HomeMy Public PortalAbout04/23/1997MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON WEDNESDAY, APRIL 23, 1997, AT 8:30 A.M., IN THE TOWN HALL,
100 SEA ROAD, GULF STREAM, FLORIDA.
I. Call to Order. Chairman Wilson called the meeting to order at
8:30 A.M.
II.
Present and Howard E.N. Wilson
Participating: William Lynch
Fred Devitt III
Susanna Souder
Sara Winston
Also Present and E. Scott Harrington
Participating: John Randolph
Rita Taylor
William Wietsma
Mark Marsh
Christopher Rodgers
Michael Mullen
Jon Carleen
Chairman
Vice Chairman
Board Member
Board Member
Board Member
Town Manager
Town Attorney
Town Clerk
Applicant
Agent for McCool
Resident
Realtor for Weitsma
Urban Design Studio
III. Minutes of the Regular Meeting and Public Hearing of 3-26-97.
Mr. Devitt moved and Mr. Lynch seconded that the minutes be
approved as circulated and all voted AYE at roll call.
IV. Additions. withdrawals, deferrals, arrangement of agenda items.
There were no changes in the agenda.
V. Announcements.
A. Meeting Dates
1. Special Meeting on 5-1-97 at 8:30 AM
2. Joint Workshop with Town Commission on 5-14-97 at 8:30 AM
3. Regular Meeting/Public Hearing on 5-28-97 at 8:30 AM
4. Regular Meeting/Public Hearing on 6-25-97 at 8:30 AM
5. Regular Meeting/Public Hearing on 7-23-97 at 8:30 AM
6. Regular Meeting/Public Hearing on 9-24-97 at 8:30 AM
Chairman Wilson announced these dates. Mr. Devitt advised that he would
be unable to attend the meeting of 6-25-97, Mrs. Winston advised that
she would be unable to attend the meetings of 5-14-97 and 5-28-97, and
Mr. Lynch stated he could not be present at the meetings of 5-14-97, 6-
25-97, 7-23-97 and 9-24-97.
Architectural Review & Planning Board
Regular Meeting & Public Hearing
April 23, 1997 page 2
VI. PUBLIC HEARING.
A. Applications for Development Approval
Chairman Wilson asked for all of those persons who intended to speak on
Oany of the matters included in the Public Hearing to please stand to
receive the Oath. The Town Clerk administered the Oath to William
Wietsma, Christopher Rodgers and Michael Mullen.
Chairman Wilson then asked if there had been any ex -parte communication
or any visits to either of the sites that will be considered at this
public hearing. Each Board Member stated they had had no ex -parte
communications and had not visited either site. Mr. Devitt stated that
he was aware that the owners at 3424 Polo Drive were doing something but
he had no knowledge as to what it might be.
1. (Continued From March 26, 1997) An application submitted
by William Wietsma Co., Inc., owner of the property
located at 566 Palm Way, Gulf Stream, Florida which is
legally described as Lot 21 and Lot 22 in Polo Cove
Subdivision.
Mr. William Wietsma displayed a site plan of the proposed project and
explained that he will demolish the existing structures. He then
circulated a color prospective and stated that the structure is a pure
Bermuda style.
Chairman Wilson then called for the Town Manager to present the staff
report.
Mr. Harrington advised that the applicant intends to move forward with
the demolition of the existing structures soon after receiving an
approval and construct a one-story single family dwelling and a pool.
Mr. Harrington stated that the existing home was not identified by the
1990 Historic Site Survey as having historic potential. He further
stated that the home will have a side facing three -car garage, a pool
and deck, and a gravel driveway. The Town Manager advised that the
Jtotal living area is 4,306 square feet and the gross floor area,
including the living area, garage, large covered lanai and front entry,
is 5,746 square feet which is 53.5 square feet more than the maximum
permitted under the Sliding Scale FAR. Mr. Harrington stated that the
applicant had agreed to move some of the walls in far enough to make up
this difference. He further stated that the fountain that is shown on
the site plan is being omitted. Mr. Harrington noted that the style of
the home is Gulf Stream -Bermuda as described in the Design Manual, with
the exception of the front entry which if a "Flemish" gable that is used
Architectural Review & Planning Board
Regular Meeting & Public Hearing
April 23, 1997
page 3
extensively on Bermuda styles for gable walls and entries. Other design
elements include a roof with flat, white cement tiles; 18 inch overhangs
with closed eaves and stucco frieze; yellow stucco walls; casement
�' windows with muntins; pronounced window sills; green louvered shutters;
and French doors that open on to a large lanai in the rear. He pointed
out that the save lines are at 101, with the highest roof peak at 231611,
and that all roof areas have a 6/12 slope. The Town Manager observed
that most of the existing significant vegetation at the perimeter of the
property will be saved or relocate and that little fill will be needed.
