HomeMy Public PortalAbout09/23/1999MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON THURSDAY, SEPTEMBER 23, 1999, AT 8:30 A.M., IN THE TOWN HALL,
100 SEA ROAD, GULF STREAM, FLORIDA.
I. Call to Order. Chairman Wheeler called the meeting to order at
8:30 A.M.
II. Roll Call.
Present and Chris Wheeler
Participating: Hewlett Kent
Muriel Anderson
Perry O'Neal
Charles Frankel
Absent with Douglas Hornberger
Notice: Marjorie McGraw
Also Present and Kristin Garrison
Participating: John Randolph
Rita Taylor
Dan Carter
Shane Ames
Chairman
Vice Chairman
Board Member
Board Member
Alternate Member
Board Member
Alternate Member
Town Manager
Town Attorney
Town Clerk
Agent for Urbanek
Agent for Arcaini
III. Minutes of the Regular Meeting and Public Hearing of 7-29-99.
Mr. O'Neal moved and Mr. Frankel seconded that the minutes be
approved as circulated and all voted AYE.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
Town Manager Garrison requested to add as Item VII.A.2. Shutter
Color at 2540 Avenue Au Soleil.
V. Announcements.
A. Meeting Dates
1. Regular Meeting & Public Hearing 10-28-99 at 8:30 A.M.
2. Regular Meeting & Public Hearing 11-18-99 at 8:30 A.M.
3. Joint Meeting with Town Commission 11-19-99 at 8:30 A.M.
4. Regular Meeting & Public Hearing to be decided.
These dates were announced by the Chairman after which he advised that
he would be unable to attend the meeting scheduled for October 28, 1999.
Mr. Frankel advised that he also would be unable to attend this meeting.
It was unanimously agreed that the October meeting would be changed to
October 21, 1999 at 8:30 A.M.
VI. PUBLIC HEARING.
Chairman Wheeler asked that all persons who intended to speak
please stand to take the oath. The Town Clerk administered the Oath to
Dan Carter and Shane Ames.
Chairman Wheeler advised that he had met with the Town Manager and Mr.
Urbanek on September 8, 1999 to discuss the revised landscape plan for
the garage area at 3777 Gulf Stream Road.
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Architectural Review & Planning Board
September 23, 1999
page 2
Mr. Kent and Mrs. Anderson advised they had visited the site at 3777
Gulf Stream Road.
A. Items related to previous applications
(Continued from May 27, 1999, June 24, 1999 & July 29, 1999)
1. Submitted by Gerald Urbanek, 3777 Gulf Stream Road, Gulf
Stream, Florida pursuant to a condition of approval.
a. Revised landscape plan
Dan Carter, Landscape Architect and agent for Mr. Urbanek, advised that
he had just planted three Cattley Guava trees at the southwest corner of
the garage at 3777 Gulf Stream Road. He then displayed pictures showing
the trees in place.
Mrs. Anderson questioned what the trees would look like in 5 years and
was advised that they are slow growing to a maximum height of 15' to 20'
in height.
Chairman Wheeler advised that he has this type of tree in his yard and
as they grow, the foliage becomes a dense ball.
The members of the Board believed this to be an acceptable plan revision
under the circumstances. Mr. Frankel moved and Mrs. Anderson seconded
that the revised landscape plan be accepted, with an as -built drawing to
be submitted to the Town within 30 days, which was a condition of
approval for the addition to the garage, and that the landscape material
included in the plan be maintained in perpetuity. Roll Call: Mrs.
Anderson; AYE, Mr. Kent; AYE, Mr. Frankel; AYE, Mr. O'Neal; AYE and
Chairman Wheeler; AYE.
VII. Items by Staff.
A. Informal Review
1. Arcaini Residence, 3435 N. Ocean Blvd., Gulf Stream, F1.
a. Definition of "attic"
Town Manager Garrison advised that Mr. Shane Ames has a proposed plan
for the Arcaini residence that involves a second story addition that is
being referred to as an "attic". She advised the Standard Building Code
provides that occupiable rooms and habitable spaces shall have a ceiling
height of not less than 7'6" and corridors, bathrooms, toilet rooms,
kitchens, storage rooms and laundry rooms shall be permitted to have a
ceiling height of not less than 7'. She requested that the Board give
i some direction as to what would be defined as an attic as the Manual
provides that attic space is not included when computing the FAR.
Chairman Wheeler explained that when he built his home, this question
had been raised. He advised that the Town Manager at that time had
determined that the attic could be no higher than 6.5 feet at the
highest point with no windows.
