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HomeMy Public PortalAbout06/17/1996MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA, ON MONDAY, JUNE 17, 1996, AT 8:30 A.M. IN THE TOWN HALL, 100 SEA ROAD, GULF STREAM, FL. I. Call to order. The meeting was called to order at 8:30 A.M. by Chairman Wilson. II. Roll Call. Present and Howard E.N. Wilson CParticipating: William Lynch Fred Devitt III Sara Winston R.W. Hopkins Absent with Notice: Susanna Souder Also Present and E. Scott Harrington Participating: William Thrasher Tracey Biagiotti Mark Marsh Rustem Kupi Ronald Miller Chairman Vice Chairman Board Member Board Member Alternate Board Member Board Member Town Manager Asst. to Town Manager Asst. Town Attorney Agent for Messrs. Smith & Wheeler Agent for Mr. Pulte Agent for Mr. Nicholl III. Minutes of the Recrular MeetincriruDiic nearinu UL riuY Za, �» v. Mr. Devitt moved, and Mrs. Winston seconded, that the minutes be approved as circulated and all voted AYE. IV. were no changes requested. V. Announcements. A. Meeting Dates 1. July 8, 1996 at 8:30 A.M. in the Town Hall (Monday) 2. September 25, 1996 at 8:30 A.M. in the Town Hall (Wednesday) 3. October 30, 1996 at 8:30 A.M. in the Town Hall (Wednesday) Chairman Wilson made these announcements. VI. Public Hearinas. A. Applications for Development Approval Chairman Wilson asked all of those wishing to speak on any of the items to stand and be sworn whereupon Assistant Attorney Biagiotti administered the oath to Mr. Marsh, Mr. Kupi, Mr. Pulte and Mr. Miller. 1. Mark Marsh of Digby Bridges, Marsh and Associates as Agent for Carl W. Smith, owner of the property located at 1919 N. Ocean Blvd., Gulf Stream, FL that is legally described as Lot 1, Wm. H. Evans Subdivision. Mr. Marsh presented a site plan of the property, outlining in orange the structures to be removed and outlining in yellow the structures to be built. He indicated that most of the existing vegetation will be maintained or relocated. The vegetation to be relocated will be temporarily transplanted to a holding area on the west end of the property where it will be irrigated. Mr. Marsh noted further that the Architectural Review & Planning Board page 2 Public Hearing/Regular Meeting June 17, 1996 perimeter plantings along AlA, as well as the existing curb cut, will remain unchanged. However, within the property, the driveway will be re-routed to create a more dramatic entrance. Mr. Marsh then focused on the proposed home, noting the U -shape of the footprint and the courtyard with encircling verandah. He reviewed the floor plan in detail and noted the symmetry and formal elements of the home. Mr. Marsh described the style of the home as "island colonial'' and showed a colored perspective of the east side and the finish elements to be incorporated such as: a gray, cement -tile roof; a 7/12 roof pitch with a 4/12 break near the eaves; off-white stucco walls; white window trim with green shutters; plantation shutters over some first floor windows; and covered porches with Chippendale handrails. He closed his presentation by stating he felt it would be a great addition to Gulf Stream and the particular site. Mr. Harrington reviewed his report wherein he recommended approval of the Land Clearing Permit and North Ocean Boulevard Landscape Disturbance Permit, as proposed, based on a finding that all of the applicable requirements had been met. Mr. Harrington noted that the Land Clearing Permit involved the addition of about three feet of fill and that perhaps Mr. Marsh would want to review this with the Board. Continuing with his report, Mr. Harrington said that he also recommended approval of the Level 3 Architectural/Site Plan with three conditions: 1) that a minimum 5 foot fence or wall be provided to enclose the pool area as per County building requirements; 2) that the pool storage area have a minimum 15 foot setback from the west property line; and 3) the applicant submit north and south elevations for the garage that comply with all applicable standards in the Design Manual. Referring to these conditions, Mr. Harrington stated that an updated plan has been provided to staff that shows a 15 -foot setback for the pool storage building. In response to Mr. Harrington's report, Mr. Marsh reviewed the proposed first floor elevation and need for fill. He stated that at +20 feet NGVD, the floor is 1.5 feet above the crown of AlA, which is the maximum permissible floor elevation for this property. He pointed out that the tee boxes for the adjacent 18th hole of the golf course also were set at +20 feet NGVD. Mr. Marsh also stated that he believed his office had dropped off plans for the two garage elevations noted in Mr. Harrington's report, but in any case, the plans were not available for review at the meeting. Mr. Marsh did say, though, that the elevations were in keeping with the others presented and would be shown to the Town Commission at the next meeting. Mr. Lynch stated he thought it was a beautiful house and a good site design. These comments were echoed by Mr. Devitt and Mr. Wilson as well. Architectural Review & Planning Board Public Hearing/Regular Meeting June 17, 1996 page 3 a. DEMOLITION PERMIT -To permit the demolition of existing structures on this property. (This item was covered in the motion regarding the Level 3 Architectural/Site Plan Review.) b. LAND CLEARING PERMIT -To permit the removal/relocation of significant vegetation and to add fill. Mr. Lynch moved, and Mr. Devitt seconded, that approval of a Land Clearing Permit be recommended to the Town Commission based on a finding that the plans and documents submitted by the applicant, as proposed, meet all applicable permitting criteria. