HomeMy Public PortalAbout11/19/1998MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON THURSDAY, NOVEMBER 19, 1998, 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. Roll Call.
0Present and
Howard
E. N. Wilson
Chairman
Participating: Muriel
Anderson
Board Member
Perry
O'Neal
Alternate Member
Sara Winston
Board Member
Absent with
Notice:
Also Present and
Participating
Hewlett Kent
Douglas Hornberger
Marjorie McGraw
Kristin K. Garrison
Rita Taylor
Randall Stofft
Turner Dean
William Wietsma
Barry Miller
Vice Chairman
Board Member
Alternate Member
Town Manager
Town Clerk
Agent for Thurman/Dean
Resident
Contractor
Agent for Rubenstein
Chairman Wilson asked that all persons who intended to speak at this
Public Hearing please stand to take the oath. The Town Clerk
administered the oath to Randall Stofft and Turner Dean.
The Chairman then asked if there had been any Ex -Parte Communications
and none were declared. Mrs. Anderson, Mr. O'Neal and Chairman Wilson
advised that they had spoken to staff regarding these matters.
III. Minutes of the Reaular Meetina and Public Hearina of 9-24-98.
Mrs. Anderson moved and Mrs. Winston seconded that the minutes be
approved as circulated and all voted AYE.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
There were no changes in the agenda requested.
V. Announcements.
A. Meeting Dates
1. Regular Meeting &
�J 2. Regular Meeting &
3. Regular Meeting &
Chairman Wilson called attention
member advise the staff if there
listed.
Public Hearing 12-17-98 at 8:30 A.M.
Public Hearing 1-28-99 at 8:30 A.M.
Public Hearing 2-25-99 at 8:30 A.M.
to the above dates and asked that each
are any conflicts with the dates
Regular Meeting & Public Hearing
Architectural Review & Planning Board
November 19, 1998 page 2
VI. PUBLIC HEARING.
A. Applications for Development Approval
1. An application submitted by Randall Stofft Architects,
P.A., as agents for Richard & Faye Thurman, the owners
of the property located at 3813 N. Ocean Blvd.,
Gulf Stream, Florida, which is legally described as Lot
3, Block B., Palm Beach Shores Acres.
n Mr. Stofft displayed a color rendering of the proposed Mediterranean
style two-story dwelling and pointed out the simple massing, lines and
detail. He explained that the columns and detail will be of stone and
then showed a sample of the stone. He pointed out that a portion of the
one-story section is in the discouraged range in that the eave height is
13'8", but explained that this is the height that fits the particular
room. Mr. Stofft acknowledged that there is one other discouraged
element in the design, that being that there are 5 eave lines.
Town Manager Garrison advised that the square footage shown on the
application had not been computed according to the manual and that the
correct square footage is 7,173 square foot, barely under the maximum
FAR permitted. She reported that a number of changes have been made to
the design following staff review and those are reflected on the amended
drawings that were delivered earlier in the week. She felt that the
changes have simplified the design and brought it much closer to
compliance with the manual. In view of this, she believed the two
remaining discouraged elements to be reasonable. Mrs. Garrison closed
by requesting that more detail on the landscape material be furnished
prior to the Town Commission Public Hearing, adding that if it is not
available by then, it will be necessary to have the Commission hear the
application at a later meeting.
Mr. Stofft assured that the additional detail will be available.
Chairman Wilson complimented Mr. Stofft on his design.
a. AlA VEGETATIVE DISTURBANCE PERMIT to permit the
installation of a driveway entrance and gate, a
continuous hedge along AlA, and addition of Palm trees
b. LAND CLEARING PERMIT to permit removal/relocation of
existing vegetation to clear building site.
Mrs. Anderson moved and Mrs. Winston seconded that based on a finding
that the plans are consistent with the Design Manual and the AlA
OLandscape Enhancement Project, it be recommended to the Town Commission
that the AlA Vegetative Disturbance Permit and Land Clearing Permit be
granted, subject to submittal of more detailed information to the
Town Manager prior to the Town Commission Meeting. Roll Call: Mrs.
Anderson; AYE, Mr. O'Neal; AYE, Mrs. Winston; AYE, and Chairman Wilson;
AYE.
c. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit the
construction of a 2 -story single family dwelling
consisting of 7,173 square feet at the location
described herein.
