HomeMy Public PortalAbout02/24/2000MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON THURSDAY, FEBRUARY 24, 2000, 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.
Roll Call.
Present and Chris Wheeler
Participating: Hewlett Kent
Muriel Anderson
Douglas Hornberger
Charles Frankel
Absent with
Notice: Perry O'Neal
Marjorie McGraw
Also Present and William Thrasher
Participating: John Randolph
Rita Taylor
David Van Dinter
Rob Dittman
Sam Caprio
Shane Ames
Leela Ellis
III. Minutes.
Chairman
Vice Chairman
Board Member
Board Member
Alternate Member
Board Member
Alternate Member
Acting Town Manager
Town Attorney
Town Clerk
Applicant
Pres. -Place Au Soleil
Contract Purchaser
Agent-Caprio & Ellis
Applicant
A. Regular Meeting and Public Hearing of 12-16-99
B. Special Joint Meeting with Town Commission of 12-16-99
Mrs. Anderson moved that the minutes of each of these meetings be
approved as circulated and Mr. Hornberger seconded the motion with all
voting AYE.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
The Town Clerk requested that the date of the July meeting be
discussed and there was no objection. Chairman Wheeler directed that
the matter be decided at this time.
The Clerk advised that July 27 would be the usual date for the meeting
but that there is a scheduling conflict with a Town Commission meeting.
C% She questioned what other date would be acceptable. It was unanimously
agreed that the July meeting would be held on Wednesday, July 26, 2000
at 8:30 A.M.
V. Announcements.
A. Meeting Dates
1. Regular Meeting
2. Regular Meeting
3. Regular Meeting
4. Regular Meeting
& Public Hearing, 3-23-00 at 8:30 A.M.
& Public Hearing, 4-27-00 at 8:30 A.M.
& Public Hearing, 5-25-00 at 8:30 A.M.
& Public Hearing, 6-22-00 at 8:30 A.M.
Architectural Review
and Planning Board
Regular Meeting & Public Hearing
February 24, 2000
Page 2
Chairman Wheeler called attention to the above meeting dates and there
were no comments.
VI. PUBLIC HEARING.
Chairman Wheeler asked
please stand to take the Oath.
OAmes, Sam Caprio, Leela Ellis,
Reginald Harris.
that all persons who intended to speak
The Clerk administered the Oath to Shane
Rob Dittman, David Van Dinter, and
With regard to ex -parte communications, Mrs. Anderson reported she had
spoken to staff and Commissioner Lynch by phone, and had met with Place
Au Soleil Homeowners Association.
Mr. Kent stated he had driven by two of the sites and had spoken to the
staff. Chairman Wheeler advised he had visited all three sites and the
Van Dinter site from the water, and had spoken to staff.
A. Applications for Development Approval
1. An application submitted by David Van Dinter the owner of
property located at 960 Emerald Row, Gulf Stream, Florida,
which is legally described as Lot 59 Place Au Soleil
Subdivision.
Chairman Wheeler asked Mr. Van Dinter if he wanted to make a
presentation to which Mr. Van Dinter replied that he made an informal
presentation at the December 1999 meeting of the Board and has nothing
to add at this time.
Chairman Wheeler asked Mrs. Anderson how the Place Au Soleil Homeowners
Association felt about this. She advised that while the Association
believes that there should be some type of size limitation, they would
prefer to look at a code change rather than a variance. Mrs. Anderson
further advised that the Association was concerned that with a variance,
a precedent would be set that would affect the entire town.
Attorney Randolph advised that variances can only be granted if
hardships are proven and that a precedent would not necessarily be
established.
Mr. Kent felt that the staff remarks and recommendations should be taken
into consideration, adding that he is in agreement with them.