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. There was no comment from the public. c.NORTH OCEAN BOULEVARD LANDSCAPE DISTURBANCE PERMIT -To permit improvements and landscape alterations within the historic corridor. Hearing no comments from the public, Mr. Lynch moved, and Mrs. Winston seconded, that approval of a North Ocean Boulevard Landscape Disturbance Permit be recommended to the Town Commission based on a finding that the plans and documents submitted by the applicant, as proposed, meet all applicable permitting criteria. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. d. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW -To permit the construction of a two-story, single family dwelling and accessory structures at this location. Chairman Wilson asked for public comments and there were none. Mr. Lynch moved, and Mr. Hopkins seconded, that approval of a Level 3 Architectural/Site Plan Review be recommended to the Town Commission based on the plans and documents submitted by the applicant and a finding that the following conditions are necessary for the proposed improvements, including demolition of the existing structures, to be consistent with applicable review criteria: 1) a minimum 5 foot fence or wall shall be provided to enclose the pool area as per County building requirements; 2) the pool storage building shall have a minimum 15 foot setback from the west property line; and 3) the applicant shall submit north and south elevations for the garage which shall comply with all applicable standards of the Design Manual. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. 2. Mark Marsh of Digby Bridges, Marsh and Associates as agent for Chris D. Wheeler, contract purchaser of the property located at 24 Hidden Harbour Drive, Gulf Stream, Florida, which is legally described as Lot 4, Hidden Harbour Estates. Mr. Marsh presented a plan which showed the setback variances granted to a previous application for the same property. He indicated that in most instances, the proposed home had setbacks that were 50% greater than what had previously been approved. Mr. Marsh noted that the proposed floor area variance resulted from two things. First, the Design Manual provides for a simulated right- of-way along private roads whereby the first 10 feet of property from Architectural Review & Planning Board Public Hearing/Regular Meeting June 17, 1996 page 4 the edge of the private road is not counted as part of the lot area. Second, the design of the home includes a large covered patio area. Together, these two items cause the square footage of the home to exceed the maximum permitted floor area by 295 square feet. According to Mr. Marsh, were the assumed right-of-way not deducted from the lot area calcualtion, the home could be 500 square feet larger. He then presented drawings showing a trellis in place of a portion of the covered patio should the Board not approve the variance. Plans for the home were presented next by Mr. Marsh. He pointed out that the lot is unusual in that it is quite a bit wider than it is deep. As a result, the home has a linear appearance along the street that he has attempted to break up on the elevations by using varying eave heights, some decorative elements and trellises. Despite the long length of the home along the street, Mr. Marsh noted a great deal of open space is left on the east end of the property where the property has a high visibility from the main portion of Hidden Harbour Drive as you come down the hill heading west. After reviewing the floor plans for both the first and second floors, Mr. Marsh reviewed the exterior in some detail. Mr. Marsh presented a perspective of the rear of the house and described the design as a "Venetian'' Mediterranean. Exterior elements include: hand -formed, clay barrel tile; stucco walls; a coquina block inlay around the front doors; cypress trellises; wood out lookers on the second floor with enclosed eaves for the one-story elements; and a stone balustrade along the second floor balcony. Turning to the elevations for the other three sides, Mr. Marsh noted that the home has a -'four-sided'' design in that all four sides of the home were carefully thought out and planned. Common design elements and themes are reflected in each of the sides. At the completion of Mr. Marsh's presentation, Mr. Harrington reviewed his report and recommendations. Mr. Harrington noted that the requested floor area variance normally would be reviewed as a Special Exception. However, because the site has been granted other variances, Special Exceptions are not permitted as such and must be treated as variances. Article IV, Section E.2. of the Design Manual permits roof projections to exceed the maximum floor area by up to 300 square feet by Special Exception, provided certain standards are met. In this case, Mr. Harrington noted, the home exceeds the maximum floor area by 295 square feet due to the large covered patio area in the back. Mr. Harrington stated that he found the requested floor area variance to be consistent with both the variance and Special Exception criteria and recommended approval with the condition that the owner record a deed restriction that would prohibit enclosing any portion of the covered patio or adding additional