
IV.B.3. Will the disturbance/addition destroy or seriously impair visual relationships among buildings,
landscape features and open space, or introduce incompatible landscape features or plant material
that destroys or impairs significant views or vistas within the North Ocean Boulevard Overlay District?
Yes No
Explain: jo� I ,4
IV.B.4. How is the design consistent with the AM Landscape Enhancement Project?
IV.B.5. What mitigation is proposed so that the disturbance/addition has the least impact possible to the visual
and aesthetic quality of the North Ocean Boulevard Overlay District:
SIA
CUProjects Requiring a Demolition Permit
IV.C.1. When are the existing structures to be demolished? _ y C'Wmo'k
IV.C.2. When are the proposed structures to be constructed? c Po N ,. kd r�
% Opo
hh 'r J-
IV.C.3. What is the landmark status of the structures to be demolished? do
D. Projects Requiring a Land Clearing Permit
IV.D.1. Describe those vegetative materials of 8 inches in diameter and greater to be North Ocean Boulevard
Overlay District:
IV.D.2. Describe the need and justification for the removal/relocation: /y/i¢
IV.D.3. How is the removal from the project site of vegetation to be mitigated: / Lfq—
IV.D.4. How are the remaining and relocated vegetative materials to be protected and preserved during the
land clearing and constriction activities and thereafter?
IV.D.5. What replacement materials are proposed? �7
Application for Development Approval, Form ADA.32000 Page 4
February 2002
�� R E C E I V E �
E . P r o j e c t s R e q u i r i n g a S p e c i a l E x c e p t i o n . u o
I V . E . 1 . I s t h e p r o p o s e d u s e a J T o w n o f G u l f s t r e a l f t , F L
P e r m i t t e d s p e c i a l e x c e p t i o n u s e ? M d Y e s Q' N o C o d e S e c t i o n : : Q 7 j
I V . E , 2 , H o w i s t h e
u s e d e s i g n e d , l o c a l s p e c i a l
a n d p r o p o s e d t o b e o
w e l f a r e , a n d m o r a l s w i l l b e p r o t e c t e d ?
A e r a t e d s o t h a t t h e p u b l i c h e a l t h , s a f e l y ,
I V . E . 3 . W i l l t h e u s e c a u s e s u b s t
b e l o c a t e d ? Q'Y e s a t i n j u r y t o t h e v a l u e o f o t h e r P r o p e r t y y i n t h e n e i g h b o r h o o d w h e r e i t i s t o
E x p l a i n .
I V . E A H o w w i l l t h e u s e b e c o m p a t i b l e w i t h a d j o i n i n g d e v e l o
i s t o b e l o c a t e d ? p m e n t a n d t h e c h a r a c t e r o f t h e D i s t r i c t w h e r e i t
I V . E . 5 . W h a t l a n d s c a P i n
q a n d s c r e e n i n g a r e
p r o v i d e d ? _ ��
e G
��6
I V . E , g , D o e s t h e u s e c o n f o r m w i t h
l o c a t e d ? ��y e 5 p N o a l l a p p l i c a b l e r e g u l a t i o n s g o v e r n i n g t h e D i s t r i c t w h e r e i n i t i s t o b e
E x p l a i n .
F . N o n - R e s i d e n t i a l P r o j e c t s a n d R e s i d e n t i a l P r o j e c t s o f G r e a t e r t h a n 2 U n i t s
I V . F . 1 . I f c o m m o n a r e a f a c i l i t i e s a r e t o b e p r o v i d e d , d e s c r i b e t h e m a n d h o w t h e y a r e t o b e m a i n t a i n e d .
- N A -
I V . F . 2 . I f r e c r e a t i o n f a c i l i t i e s a r e t o b e p r o v i d e d , d e s c r i b e t h e m a n d t h e i r p o t e n t i a l i m p a c t s o n s u r r o u n d i n g
P r o p e r t i e s .
- N I A -
- - - - - - - - - - - -
I V , F . 3 . F o r e a c h o f t h e f o l l o w i n g , l i s t t h e n u m b e r p r o v i d e d a n d t h e i r d i m e n s i o n s .
L o a d i n g S p a c e s :
S t a n d a r d P a r k i n g S p a c e s :
S m a l l C a r P a r k i n g S p a c e s :
H a n d i c a p p e d P a r k i n g S p a c e s ;
D r i v e w a y s / A i s l e s :
I M
A p p l i c a t i o n f o r D e v e l o p m e n t A p p r o v a l F o r m A D A . 3 2 0 0 0
P a g e 5
' ""'_ t�f Stream
H. Projects Requiring Rezoning
IV.H.1. What is the Future Land Use desig�f theProjectsite?
NOV 16 2015
Town of Gulfstream, FL
IV.H.2. If the project involves
a rezoning Comprehensive Plan text change, oronn g Code text change,
justification for the re Y combination thereof, Future Land Use Map change,
quest.
Please describe the need and
PART V. OPTIONAL INFORMATION
This entire Part is optional for all applicants. q
additional relevant information regarding the project that was not covered elsewhere on this form or on any of
the other materials submitted with thea Applicants are encouraged, but not required, to provide any
application.
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Application for Development Approval Form ADA. 200o
revised 6/6/60
Page 7
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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 cf 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 2n ories with FAR le than 20% of
total FAR. He pointed out that i as s h as the Beach o 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 'n Town t ve hem an opportunity to
comment now rather than ranges are lemented.
Attorney Randolph q
was it intended tha
entire structure
answer was yes.
Mr. Jones was rec
but also those of
to build ry
homes t ach e
to co er increa
current 3 for the
Districts 'th the
said that w d add
dwelling.
t elevation, if it
setback for the
the 2nd story and the
would not only be his
offering an incentive
e for building 2 -story
ed it to be worthwhile
cry homes from the
size to .40 in the
current setbacks. He
ft. to a single story
Chairman Lyons liIV tk & possibility but was concerned that the open
space requirement cWALANFhot 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
0
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 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 feetA,,,.
As directed by Chairman W
and graphics to illustrate
It was determined
meeting are fre
until at leas
available unti 0
VIII. rre
IBI>p Sts
we SIti, E111,
a8
IX. I� s by Bos
Theg were r
X. Publilicii'11111
There wah1111pc
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XI. Adjournment.
Chairman Lyc
Rita L. Taylor
Town Clerk
ome 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 -Z this meeting.
beWfesent at the September
�pwill be no decision made
re will not be a full board
Board Members
furtimer comment from the Public.
ourned 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 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 2nd story setback is important because the Code
provides formulas for architects to calculate:
a) Property Setbacks
b) Second Story square footage (70% of 1" 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 151 story = Lot width x 30%. Minimum setback 15'
Setback for 2nd story = 151 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 1St 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 2"d 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 2"d stories, I recommend we create an additional section to address
"2nd 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 2"d
stories.
2) Minimum Setback of 25' from any roadway.
3) Maximum eve height 20'
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MEMORANDUM
TO: William Thrasher
Town Manager
FROM: Marty R.A. Minor, AICP
DATE: September 11, 2015
RE: RESIDENTIAL LOT OPTIONS
FOR POSSIBLE AMENDMENTS TO THE TOWN ZONING CODE
W
STUDIO
Urban Planning and Design
Landscape Architecture
Communication Graphics
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 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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