HomeMy Public PortalAbout05/01/1997 *Special Meetingi
MINUTES OF THE SPECIAL MEETING HELD BY THE ARCHITECTURAL REVIEW AND
PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON THURSDAY, MAY 1,
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 Chairman
Participating: William Lynch Vice Chairman
Fred Devitt III Board Member
Susanna Souder Board Member
Sara Winston Board Member
Perry O'Neal Alternate Member
Also Present and E. Scott Harrington Town Manager
Participating: John Randolph Town Attorney
Rita Taylor Town Clerk
Jon Carleen Urban Design Studio
III. Design Manual Evaluation, 1996-1997
A. Revised Outdoor Lighting Standards
Mr. Carleen presented a revised document containing illustrations. Mr.
Devitt pointed out that maximum wattage sizes were listed under
"Preferred" but there was no mention of those items under "Prohibited".
It was unanimously agreed to add the following under "Prohibited":
Incandescent luminaries over 100 watts; Florescent luminaries over 100
watts; Post luminaries over 75 watts incandescent or florescent. Mr.
Harrington advised that since this is an item not currently addressed in
the Design Manual, it will be inserted as Section D in Article V.
B. Architectural Style Survey Results -Presentation by Urban
Design Studio
Town Manager Harrington reported that while the survey is complete, the
map that will be inserted in the Manual is not yet ready for
presentation. He explained that there will be three classifications,
Gulf Stream -Bermuda, Spanish -Mediterranean and other. Mr. Harrington
added that this will provide direction for determining what changes
would be acceptable on existing structures, i.e. roofing materials.
C. Window Regulations -Presentation by Urban Design Studio
of Preferred, Discouraged, and Prohibited Use of Windows
Mr. Carleen presented drawings that demonstrated what an elevation
looked like with window openings on the elevation that covered 25%, 35%-
and
5%and 50% of that elevation. He then pointed to the revisions being
recommended for page V-7 of the Manual as follows: Add to the first
paragraph, "(For the purposes of this section, glass panels in doors are
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/ Architectural Review & Planning Board page 2
considered to be windows)"; Revise the second item under "Preferred" to
read "use of muntins to divide glass into unified sections of four (4)
square feet or less"; Delete "(there should be a higher % wall covering
than window treatment)" in the first item under "Discouraged"; Add
three items under "Discouraged" 1) sliding windows, 2) between 25% and
50% of total window opening area on an elevation composed of undivided
panes larger than eight (8) square feet, 3) windows with undivided panes
larger than 14 square feet located on the outer face of the building.
During discussion it was agreed to change the 14 square feet to 16
square feet in the last item under "Discouraged" and to add to the end
of that item, "not screened from an off premise view".
Mr. Carleen moved to page V-8 of the Revised Manual and advised that it
is proposed to revise the fifth item under "Prohibited" to read "Picture
windows over 3' in length or larger than 12 square feet visible from
street". Following discussion, it was agreed that the following be
recommended: "any window over 3' in length or larger than 16 square
feet visible from street". Mr. Carleen then advised that two additional
items are proposed to be added under "Prohibited"; 1) more than 50% of
total window opening area on an elevation (there must be a higher W of
wall area than window area, 2) more than 50t of total window opening
area on an elevation composed of undivided panes larger than eight (8)
square feet. The Board was in agreement with adding these items and
recommended that another item be added to read "sliding glass doors on
the front of the house with panes larger than four (4) square feet".
D. Redesigned Homes Based on New Regulations -Presentation by
Urban Design Studios
Mr. Carleen displayed a drawing of a home that had recently been
reluctantly approved. The structure displayed a number of different
eave heights and several different ornamental features. He then
displayed a drawing of the same structure as it would appear if the
proposed revisions to the Design Manual had been in place. The members
of the Board agreed that these proposed changes would bring structures
more in line with what the Town expects.
Chairman Wilson passed the gavel to Vice Chairman Lynch and left the
meeting at 10:00 A.M. Alternate Member O'Neal joined the Board.
E. Review of All Changes to Manual
Town Manager Harrington pointed out that decisions that have been made
on the major issues over the past several months are reflected in the
revised Design Manual using an overstrike and underline format. In
addition, he advised that he had taken this opportunity to walk through
the Manual and make several other changes of a more minor nature and had
included them in the same format as the major changes. Mr. Harrington
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Architectural Review & Planning Board page 3
stated that it is his intention to go through the revised Manual page by
page and then ask the Board to vote on the entire document. He
requested that if there are any questions, or if it is felt additional
discussion is needed on any changes, it be made known at the time the
item is being pointed out.
Arriving at Page IV -6, Mr. Harrington pointed out that the entire
section on Roof Projections, under Special Exception Floor Area Ratio,
has been rewritten. He noted that there have been several Special
Exceptions requested to permit 300 square feet of un -enclosed, roofed
area to exceed the maximum permitted FAR. He further noted that these
had been granted with the condition that none of the un -enclosed areas
on the structure could ever be enclosed, and that this condition be
recorded on the deed. He stated that this section on Roof Projections
had been rewritten to better control this since most new homes are built
to the maximum FAR. Mr. Harrington called special attention to item
four under Specific Standards for Review which states "For each one
square foot of roof projection over the maximum permissible FAR, one
additional square foot of roof projection must be provided that is
within the maximum permissible FAR, and both areas shall remain forever
un -enclosed." The Board agreed with all of the new language but
determined that item four be even more restrictive by requiring that two
(2) additional square feet of roof projection must be provided that are
within the maximum permissible FAR, rather then one (1) square foot.
Mr. Harrington advised that everything on page V-21 is new and should be
underlined and that everything on page VIII -1 under "Discouraged" is
also new and should be underlined.
F. Discussion of FAR
Mr. Harrington reminded that there had been a desire by some board
members to lower the FAR but that it had been decided to hold off until
such time as other changes in the Manual had been addressed, such as
roof heights and eave heights. He further reminded that in November he
presented an idea whereby the maximum FAR would be directly tied to the
use of preferred elements and styles. Homes that incorporate preferred
elements and styles would have a greater FAR than those that don't, and
those that used discouraged elements or styles would have a lower FAR.
Mr. Harrington stated that the changes made to roof and eave heights
were significant and that it may be best to wait for another two years
or so and see what happens before changing the FAR.
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Architectural Review & Planning Board
page 4
The Board favored some adjustment to the FAR now, and in discussion, Mr.
Devitt suggested that perhaps a lower FAR could be set and then be
increased as more preferred elements are included, like a bonus. Mr.
Lynch favored this approach. Town Manager Harrington suggested that
perhaps any further discussion of the FAR could be held at the Joint
(` ) Meeting with the Town Commission, at which time he would have a proposed
formula incorporating this concept. The Board was agreeable to this
suggestion.
Mr. O'Neal noted that he had concerns, and has heard concerns from
others, about the height of the entry features and eaves of two homes
recently approved on Old School Road. Mr. Harrington noted that under
the proposed regulations, both of these homes would have had to have
been redesigned in order to comply.
Mr. Devitt moved to forward the Revised Design Manual, with the Outdoor
Lighting section and other amendments noted earlier in the meeting
included, to the Town Commission. The motion was seconded by Mrs.
Winston. Roll Call: Mr. Devitt; AYE, Mrs. Souder; AYE, Mrs. Winston;
AYE, Mr. O'Neal; AYE, and Vice Chairman Lynch; AYE.
IV. Adjournment. Vice Chairman Lynch adjourned the meeting at 10:25
A.M.
PA. �.
Rita L. Taylor, own Clerk