square footage to any part of the house or property. Mr. Harrington went on to say that he found the proposed home and site plan met all applicable Architectural/Site Plan Review criteria with the following three conditions: 1) a minimum 5 foot fence or wall be provided to enclose the pool as per County Architectural Review & Planning Board Public Hearing/Regular Meeting June 17, 1996 page 5 building requirements; 2) the fountain north of the pool deck maintain a minimum 9 foot setback from the canal as per the previously approved rear/water setback variance for minor accessory structures; and 3) prior to the issuance of a Certificate of Occupancy, the applicant record a deed restriction which prohibits the future enclosure of the covered patio area or the addition of floor area as currently calculated in the Design Manual. Mr. Lynch asked Mr. Marsh if the owner was agreeable to Mr. Harrington's conditions and Mr. Marsh indicated he was. Mr. Lynch also indicated that he thought it was good-looking home and Chairman Wilson agreed. a. VARIANCE -To permit the square footage of a proposed two- story dwelling to exceed the maximum permitted Floor Area Ratio by 300 square feet at this location. Hearing no comments from the public, Mr. Lynch moved, and Mrs. Winston seconded, that approval of a Variance be recommended to the Town Commission to permit 295 square feet of additional floor area based on the plans and documents submitted by the applicant and a finding that the following condition is necessary for the proposed improvements to be consistent with the applicable Variance criteria and the Special Exception criteria found in Article IV, Section E.2. of the Gulf Stream Design Manual; prior to the issuance of Certificate of Occupancy, the applicant shall record a deed restriction that prohibits the enclosure of the covered patio area or the addition of floor area as currently calculated in the Design Manual. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW -To permit the construction of a two-story, single family dwelling and accessory structures at this location. Mr. Lynch moved, and Mr. Hopkins seconded, that approval of a Level 3 Architectural/Site Plan Review be recommended to the Town Commission based on the plans and documents submitted by the applicant and a finding that the following conditions are necessary for the proposed improvements to be consistent with the applicable review criteria: 1) a minimum 5 -foot fence or wall shall be provided to enclose the pool area as per County building requirements; 2) the fountain north of the pool deck shall maintain a minimum 9 -foot setback from the canal as per the previously approved rear/water setback Variance for minor accessory structures; and 3) prior to the issuance of a Certificate of Occupancy, the applicant shall record a deed restriction which prohibits the future enclosure of the covered patio area or the addition of floor area as currently calculated in the Design Manual. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. There was no comment from the public. Architectural Review & Planning Board Public Hearing/Regular Meeting June 17, 1996 page 6 3. Rustem Kupi and Mark Vigneault of Kupi & Vigneault Architects as agents for Ocean Breeze Ltd., contract purchaser of the properties located at 560 Old School Road and 570 Wright Way, Gulf Stream, Florida, which are legally described as Lot 10 and Lot 11, Block 3, Polo Fields #1 Subdivision. Mr. Kupi presented two surveys, one showing the location of the existing home, which covers both lots, and the other showing the proposed lot lines for the two proposed lots. Mr. Kupi stated that the existing home and all related improvements would be demolished to make way for two new homes. Referring to his report, Mr. Harrington noted that the property originally contained two lots which were combined when the existing house was built. Since that time, the Town has changed its minimum lot area requirements, which the eastern original lot (Lot 10) no longer meets. As a result, two new lots must be configured with each having a minimum 16,500 square feet of dry land area and at least 100 feet of width. He went on to say that he found both the proposed subdivision and Architectural/Site Plan Review for the demolition met all applicable criteria and that he recommended approval of both. a. DEMOLITION PERMIT -To permit the demolition of existing structures on this property. Chairman Wilson asked for public comments and there were none. Mr. Lynch moved, and Mr. Devitt seconded, that approval of a Level 3 Architectural/Site Plan Review be recommended to the Town Commission to permit demolition of the existing home and improvements based on a finding that the site plan, as proposed, meets all applicable review standards. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. b. SUBDIVISION REVIEW -To permit the replatting of this property into two new parcels of 17,123 square feet of effective lot area and 27,990 square feet of effective lot area. Hearing no comment from the public, Mr. Lynch moved, and Mr. Devitt seconded, that approval of a two -lot subdivision be recommended to the Town Commission based on a finding that the lot sizes and dimensions, as proposed, meet all applicable review standards. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. 