Mr. Ames displayed drawings of the proposed improvements and explained
that storage facilities in this dwelling are very limited. He advised
that this is a young and growing family and additional living area and
Regular Meeting & Public Hearing
Architectural Review & Planning Board
September 23, 1999
page 3
storage areas are needed. He is proposing that a second story be added
over the garage and a portion of the existing home. He stated that in
so doing, the height of the eave of the garage will be increased to the
same height of the eave on another section of the structure. He pointed
O out that this eliminates one roofline, bringing the structure more into
conformity with the Manual.
The members of the Board informally suggested that the eave height not
exceed 12'.
Several comments from the Board were offered in regard to changes in the
appearance of the exterior that would result from the proposed addition.
Chairman Wheeler observed that such comments will no doubt be helpful to
Mr. Ames as he refines his design but suggested that the focus be placed
on a determination as to what should be considered an "attic". The
Board determined that "attic" space shall be no higher than 6.5' at the
highest point and shall have no windows.
b. Enclosure of non -conforming floor area
Mr. Ames called attention to an existing roofed, but unenclosed
breezeway alongside the existing structure. He pointed out that persons
using this ingress/egress are exposed to the weather and the client
would like to enclose this area.
Town Manager Garrison advised that the structure is non -conforming in
that it exceeds the maximum FAR by 600 square feet. She observed that
enclosing the breezeway would add to the non -conformity. Attorney
Randolph agreed with this observation.
The members of the Board indicated they would not look favorably on
adding to the non -conformity.
The Board agreed that this project, taking into consideration the
comments made at this meeting, could be approved administratively.
Town Manager Garrison advised that it had just been discovered that the
shutters on a home in Place Au Soleil have been repainted a bright blue
color without first having the color approved by the Town. She
displayed a picture of the property and asked the Board if they felt the
color of the shutters to be appropriate to the Gulf Stream Bermuda
style.
The Board determined that the new color is not appropriate and asked
that the color be changed to a less -bright shade.
B. Review of Design Manual and Related Codes
1. Miscellaneous (continued from 6-24-99 & 7-29-99)
a. Level 1 Site Plan Review -review language previously
discussed
Section 66-141 (1) d. was recommended to be changed by adding "mail
boxes, awning, or column" after the word "door" in the second line.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
September 23, 1999
page 4
Section 66-141 (1) e. was recommended to be changed by deleting "which
do not require a building permit".
b. Front Setbacks -review language previously discussed
Section 70-74 (a), the front setbacks for the principal structure were
recommended to be increased from 25' to 30' in the Gulf Stream Core,
OBeachfront, North/South and Place au Soleil districts. The AIA setback
was changed from 25' to 30' in the Gulf Stream Core district.
Section 70-74 (b) (2) is recommended to read "A five-foot minimum
setback is required, except for the driveway apron.
A new Section 70-75 (i) is recommended to read "Front setback on lots
100'deep or less". 70-75 (i) (1) "Minimum Setback. The front setback
may be reduced to 251." 70-75 (i) (2) "Specific Standards for review."
70-75 (i) (2) a. "The lot shall be equal to or less than 100' deep." b.
"All other setback requirements must be met." c. "The reduction of the
setback will not result in a structure that is out of character with the
surrounding area." d. "The height of the structure is not out of scale
relative to neighboring structures." e. "Conformance with a 30' setback
is impractical and does not allow for an effective site design."
The Board was in agreement with these changes.
c. Replacement of prohibited & discouraged features -
currently only "preferred"
The title of Section 70-107 should be changed to read "Additions,
rehabilitations, and replacement of existing features".
In Sec. 70-107 (b) (5), the words "fair market" should be added before
the word "value" in the first line of the paragraph.
There was discussion regarding at what point an owner, when
replacing/removing existing discouraged and prohibited design elements,
should be required to bring all of the same elements into conformity.
It was decided that no changes in the Code were necessary at this time.
At this point, Town Manager Garrison advised that improvements are being
planned for the structure at 3251 Polo Drive that will require only an
administrative approval. She further advised that the renovations will
remove several discouraged features and will include features of a Gulf
Stream Bermuda style.
2. Revisions to Related Portions of Town's Code
a. Subdivision Regulations -Add provisions regarding
minimum access requirements
It was agreed that the title for Section 62-6 be changed to read
"Alignment of streets; provisions for utilities, access requirements"
and language be included in this section to require a minimum access
width of 20' of pavement with a 5' utility easement on each side.
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Architectural Review & Planning Board
September 23, 1999
page 5
b. AlA setbacks -ensure consistency with design manual
Town Manager Garrison explained that Section 66-431 provides for a 78'
setback from the centerline of AlA while the Manual requires less. She
suggested that a paragraph be added to this section which states that
this applies unless stated otherwise in the Code. The Board agreed with
c} this suggestion.
c. North Ocean Blvd. Corridor -Clarify what triggers
review (should all walls and gates along side property
lines and minor landscape changes be a Level 2 or is
Level 1 review sufficient?)
