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HomeMy Public PortalAbout07/08/1996MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA, ON MONDAY, JULY 8, 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 Chairman Participating: Fred Devitt III Board Member Bettina Smith Alternate Board Member Absent with Notice: Also Present and Participating: William Lynch Susanna Souder Sara Winston R. W. Hopkins E. Scott Harrington John Randolph Rita Taylor Rustem Kupi Bill Free Vice Chairman Board Member Board Member Alternate Board Member Town Manager Town Attorney Town Clerk Agent for Mr. Morgan Agent for Mr. Pontius III. Minutes of the Regular Meeting/Public Hearing of June 17, 1996. Mr. Devitt moved and Mrs. Smith seconded that the minutes be approved as circulated and all voted AYE. IV. Additions, withdrawals, deferrals, arrangement of agenda items. There were no changes requested. V. Announcements. A. Meeting Dates 1. September 25, 1996 at 8:30 A.M. in the Town Hall (Wednesday) 2. October 30, 1996 at 8:30 A.M. in the Town Hall (Wednesday) Chairman Wilson made these announcements. VI. PUBLIC HEARING. A. Applications for Development Approval 1. Rustem Kupi and Mark Vigneault of Kupi & Vigneault Architects as Agents for Scott and Lisa Morgan, contract purchasers of the property located at 570 Wright Way, Gulf Stream, Fl., that is legally described as Lot 11, Block 3, Polo Fields #1 Subdivision. Oaths were administered to Rustem Kupi and Mark Vigneault at the direction of Chairman Wilson. Mr. Kupi presented a site plan and color rendering of the proposed two-story i home with a total Floor Area Ratio, under the sliding scale, that is 320 square feet less than the maximum permissible. He pointed out that the style is Bermuda with white cement tile roof, exposed rafter tails, corner quoins, casement windows with muntins and louvered shutters. With regard, to the landscaping, Mr. Kupi stated that the only existing vegetation that will be removed is that which is located within the building pad and they plan to relocate as much of it as possible on the remainder of the property. He pointed out that the garage doors will be screened from the road by the dense hedge that is existing at the property line. Mr. Kupi advised that the owner had not decided where the existing gazebo would be located or if it would be kept at all. Architectural Review & Planning Board Regular Meeting and Public Hearing July 8, 1996 page 2 Town Manager Harrington presented his staff anaylsis of the project and pointed out that although two-story homes are discouraged in the Core zoning district, potential negative impacts are mitigated by the use of one-story wings and the location of the two-story portion near the center of the lot. He added that the lot is nearly twice as large as the surround- ing lots, which helps to maintain a proper proportion between the mass of the home and the lot, and between the home and surrounding homes. CMr. Harrington recommended approval of the Land Clearing Permit, based on the finding that the proposed vegetative relocations/removals and the addition of fill are consistent with applicable Land Clearing permitting criteria. He further recommended approval of the Level 3 Architectrual/Site Plan R�view_9n that the project is consistent with all applicable standards, including those contained in the Gulf Stream Design Manual, with the conditions that: 1) A minimum 5 foot fence or wall shall be provided to enclose the pool area as per County building requirements; and 2) The driveway material shallconform to the requirements of the Design Manual. In closing, Mr. Harrington stated that he understood that the gazebo was being demolished. He advised Mr. Kupi that if it is to remain, it must be relocated so as not to encroach into any of the setback areas. Chairman Wilson, Mr. Devitt and Mrs. Smith all agreed the'� proposed develop- ment of the site is very attractive. There was no comment from the public. a. LAND CLEARING PERMIT -To permit removal and relocation of existing plant material that falls within the proposed building footprint. Mr. Devitt moved, and Mrs. Smith seconded, that it be recommended to the Town Commission that the Land Clearing Permit be approved 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, Mrs. Smith; AYE, and 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 the above location. Mr. Devitt moved to recommend approval of a Level 3 Architectural/Site Plan Review 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 driveway material shall conform to the requirements of the Design Manual. The motion was seconded by Mrs. Smith. Roll Call: Mr. Devitt; AYE, Mrs. Smith; AYE, Chairman Wilson; AYE. 2. Bill Free, General Partner of Wyndsor Building & Design, as �. Agent for Harold Pontius, owner of the property at 1315 N. Ocean Blvd., Gulf Stream, Florida 33483 that is legally described as Part of Lot 5 and Part of Lot 6, Revised Plat of Blocks D & E, Palm Beach Shores Acres Subdivision. The Town Clerk administered the Oath to Mr. Free, after which Mr. Free explained that the color rendering he had expected to display was not available. Mr. Free stated that after construction was underway on the new home, the owner made a number of changes in the design, most of which were interior. However, he stated that the master bath was enlarged by about 70 square feet while at the same time the covered patio on the northeast corner was enlarged by 141 square feet, resulting in a total of 150 square feet being added to the structure over what was approved. The net result is the two additions exceed the maximum permitted floor area by 69 square feet. Architectural Review & Planning Board Regular Meeting and Public Hearing July 8, 1996 page 3 Mr. Free further advised that the owner is requesting to remove the muntins from the doors and windows on the back of the structure in order to provide a better view of the ocean. Mr. Harrington, in reviewing his report, advised that on a routine site inspection he discovered a set of revised plans were being used for the construction of the dwelling. The revisions had been made after the project had been approved by the Town Commission, he said. Mr. Harrington reported that either the addition to the master bathroom or the addition to the patio would have been permissible without aSpecial EKcep`_ion but taken together, the two additions exceed the maximum permitted floor area by 69 square feet as stated by Mr. Free. He further reported that in order to allow work on the home to continue, he had permitted the change to the bathroom but not the enlargement of the patio area. As a result, the applicant applied for a Special Exception under Article IV, Section E.2., .which permits up to 300 square feet of roof projections to be excluded from the floor area calculation. Mr. Harrington pointed out that the home includes other covered, unenclosed areas, 557 square feet on the ground floor and 96 square feet on the second floor. Based on the information submitted by the applicant, he stated that the staff finds the extension of the covered patio to be consistent with the standards found in Article IV. Section E.2. of the Design Manual with the condition that prior to the issuance of a certificate of occupancy, the owner record a deed restrict- ion which prohibits the future enclosure of any covered patio areas or the addition of any more floor area to the property. a. SPECIAL EXCEPTION -To permit the addition of a covered patio to the dwelling under construction that will exceed the maximum permitted floor area by 69 sq. ft. Mr. Devitt moved to recommend approval of a Special Exception to permit the covered patio areas to exceed the maximum permitted floor area by 69 square feet, based on the plans and documents submitted by the applicant and a finding that the following condition is necessary for the proposed improve- ments to meet all applicable specific and general Special Exception review standards: 1) Prior to the issuance of a certificate of occupancy, the applicant shall record a deed restriction that prohibits the future enclosure of any covered patio area or the addition of any more floor area on the property. The motion was seconded by Mrs. Smith. There was no comment from the public. Roll Call: Mr. Devitt; AYE, Mrs. Smith; AYE, and Chairman Wilson; AYE. b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW AMENDMENT -To increase the total square footage of the dwelling under construction that was previously approved and to permit the removal of the muntin bars on the doors and windows on the rear of the building at the location stated herein. Chairman Wilson asked Town Manager Harrington to review his report with regard to the applicant's request to remove the muntin bars from the rear doors and windows. Mr. Harrington pointed out that in completing the application form, the applicant provided no justification for removing the muntins on the back of the home despite the great attention given this issue by staff and the Board at the time the home originally was approved. He then called attention to a copy of the rear elevation that was approved that shows two large expanses of glass -one at the center on the ground floor and the other on the north end of the ground floor, behind the extended covered patio. The reason