Mr. Harrington stated that based on the information submitted by the
applicant, staff finds the proposed vegetative relocations/removals and
limited addition of fill to be consistent with all applicable Land
Clearing permitting criteria with the condition that all remaining or
relocated vegetation be adequately protected during construction. He
further stated that based on the materials submitted by the applicant,
staff finds the project consistent with all applicable Level 3
Architectural/Site Plan Review standards, including those contained in
the Gulf Stream Design Manual, with the following conditions: 1) The
size of the home be reduced by 53.5 square feet without substantially
altering the overall design; 2) The fountain shown on the site plan in
the south side yard be eliminated; 3) A 5 -foot setback be maintained
between the driveway and the north side property line behind the minor
accessory setback line; and 4) A minimum 5 -foot wall or fence be
provided to enclose the pool area.
Chairman Wilson asked Mr. Wietsma if he was "married" to the Flemish
Gable entrance and Mr. Wietsma stated that this is the primary design
element of the structure and he does want to keep it.
Mr. Michael Mullen asked for recognition and advised that he is a
Realtor affiliated with the Allmon, Tiernan & Ely firm and that he and
Mr. Wietsma had taken a field trip to John's Island to look at the
Bermuda style constructed there, and they had a book, Bermuda Gardens &
Houses, showing examples of the Flemish gable. He circulated the book
among those on the Board. He stated that this design is most charming
and what Gulf Stream would like, authentic Bermuda.
Christopher Rodgers, who lives directly across the street from the
proposed project, was recognized and stated he felt this would be an
improvement over what is currently existing. He expressed concern that
his lawn would be damaged from construction traffic and equipment during
construction. Mr. Wietsma assured Mr. Rodgers that he would see that
the proper barricades are erected.
Architectural Review & Planning Board
Regular Meeting & Public Hearing
April 23, 1997
page 4
Mrs. Winston asked if there is a trellis on the front wall of the
proposed home and Mr. Wietsma replied that there will be stainless steel
wires installed in order to have a wall of bougainvillea.
OMr. Devitt observed that the drawings show ridge caps on the roof. Mr.
Wietsma advised that they had decided to change the roof by using a
mitered ridge design rather than the ridge caps.
Public participation regarding this item was closed by Chairman Wilson.
a. LAND CLEARING PERMIT -To permit construction of a
dwelling, which includes the addition of fill material
Mr. Lynch moved and Mrs. Winston seconded approval of a Land Clearing
Permit based on a finding that the plans and documents submitted by the
applicant meet all applicable permitting standards with the condition
that all remaining or relocated vegetation shall be adequately protected
during construction. Roll Call: Mr. Devitt; AYE, Mrs. Souder; AYE, Mr.
Lynch; AYE, Mrs. Winston; AYE, and Chairman Wilson; AYE.
b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW -To permit the
demolition of the existing structure and the
construction of a one-story single family dwelling,
consisting of 5,746 square feet, and a pool at the
location described herein.
Mr. Lynch moved and Mr. Devitt seconded that the Level 3 Architectural/
Site Plan Review be approved based on the plans as amended to change the
roof by using a mitered ridge design rather than the ridge caps and
documents submitted by the applicant, and a finding that the following
conditions are necessary for the proposed demolitions and improvements
to be consistent with the applicable review criteria: 1) The size of
the home shall be reduced by 53.5 square feet without substantially
altering the overall design; 2) The fountain shown on the site plan in
the south side yard shall be eliminated; 3) A five-foot setback shall be
maintained between the driveway and the north side property line behind
the minor accessory setback line; and 5) A minimum five-foot fence or
wall shall be provided to enclose the pool area as per County building
requirements. Roll Call: Mr. Devitt; AYE, Mrs. Souder; AYE, Mr. Lynch;
AYE, Mrs. Winston; AYE, and Chairman Wilson; AYE.
2. An application submitted by Mark Marsh of Digby Bridges,
Marsh and Associates as agent for Joseph and Pennell
McCool, the owners of the property located at 3424 Polo
Drive, Gulf Stream, Florida, which is legally described
as Lot 9 of the Polo Cove Subdivision.
Architectural Review & Planning Board
Regular Meeting & Public Hearing
April 23, 1997
page 5
Mark Marsh, Agent for Mr. & Mrs. McCool, was administered the Oath by
the Town Clerk and then introduced Mrs. McCool. Mr. Marsh explained
that the applicant proposes to convert the existing garage into a dining
C room and a bedroom and then construct a double garage that would be
attached to the northwest corner of the existing home which would face
Banyan Road. He further explained that two bay windows are planned for
either side of the entrance and that a circular driveway with additional
landscaping material would be added to provide vehicular access to the
front entry. Mr. Marsh circulated photos of the existing hedge along
the west side of the property which would screen the planned garage
addition from any impact on the neighbors to the west.