Mr. O'Neal moved and Mrs. Anderson seconded to recommend that the Level
3 Architectural/Site Plan Review be approved as amended, based on a
Regular Meeting & Public Hearing
Architectural Review & Planning Board
November 19, 1998
page 3
finding that all applicable code requirements have been met, subject to
the following conditions: 1) The building color shall be consistent with
guidelines in the Design Manual. 2) The proposed home and site shall
comply with all code requirements, including those listed in the staff
report. 3) Drainage plans prepared by a registered engineer shall be
submitted prior to a building permit, demonstrating no adverse impact to
adjacent properties. 4) A copy of the recorded Warranty deed shall be
Osubmitted to Town Hall prior to issuance of a building permit. Roll
Call: Mrs. Anderson; AYE, Mr. O'Neal; AYE, Mrs. Winston; AYE, and
Chairman Wilson; AYE.
B. Informal Architectural Review
1. Proposed construction of a 2 -story, single family,
Mediterranean style home in the Core District located at
3430 Oleander Way, presented by Randall Stofft Architects,
Agent.
Town Manager Garrison explained that Mr. & Mrs. Turner Dean are the
owners of a small home located at 3430 Oleander Way and were planning an
addition to the home. During the process it was discovered that the
elevation of the existing floor was less than the base flood elevation
of +7 feet. Mrs. Garrison advised that in order to be permitted to
increase the size of the home, it would be necessary to raise the
existing structure to at least the base flood elevation. In view of
this, Mr. & Mrs. Dean decided to demolish the existing structure and
build a new home at this location. The Town Manager reported that they
were aware of the Manual and had reviewed it, discovering that a
Mediterranean style home is discouraged in this Core district. She
explained that the Deans would prefer to have a Mediterranean style
home. Rather than making a formal application for this style, they
decided to request informal dialogue with the ARPB regarding input as to
whether a Mediterranean style home would be appropriate in this
location.
Randall Stofft, Architect for this project, explained that the scale of
the home is small, possibly smaller than the adjacent properties. He
stated that the surrounding architecture is a mix of facades and they
believed this cottage style Mediterranean will be compatible in this
neighborhood. Mr. Stofft felt that this small area should really be
included in the Ocean West District.
Turner Dean advised that they were surprised to learn of the problem
with the floor elevation and decided that it would be impractical to
renovate. He further advised that the existing home is only 1,500
square feet and they need more room. Mr. Dean pointed out that the Town
Hall and Police Station are of a Mediterranean design and that he and
Mrs. Dean like the style.
Chairman Wilson observed that it would be a stretch to include this area
in the Ocean West District. He stated that he liked the style but is
concerned about the incompatibility of it with the surrounding
properties. Mr. Wilson stated he would not immediately oppose this but
would be looking to the neighbors for direction in this decision. He
emphasized that compatibility is the issue here.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
November 19, 1998
page 4
Mrs. Anderson stated that she is saddened to say that she likes the
design but does not believe this proposed design belongs in this area.
Mr. Stofft emphasized that massing is not an issue with this structure
and that it would not be out of place in this area of the Core District.
He stated that it would present a low presence on Gulf Stream Road.
OMrs. Winston stated the surrounding homes are just cottages and that she
agrees with Chairman Wilson and Mrs. Anderson.
Mr. O'Neal asked Mr. Stofft if he had considered making the structure
shorter as it now gives the appearance of a stand-alone townhouse.
Mr. Stofft replied that it could be lowered. He closed by advising that
he would consult with his clients and a determination would be made as
to whether a formal application would be submitted with this design.
VII. Items by Staff.
A. Construction in Progress as of September 30, 1998
The construction in progress report revealed there to be $7,135,762
worth of construction in progress at the end of September 1998.
B. Interpretation of "metal roof" provision in Design Manual
Town Manager Garrison explained that the house at 570 Banyan was
approved on June 20, 1997 with an enclosed glass Conservatory on the
south end of the home and the current owner has modified the design to
include solid walls and wishes to use a copper roof. She pointed out
that the Design Manual prohibits "metal roofs" but does not address
small portions or detailing with metal roof materials as proposed here.
Mrs. Garrison advised that this portion of the structure represents less
than 5% of the overall home. The size is 5'x16' and only 5' will be
seen from the street, she said.
William Wietsma, contractor for this project, stated that he believed
the copper roof would look better than the glass that was originally
proposed.
Chairman Wilson stated that he had no objection to this as he believed
it to be a decorative feature but was concerned at what point there
would be a cut-off point for what would be considered as decorative.
�.� The Board believed that when the Committee prepared the Manual, they
visualized the entire house having a metal roof and did not anticipate
the use of metal as a very small feature of a home or as a decorative
element, thus metal roofs were prohibited. The Board felt that it was
not intended that metal be prohibited as a decorative feature.