these large,- unarticulated glass areas were approved was due to the fact that they were balanced by the inclusion of the muntins on all of the other doors and windows on the elvation, he said. Architectural Review & Planning Board Regular Meeting and Public Hearing July 8, 1996 page 4 He called attention to Article V., Section 4. Windows, in the Design Manual that states a clear preference for the "use of muntins to divide glass into unified sections, as opposed to large expansive panes of glass", and also discourages "windows as a dominat element". Mr. Harrington reminded that when the home was first reviewed, it was praised for its traditional design and harmony and consistency between elevations, in that similar window styles and treatments were used on all four sides of the building. Mr. Harrington stated that the removal of the muntins would greatly upset this harmony and consistency as large,open areas of glass are clearly contemporary elements on a home that otherwise exhibits a number of traditional Spanish - Mediterranean Revival design elements. The Town Manager stated that the design of the home on the rear elevation, as originally approved, strikes a good balance between the desire for unobstructed views of the ocean and a consistency of design with the other three elevations and the overall architecture of the home. The unilateral change suggested by the applicant creates a great inconsistency between these elements, he said. Mr. Harrington advised that the staff recommends denial of the request to remove the muntin bars on the doors and windows on the rear elevation of the home, based on a finding that the building and site plans submitted by the applicant fail to meet all applicable review standards. Chairman Wilson asked for comment from the public on the matter of the removal of the muntins and there was none. He then asked for comment from the members of the Board. Mr. Devitt stated he was opposed to recommending removal of the muntins as this had been discussed in great detail when the project was first presented for approval. It had been determined at that time that the muntins must be in place in order to meet the applicable standards. He stated for the record that his position was not influenced by the recommendation of the Town Manager. Mr. Devitt added that he felt strongly about this when the design was first approved and had not changed his position. Both Mrs. Smith and Chairman Wilson believed that the muntins should remain as originally approved. Chairman Wilson directed that action on the Level 3 Architectural/Site Plan Review be taken in two parts in that there are two separate issues. He asked for a motion regarding the increase in total square footage of the building. Mr. Devit moved to recommend approval of a Level 3 Architectural/ Site Plan Review for the enlargement of the covered patio based on the building and site plans submitted by the applicant and finding that the following condition is necessary for the proposed improvements to meet all applicable review standards: 1) Prior to the issuance of a certificate of occupancy, the applicant shall record a deed restriction that prohibits the future enclosure of any covered patio area or the addition of any more floor area on the property. The motion was seconded by Mrs. Smith. Roll Call: Mr. Devitt; AYE, Mrs. Smith; AYE, and Chairman Wilson; AYE. Chairman Wilson then asked for a motion regarding the removal of the muntins. At this point Mr. Free asked to be recognized and Chairman Wilson granted the request. Mr. Free, on behalf.of Mr. Pontius, asked to withdraw the request to remove the muntins in view of the apparent opposition to this request. Mr. Devitt moved,and Mrs. Smith seconded, that it be recommended to the Town Commission that the request to withdraw the application to remove the muntins be granted. Roll Call: Mr. Devitt; AYE, Mrs. Smith; AYE, and Chairman Wilson; AYE. Architectural Review & Planning Board Regular Meeting and Public Hearing July 8, 1996 page 5 VII. Items by Staff. A. Construction in Progress in June, 1996. The report showed there to be $5,003,488 worth of construction in progress. Mr. Harrington advised that this figure would be reduced again after he had completed the Administrative Closure process for many of the projects still on the list. VIII. Items by Board Members. There were no items from the Board Members. IX. Public. There was no comment from the public. X. Adjournment. Chairman Wilson adjourned the meeting at 9:25 A.M. on a motion to do so made by Mrs. Smith, which was seconded by Mr. Devitt, with all voting in the affirmative. 1 �7r-(Z) Rita L. -Taylor, Town Jerk