Town Manager Harrington gave a brief summary of his report which
included the information that the proposed addition is 458 square feet
in area which brings the total gross floor area of the home to 3,897
square feet. Mr. Harrington added that under the Sliding Scale Floor
Area Ratio, the maximum permitted floor area is 6,073 square feet, or
2,176 square feet more than what is proposed, and that the gross floor
area includes an existing 428 square foot covered, un -enclosed patio.
Mr. Harrington said that the garage will be accessed by an existing
asphalt driveway and the design of the addition will be that of the
existing home which is best described as Gulf Stream -Bermuda, the design
features of which include: Flat, white cement roof tiles; enclosed
eaves; yellow stucco walls; rectangular windows with muntins; and wood
louvered shutters as well as a decorative cupola. Town Manager
Harrington explained that due to the orientation of the existing home on
the lot, the corner of the existing screened porch extends about 5 feet
into the required 25 -foot rear yard setback. Mr. Harrington went on to
explain that because the applicant proposes to line up the addition with
the orientation of the existing home rather than the lot, the northwest
corner of the addition will also encroach the rear yard setback by about
5 feet. He advised that under the provisions of the Design Manual,
applicants may match non -conforming wall lines with the approval of a
Special Exception, which the applicant is requesting. Mr. Harrington
stated that based on the information submitted by the applicant, the
staff finds the 5 foot encroachment of the garage into the rear setback
to be consistent with the specific Special Exception Standards found in
Article IV., Section 1.3 of the Design Manual and with the general
standards found in Chapter 66, Article V.3., Section 66-164 of the
Zoning Code.
Addressing the matter of the Level 3 Architectural/Site Plan Review, Mr.
Harrington stated that Article V, Section 3 of the Design Manual
specifically prohibits skylights on the street side of a house. In
Architectural Review & Planning Board
Regular Meeting & Public Hearing
April 23, 1997
page 6
addition he advised that several months ago the applicant planted a new
perimeter ficus hedge along Polo Drive and Banyan Road, a portion of
which along Polo Drive was actually planted several feet over the
property line and on to the Town -owned right-of-way. He noted that if
c' the site plan is approved, two-thirds of the hedge will be removed when
the circular driveway is installed, leaving one-third encroaching into
the right-of-way. Mr. Harrington stated that the staff recommends the
applicant sign and record a removal agreement which provides that if the
Town or utility companies must remove the hedge to access, maintain or
replace their facilities, they are not responsible for replacing the
hedge, and if the hedge dies or is removed by any party, it cannot be
replaced on the right-of-way. The Town Manager stated that based on the
plans and documents submitted by the applicant, staff finds the garage
addition, new bay windows, chimney, circular driveway, and landscape
plantings to be consistent with all 12 standards found in Chapter 66,
Article V.I. of the Zoning Code and Article VII of the Gulf Stream
Design Manual with the following conditions: 1) the skylight on the
front of the home shall be removed; and 2) the owner execute and record
a removal agreement for the encroachment of the ficus hedge on the Town
-owned right-of-way along Polo Drive.
Mrs. Souder and Mrs. Winston advised they favored the proposed changes
and believed them to be a great improvement to the property.
a. SPECIAL EXCEPTION -To permit the addition of a double
garage to match a non -conforming wall line of the
existing dwelling.
Mr. Lynch moved and Mr. Devitt seconded the motion to approve a Special
Exception to permit the northwest corner of the garage addition to match
the northwest corner of. the existing porch by extending 5 feet into the
required 25 -foot west side setback, based on the plans and documents
submitted by the applicant and a finding that the proposed project
complies with all general and specific Special Exception review
standards. Roll Call: Mr. Devitt; AYE, Mrs. Souder; AYE, Mr. Lynch;
AYE, Mrs. Winston; AYE, and Chairman Wilson; AYE.
b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW -To permit the
construction of the two -car garage, two bay windows
and a circular driveway at the location stated herein.
Mr. Lynch moved and Mrs. Winston seconded to approve a Level 3
Architectural/Site Plan Review for the proposed project (including the
garage addition, new bay windows, chimney, circular driveway, and
landscape plantings), based on the plans and documents submitted by the
applicant and a finding that the following conditions are necessary for
the proposed project to comply with all applicable review standards: 1)
the skylight on the front of the home shall be removed; and 2) the owner
Architectural Review & Planning Board
Regular Meeting & Public Hearing
April 23, 1997
page 7
shall execute and record a removal agreement for the encroachment of the
ficus hedge on to the Town -owned right-of-way along Polo Drive. Roll
Call: Mr. Devitt; AYE, Mrs., Souder; AYE, Mr. Lynch; AYE, Mrs. Winston;
AYE, and Chairman Wilson; AYE.