Town Manager Garrison pointed out that the Design Manual provides
general guidelines rather than specific percentage limitations, and that
she would be comfortable with "decorative feature" being subject to
interpretation. She advised that Attorney Randolph is comfortable with
Regular Meeting & Public Hearing
Architectural Review & Planning Board
November 19, 1998
page 5
having interim policies in place until such time as the Design Manual is
amended.
Mr. O'Neal moved that a policy be established to require that the Town
Manager shall determine what can be considered a decorative feature when
the proposed roofing material is metal, but that in the event the Town
OManager feels it is questionable, the matter may be referred to the
Architectural Review and Planning Board. The motion was seconded by
Mrs. Winston. Roll Call: Mrs. Anderson; AYE, Mr. O'Neal; AYE, Mrs.
Winston; AYE, and Chairman Wilson; AYE.
Mr. Wietsma reminded that the color of this structure was approved as
white. He advised that the current owner prefers the have it a creamy
yellow with very dark green shutters. He requested that color change be
approved. The Board agreed with this provided the new color meets the
provisions in the Design Manual.
C. Interpretation of "wall height"
Town Manager Garrison stated that the Design Manual prohibits walls over
8 feet in all districts, and the intent was likely to prevent a "walled
fortress" or sheer wall appearance and to prevent walls from looming
over neighboring properties.
She advised that an oceanfront property owner is interested in creating
a motor court entrance that is separate from the garage/service
entrance. Due to grade changes on the site, a retaining wall topped
with a privacy wall is proposed between the driveway and motor court.
The measurement of the south side of this structure/wall is
approximately 14 feet tall at its highest point. The interpretation
question is whether this would be considered a wall exceeding 8 feet or
an elevated courtyard with an 8' wall above it.
On the same property, Mrs. Garrison advised that a privacy wall is
proposed along the property's northern property line and the architect
proposes to add a one and one-half foot berm with an eight -foot wall on
top. The interpretation question is at what elevation is the wall
height measured from, the existing grade, or finished floor elevation?
The Town Manager said that she has added this topic of how to measure
wall height to the list of items to address during the 1999 code
revisions but is interested in discussing how to handle it in the
Ointerim.
Mr. Barry Miller, the architect for this project located at 1221 N.
Ocean Blvd., advised that the berm would be landscaped with a hedge to
cover the wall on the north side. He further advised that the client
wants the privacy wall at 6 feet to create the courtyard effect,
pointing out that this is not at the property line but is an interior
wall and like a part of the structure.
Chairman Wilson stated he had no problem with interior walls but is
opposed to a wall that is constructed on top of a berm. He looked at
this as circumventing the Code.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
November 19, 1998
page 6
Town Manager Garrison believed more flexibility is needed for interior
walls but cautioned about walls constructed within setbacks.
Mr. O'Neal and Mrs. Winston suggested that perhaps a high hedge along
the north side would give adequate privacy, eliminating the need for a
wall over 8' in height.
Mr. Miller stated that the wall is needed to create the courtyard
effect. He displayed a site plan and pointed out where the two walls as
proposed fit into the design.
Town Manager Garrison explained that Mr. Miller would be appearing
before the Board in December seeking an AlA Vegetative Disturbance
Permit and the matter of the walls will be officially considered at that
time. She advised that she was bringing it before the board today for an
interpretation of the Code.
The members of the Board agreed that without a perspective it is
difficult to visualize the impact that would result. They directed Mr.
Miller to have a perspective at the December presentation. The members
indicated that in the event the north wall were to be approved, a
condition of approval would be to maintain landscape material on the
outside of the wall.
VIII. Items by Board Members. Chairman Wilson advised that after the
Board's recommendation for approval of the application for
development of the property located at 3223 Polo Drive had been voted
on, a member of the Architectural Review and Planning Board lobbied
against the approval when the application was considered by the Town
Commission by writing two letters to the members of the Commission and
then appearing before them at the Public Hearing. Chairman Wilson did
not believe this to be proper conduct for any member of the
Architectural Review and Planning Board in that the decisions of the
Board are arrived at through a democratic process and he felt that all
of the members should stand by the decision. He pointed out that he had
also voted against approval but certainly respected the vote of the
majority. The Chairman stated that he had spoken to the member about
this and he believed the person understood. Chairman Wilson said that
he brings this up because he wanted the members to know his feelings
�\ about this type of conduct.
v Mrs. Winston stated that this type of conduct was inappropriate and Mrs.
Anderson and Mr. O'Neal were in agreement with Mrs. Winston.
IX. Public. There was no comment from the public.
X. Adjournment. Chairman Wilson adjourned the meeting at 9:50 A.M.
0-4 ` Iti
Rita L. Tayl/or, Town Clerk