�\ The staff recommendations, should the variance be recommended for
v approval, are as follows: 1) Prior to application for a building permit
to construct the lift, a restrictive covenant shall be filed imposing
two restrictions on the use of the lift; a. No boat over 32' in length
(as measured according to U.S. Coastguard standards) shall be stored on
the lift. b. No boat exceeding 11' in vertical clearance shall be stored
on the lift. Height is to be measured from waterline to the highest
point on the boat, including installed canvas or bimini tops, but
excluding antenna. 2) The boatlift shall be setback a minimum of 35'
from the north side property line. 3) The boatlift shall have a maximum
lifting capacity of 15,000 pounds and shall be supported by only four
wooden pilings. No I-beam members and no concrete supporting posts shall
Architectural Review
and Planning Board
Regular Meeting & Public Hearing
February 24, 2000
Page 3
be installed. 4) Prior to application for a building permit the
applicant shall bring back for Planning Board approval a site plan and
boatlift specifications demonstrating compliance with the above
conditions.
Chairman Wheeler stated that he had no problem with handling this as a
Ovariance, as it is a unique problem. He expressed concern with the size
of the boat and felt the 32' suggestion to be workable. Mr. Wheeler
believed it would be necessary to have a cross brace on the lift and
felt there is probably a product on the market that could supply a lift
with a cross brace that would be at water level, which would not be too
unsightly.
Mr. Hornberger agreed that there should be a limit on the size of the
boat, and the appearance of the proposed lift should be a prime
consideration.
Chairman Wheeler asked Mrs. Anderson if the Place Au Soleil Association
would be in favor if a variance was granted that followed the staff
guidelines.
Rob Dittman, President of the Place Au Soleil Homeowners Association,
was recognized. He stated that he has seen the Town grant numerous
variances and noted that they should find real hardships to justify the
variance, and handle any others through code changes. He was firm in
the position that the Association wants this matter to be code
regulated. He suggested that the size of a boat be limited by the foot
frontage of the lot. He contended that variances amount to spot zoning,
and with 11 lots in Town having frontage directly on the Intracoastal,
and no other docking possibilities, this should be code regulated. He
pointed out that there are marinas for large boats that are widely used.
Chairman Wheeler advised that he is under the impression that a study is
underway with regard to the possibility of a future code change.
Mr. Van Dinter stated that he agreed with Mr. Dittman. He felt it is
unfair for the Town to require a covenant, as it will always remain as a
blemish on the title to the property.
Chairman Wheeler asked Mr. Van Dinter if a variance with conditions as
recommended by the Town Manager would serve his needs. Mr. Van Dinter
replied no, as he could not accept the condition that a covenant be
filed.
Mr. Frankel pointed out that just having a water front lot does not
guarantee docking facilities. He noted that some people just like the
views that go with water front property and never have a boat.
Chairman Wheeler advised that he could not support a variance without
the restrictive covenant, and the Board Members were in agreement.
Architectural Review
and Planning Board
Regular Meeting & Public Hearing
February 24, 2000
Page 4
a. VARIANCE to permit installation of a boat lift that
exceeds 500# lifting capacity and will not be attached
to a sea wall.
Mrs. Anderson moved to recommend denial of the variance inasmuch as the
applicant has stated that he would not accept a restrictive covenant.
The motion was seconded by Mr. Kent. Roll Call: Mrs. Anderson; AYE, Mr.
Cj Kent; AYE, Mr. Hornberger; AYE, Mr. Frankel; AYE, and Chairman Wheeler;
AYE.
Mrs. Anderson then moved to recommend that the Town Commission look into
the possibility of a future code change regarding the size of boats and
boat lifts. This motion was seconded by Mr. Hornberger. Roll Call: Mrs.
Anderson; AYE, Mr. Kent; AYE, Mr. Hornberger; AYE, Mr. Frankel; AYE, and
Chairman Wheeler; AYE.
b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of a 24'x5' wooden dock and installation
of a 25,000 lb., four -motor aluminum cradle boatlift
supported by 8 pilings.
Mrs. Anderson moved and Mr. Kent seconded that it be recommended that
approval of the Level 3 Architectural/Site Plan be denied. Roll Call:
Mrs. Anderson; AYE, Mr. Kent; AYE, Mr. Hornberger; AYE, Mr. Frankel;
AYE, and Chairman Wheeler; AYE.
2. An application submitted by Shane Ames as Agent for
William Gilmore, owner and contract seller of the property
located at 965 Orchid Lane, Gulf Stream, Florida, which is
legally described as Lot 85 Place Au Soleil Subdivision.