The Town Manager called attention to Article VII, NORTH OCEAN BOULEVARD
OVERLAY DISTRICT and pointed out that anything that is done in the
Corridor, no matter how minor, is required to have a Level II approval.
She questioned if the Board felt this to be necessary.
The Board favored changing the provisions to require only a Level I
approval for minor improvements in the Corridor, adding that gates,
front walls and total landscape material changes should continue to have
a Level II review.
The Board also recommended that there be inserted in the Code in the
proper section, a provision that basketball goals are not permitted to
be installed in a location that can be viewed from AlA.
d. Pool regulations -5' barrier, ensure consistency with
Manual, etc.
The Board approved changing Section 66-367 (g) to read: "All pools shall
be enclosed by a self-locking, child resistant fence, wall or equivalent
barrier at least 5 feet high, except as provided elsewhere in this code,
and in no event shall a pool be exposed to open view from any public
right-of-way."
e. Tree removal/land clearing consistency between Area -
wide standards and code
It was decided that this item should be left for discussion at the Joint
Workshop Meeting with the Town Commission.
f. Concurrency Annual Report -annual reporting
requirements
It was agreed, with the approval of the Town Attorney, that this Section
44-34, Annual concurrency report, should be removed from the Code.
J 3. Other revisions to be considered/included
a. Central Massing
It was proposed that "Building forms with central massing" be added as a
Preferred feature under Section 70-98, Building form. The Board agreed
to make this addition.
b. Stucco Banding
As a result of comments made at a recent public hearing, the Board
agreed to recommend that "Mid -elevation stucco banding, except
foundation banding at or below finished floor level" be added as a
prohibited feature in Section 70-104 of the Code.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
September 23, 1999
c. RM District -Building Separation
page 6
Mrs. Garrison advised that several applications for improvements to the
cottages in the Las Casitis have been received. She further advised
that this is zoned Residential Multi -family and there are no provisions
in the Code for minimum building separations in this district. She
C> recommended that the title of Section 66-235 be amended to read "Side
yard required and building separation", and that a paragraph (c) be
added that would read "The minimum building separation between
structures shall be 15 feet". The Town Manager advised that this would
create some non -conformities. She had recently spoken to the president
of that association and he indicated that some existing separations are
as little as 5'. He suggested that existing separations be maintained.
The Board supported a 15' separation.
d. Minimum Lot Width for Oceanfront lots
The Town Manager advised that the Commission had asked that the ARPB
consider increasing the minimum lot width requirement in the Beachfront
District to possibly give more latitude in designing structures as most
of the lots are rather deep.
The Board observed that this is worth consideration as the neighborhood
characteristics in the Beachfront District accommodate larger structures
than in some of the other districts but yet have the same minimum lot
width requirements. They agreed to discuss this more at the Joint
Workshop with the Town Commission and felt it would be helpful to know
how many properties would be affected if the minimum width were
increased to either 125' or 1501.
e. Parking
This matter had been previously resolved.
f. Exterior Color Changes -How to enforce?
This item has also been previously addressed.
g. Spa enclosure requirements
Town Manager Garrison reported that she has received 2 applications for
the installation of spas on properties where there are existing
grandfathered pools with no pool enclosures in place. She asked for the
opinion of the Board as to whether the addition of the spas would
mandate that a 5' pool enclosure be erected.
The Board felt that a 5' pool enclosure would be required if a spa was
added. However, if a 4' high enclosure existed around the pool it would
be considered grandfathered.
h. Garbage curbside
This item is no longer a consideration.
i. Higher floor elevations
Town Manager Garrison advised that the Town Commission, since the
Hurricane Floyd threat, felt some study should be given to possibly
increasing the maximum floor elevations. She explained that a maximum
had been originally established to avoid having a structure appear to be
sitting on top of a pedestal, or considerably higher than adjacent
residences. There was some discussion but it was decided to discuss this
at the Joint Workshop with the Town Commission.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
September 23, 1999
page 7
C. Tentative schedule for completion of 1999 Manual Revisions
1. October 28, 1999
a. Discuss remaining items not covered at September
meeting & finish loose ends
2. November 1999
f a. November 18, 1999 ARPB Regular Meeting -Prepare for
Joint workshop
b. November 19, 1999 Joint Workshop with Town Commission
to consider draft code language
The Town Manager reviewed the above schedule and advised that there will
also be one application, a Level II Review, on the October meeting
agenda.
VIII. Items by Board Members. The members of the Board commended Town
Manager Garrison on the entrance markers and street signs. They
commented that they are the nicest they have seen any place.
IX. Public. There was no comment from the public.
X. Adjournment. Chairman Wheeler adjourned the meeting at 10:45
A.M.
Rita L. Taylor, Tc6Ph Clerk