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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 Special Meeting -May 1, 1997 / 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 Special Meeting -May 1, 1997 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. Special Meeting -May 1, 1997 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