�i VII. Design Manual Evaluation: 1996-1997.
Town Manager Harrington advised that these are the last items to
be reviewed and that he did not expect to finish them at this meeting
but whatever is left would be considered at the Special Meeting on May
1, 1997.
A. Building Separation
Mr. Harrington suggested that for lots with a width of 150' or greater,
the separation between buildings on the site be counted when computing
the required side setbacks provided that both side setbacks and the
separation between buildings must equal a minimum of 30% of the lot
width and that no one side nor the separation shall be less than 151. He
further suggested that all other set back requirements must be met, the
separation shall be measured from the closest points of each building
along a line parallel to the front property line, no part of the
separation shall be covered with a roof, at least one-half of the area
of separation shall be landscaped, the separation shall be equivalent to
or smaller than the smallest side setback and the separation and overall
site design shall provide an appearance of openness equivalent to or
better than what would have been achieved if the separation were not
included in the side setback calculation. Mr. Lynch moved and Mrs.
Souder seconded that this change be recommended. Roll Call: Mr.
Devitt; AYE, Mrs. Souder; AYE, Mr. Lynch; AYE, Mrs. Winston; AYE, and
Chairman Wilson; AYE.
B. Various Minor Amendments
The Town Manager did not believe there would be time to cover this
lengthy item and suggested that it be considered at the end of the
agenda if time permitted, and then the remainder carried to the meeting
on May 1, 1997. All were in agreement with this.
C. Window Regulations
Mr. Harrington referred to pages V-7 and V-8 of the Revised Design
�l Manual and called attention to a few changes he is suggesting to make
under the headings of what is "Preferred, "Discouraged" and
"Prohibited". Considerable discussion was held regarding discouraging
sliding windows. It was suggested that perhaps they should only be
discouraged if they were not screened from view from the street or
neighboring properties. The other issues dealing with windows addressed
percentages of window openings on an elevation and maximum square
footage of glass on an elevation. Mr. Harrington suggested that he
bring examples to the May 1, 1997 meeting to assist in the deliberations
regarding windows. The Board was in agreement with the suggestion.
Architectural Review & Planning Board
Regular Meeting & Public Hearing
April 23, 1997
page 8
D. Outdoor Lighting Standards
Jon Carleen of Urban Design Studio presented a draft of a proposed
section for inclusion in the Revised Design Manual classifying private,
outdoor lighting under general categories, explaining the types of
�) lighting for each category, and listings of what sizes and types of
lighting would be listed as "Preferred", "Discouraged" and "Prohibited".
During discussion, Mr. Devitt observed that enforcement of this may be
difficult in that property owners often change lighting after the home
has been built and these changes would most likely not be discussed with
the Town. All agreed that this would be a problem. Mr. Carleen advised
he would provide an amended Lighting Section based on the comments he
heard at this meeting regarding moving flood lights from the prohibited
to the discouraged status and have it for the May 1, 1997 meeting.
E. Architectural Style Survey
Mr. Harrington reminded that the Architectural Style Survey that had
been conducted prior to preparation of the Manual had been very broad in
classification. He stated that Urban Design Studio has taken that
Survey and broken it down to more narrow classifications. Jon Carleen
advised that a methodology had been established for this and 60t of the
houses remain with the original classifications. He stated that the
methodology was established by assigning a value to each feature of the
various architectural styles. He advised that this Survey was not quite
complete but he would have it prior to the May 1, 1997 meeting.
Mr. Harrington advised he felt this necessary in order to regulate
changes to existing homes. He cited an example of a request to change a
roofing material. He found that in a few instances, it was not very
clear as to what architectural style could be applied to the structure
and therefore difficult to determine if a change in roofing material
would be in conflict. He added that when the map is completed, those
homes actually classified will appear on it and the property owner will
be held to specifics in that classification. If the home is not on the
map, changes would be possible.
VIII. Items by Staff.
A. Construction in Progress for March, 1997
There was no report available at this time and it was determined that it
would be available for the next meeting.
IX. Items by Board Members.
There were no items by Board Members.
Architectural Review & Planning Board
Regular Meeting & Public Hearing
April 23, 1997
X. Public.
There was no comment from the public.
XI. Adjournment,
Chairman Wilson Adjourned the meeting at 10:20 A.M.
/a f-�
Rita L. Taylor, wn Clerk
page 9