4. Rustem Kupi and Mark Vigneault of Kupi & Vigneault Architects as agents for Ocean Breeze Ltd., contract purchaser of the properties located at 560 Old School Road, Gulf Stream, Florida, legally described as Lot 10 and part of Lot 11, Block 3, Polo Fields #1 Subdivision. Mr. Kupi reviewed the plans for the proposed one-story, new home, noting its Bermuda architecture through the incorporation of stucco walls, white cement tile roof, use of muntins, and louvered shutters. He said that fill would be necessary to raise the first floor up to the proposed 7'-8" elevation; however, the lot would slowly rise up to meet this with the pool deck at 5'-11" and the back yard at 41- Architectural Review & Planning Board Public Hearing/Regular Meeting June 17, 1996 page 7 9" Lastly, he pointed out the very tall existing hedge along Old School Road that would be maintained to screen the three -car garage from the street. Mr. Devitt asked Mr. Harrington about any requirements for garages facing the street. Mr. Harrington stated that only lots of 20,000 square feet or greater must have their garage doors screened from the street. However, because a three -car garage is unusual, if the Board wanted to include maintenance of the hedge as a condition, that would be reasonable. Mrs. Winston inquired as to the proposed location of the curb cut relative to the existing curb cuts. Mr. Kupi presented an aerial photograph of the property, pointing out the existing driveway location and the proposed. The aerial also showed the existing hedge. In summarizing his report, Mr. Harrington referred to the landscape drawings and said that he found the project, as proposed, meets all applicable Land Clearing Permit criteria. He also stated that he found the house and site plans to be consistent with all applicable Architectural/Site Plan Review criteria, with three conditions: 1) a minimum 5 foot fence or wall be provided to enclose the pool area as per County building regulations; 2) a minimum of 40% open space be provided in the front yard in accordance with the Design Manual; and 3) the driveway material shall conform to the requirements of the Design Manual. Mr. Harrington noted that the applicant had provided a letter indicating they would reduce the size of the motor court in front of the house as necessary to meet the minimum 40% open space criteria. Mr. Kupi then added that the proposed driveway would be made of paver blocks, to which Mr. Harrington stated that that would be consistent with the Design Manual. a. LAND CLEARING -To permit removal and relocation of existing plant material that falls within the proposed building footprint. Hearing no comment from the public, Mr. Lynch moved, and Mrs. Winston seconded, that approval of Land Clearing Permit be recommended to the Town Commission based on a finding that the plans and documents submitted by the applicant, as proposed, meet all applicable permitting criteria. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW -To permit the construction of a one-story, single family dwelling and accessory structures at this location. Mr. Lynch moved, and Mr. Devitt seconded, that approval of a Level 3 Architectural/Site Plan Review be recommended to the Town Commission based on the plans and documents submitted by the applicant and a finding that the following conditions are necessary for the proposed improvements to be consistent with all applicable review criteria: 1) a minimum 5 -foot fence or wall shall be provided to enclose the pool area as per County building requirements; 2) a minimum 40% open space Architectural Review & Planning Board Public Hearing/Regular Meeting June 17, 1996 shall be provided in the front yard in accordance with the requirements of the Design Manual; 3) the driveway shall be constructed of paver blocks in accordance with the requirements of the Gulf Stream Design Manual; and 4) the existing hedge along Old School Road shall be maintained to screen views of the garage from the street. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. There was no comment from the public. 5. Ronald H. Miller as agent for Ramon V. Nicholl, owner of the property located at 544 Banyan Road, Gulf Stream, Florida, legally described as Lot 6, Polo Cove Subdivision. Referring to the site plan, Mr. Miller stated that the Nicholls proposed to do some renovations, which included: enclosing an outside stairway leading to the second floor over the garage; changing the driveway to loose Chattahoochee; removing part of an existing screen enclosure and adding a Florida room; adding a small deck on the west side in lieu of an existing concrete stoop; and constructing a gazebo in the back. Chairman Wilson asked if Mr. Miller had some type of rendering of the back of the home in the area of the Florida room. Mr. Miller replied that he submitted everything he had and had nothing additional to present at the meeting. Mr. Wilson said he wanted to get a better idea of what the windows and opening in the Florida room would look like. Mr. Wilson then inquired about the proposed wall to be constructed at the east end of the pool deck. Mr. Miller said that the wall was intended to serve a focal point for the pool area, and that they had already changed the design once based on previous discussions with Mr. Harrington. However, after they submitted the new design, Mr. Harrington informed them the wall design still did not meet the code as it was too high for being so close to the canal. Mr. Miller said he discussed this latest problem with his clients and they agreed to reduce the wall to five feet and remove the trellis that was to be on top. Mr. Harrington reviewed his report and noted that there were a number of items to be reviewed. These include: the gazebo, enclosing the stair, a dock, changing the driveway material, the deck, the Florida room, and the wall. Each of these items, according to Mr. Harrington, required approval of Level 3 Architectural/Site Plan Review. In addition, he continued, the deck required approval of a Special Exception as the west side of the deck was to match the existing west wall of the house which encroached into the west side setback. Regarding the Special Exception for the side back for the deck, Mr. Harrington stated that he found the request met all applicable criteria and recommended approval with the condition that lighting for the deck be wall -mounted in an effort to keep lights from shining onto the adjacent property to the west. Architectural Review & Planning Board page 9 Public Hearing/Regular Meeting June 17, 1996 Regarding the Architectural/Site Plan Review, Mr. Harrington said he found the gazebo, stair enclosure, dock, and driveway material to meet all applicable criteria and he recommended approval with no conditions. The deck, Mr. Harrington continued, also meets the Architectural/Site Plan Review criteria and he recommended approval with the condition that the lighting be wall -mounted. Mr. Harrington said he found the Florida room addition to be minimally consistent with the standards in the Design Manual and recommended approval with the proviso that the applicant and Board give further consideration to adding more muntins in the rear doors, side lights and transoms. Lastly, Mr. Harrington pointed out that the wall, as shown on the drawing in the packet, could not be approved, but with the changes proposed by Mr. Miller of keeping the wall to five feet with no trellis, the wall would meet the code and could be approved. Mr. Miller responded to Mr. Harrington's findings and recommendations by stating that he and his client believe the doors, side lights and transoms are fine as drawn, but if the Board insists, they will add more muntins. Mr. Lynch and Mr. Hopkins both indicated they felt the design was fine, while Mr. Wilson indicated that the roof overhang would soften the appearance and that the drawing likely made the glass appear more stark than it will actually appear. a. SPECIAL EXCEPTION -To permit the addition of a sun deck that will extend a non -conforming wall line of the existing structure. Chairman Wilson asked for comments from the public and there were none. Mr. Devitt moved, and Mr. Lynch seconded, that approval be recommended to the Town Commission of a Special Exception for the deck to match an existing non -conforming wall and thereby reduce the minimum west side setback of the deck by 4.67 feet from 15 to 10.33 feet based on a finding that the building and site plans submitted by the applicant meet all applicable specific and general Special Exception standards, with the condition that all lighting for the deck shall be wall -mounted provided, however, that security lighting independent of the deck may be used along the west side of the house. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW -To permit enclosing an existing stairway, enclosing an existing screened area to increase living area, construction of a gazebo and a landscape wall. Hearing no comment from the public, Mr. Lynch moved, and Mr. Hopkins seconded, that approval of Level 3 Architectural/Site Plan Review for the gazebo, stairway enclosure, driveway surface change, dock, deck, Florida room, and wall be recommended to the Town Commission based on the plans and documents submitted by the applicant and a finding that the follow conditions are necessary for the proposed improvements to be consistent with all applicable review criteria: 1) lighting for the deck shall be wall -mounted provided, however, that security lighting independent of the deck may used along the west side of the house; and Architectural Review & Planning Board Public Hearing/Regular Meeting June 17, 1996 page 10 2) the wall be five feet or less in height and comply with all other design requirements of the Design Manual. Roll Call: Mr. Devitt; AYE, Mr. Hopkins; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE; Chairman Wilson; AYE. VII. Items by staff. A. Construction in Progress in May 1996. The report showed there to be $5,332,570 worth of construction in progress. Several Board members noted how the report was considerably smaller than previous reports. Mr. Harrington replied that he has worked closely with the county to bring the report up-to-date and hoped to clear off many of the remaining 336 Miscellaneous permits within the next month. VIII. Items by Board Members. Mr. Devitt inquired as to whether a sculpture recently installed on a property on Polo Drive in the area of Palm Way was in conformity with the code. Mr. Harrington responded that he had seen the sculpture and didn't know when it went in. Mr. Devitt and Mr. Wilson both said it went in after the Design Manual was adopted and that they did not believe it met the code. Mr. Harrington said he would look into it. Mr. Harrington and Board discussed some of the ongoing construction projects and the items to be heard on next month's agenda. VIII. Public. There was no comment from the public. X. Adjournment. Chairman Wilson adjourned the meeting at 10:20 on a motion to do so by Mr. Lynch, which was seconded by Mr. Devitt, with all voting in the affirmative. �/ �� S o rrTown Manager er