Mr. Shane Ames displayed a color rendering of the existing home, with
the proposed improvements, and a site plan. He explained that they are
proposing to add a master bath addition on the southwest side of the
existing home, a new porch with columns and a railing across the front
of the roof, a Bermuda cap on top of the chimney, and new bay windows on
the rear and north elevations. In addition, the existing brick will be
covered with stucco, and quoins added at the corners. Mr. Ames called
attention to the Flemish gable end on the front and explained that this
design is common in the Bermuda architectural style and is being used to
off set the wide chimney on the front of the house.
Chairman Wheeler noted that the Flemish gable is shown smaller on the
architectural drawing than that shown on the color rendering.
OMr. Ames advised that the smaller version shown on the architectural
drawing will be used. He circulated pictures of Flemish gables that
were taken from books on Bermuda style architecture.
Mr. Kent felt these would be wonderful additions to the house, but added
that he even liked the taller gable better if it was possible to have
something in back of it. He commented that the bay windows were nice
on this plan.
Mr. Hornberger and Mr. Frankel both liked the improvements as proposed.
Architectural Review
and Planning Board
Regular Meeting & Public Hearing
February 24, 2000
Page 5
Mrs. Anderson, referring to the landscaping, asked if some additional
material could be planted to soften the appearance of the Flemish gable.
Mr. Caprio, the contract purchaser, pointed out that the majority of the
front lawn is now covered with concrete. He advised that he will need a
larger septic tank and drain field and he will be removing the concrete
O and replacing it with a meandering brick paver driveway. He advised
that there will be extensive landscape material on both sides of the
driveway and a berm with a secondary layer of material. He further
advised that three Foxtail palms will be planted in front of the Flemish
gable.
Mr. Hornberger called attention to the large setback, noting that there
appears to be ample landscaping planned.
Mr. Frankel noted that choice of material may be limited due to a
potential problem of root intrusion.
Mr. Ames explained that they are attempting to play -up the Flemish
gable, not hide it.
Chairman Wheeler agreed with Mrs. Anderson, that they would prefer more
landscaping material to soften the appearance of the gable.
Mr. Hornberger felt no additional landscape material was necessary in
that he liked the appearance of the gable. Mr. Frankel agreed, adding
that this is a big improvement to the property. Mr. Kent also liked the
Flemish gable and felt the proposed planting will have a softening
effect on the gable.
Mr. Caprio, when asked, advised that he does not want to add more
landscape material as both he and his wife like the Flemish gable and
want it to be seen.
Chairman Wheeler noted that he and Mrs. Anderson do not agree with the
proposed exposure of the Flemish gable, adding that the difference is a
matter of personal taste.
a. LEVEL 2 ARCHITECTURAL/SITE PLAN REVIEW to permit
the addition of a bathroom and front porch to an
existing Bermuda style single story home.
�) Mr. Hornberger, based on a finding that the proposed plans are
consistent with applicable review standards, moved to approve the
proposed plans with 3 of the 4 conditions recommended by the Town
Manager as follows: 1) The Construction Traffic Management Plan
submitted with the application shall be followed during construction.
2) The impervious cover in the front yard shall be reduced to comply
with the 40% cap provision in the Town's Design Manual. 3) Approval from
the Place Au Soleil Homeowners' Association shall be secured prior to
application for a building permit. The motion was seconded by Mr.
Frankel. Roll Call: Mrs. Anderson; NAY, Mr. Kent; AYE, Mr. Hornberger;
AYE, Mr. Frankel; AYE and Chairman Wheeler; NAY. The fourth recom-
Architectural Review
and Planning Board
Regular Meeting & Public Hearing
February 24, 2000
Page 6
mendation, changing the gable to a hip roof, was not discussed.
3. An application submitted by Shane Ames as Agent for David
and Leela Ellis, owners of the property located at 8
Driftwood Landing, Gulf Stream, Florida, which is legally
described as Lot 12 Driftwood Landing Subdivision.
Mr. Shane Ames displayed a color rendering of the existing home with the
proposed improvement, and a site plan. He explained that this a pod
G
design and Mr. & Mrs. Ellis want to add three guestrooms. He further
explained that there is not enough room to add another pod so it was
decided to add a second story over the garage. Mr. Ames pointed out
that it was only necessary to raise the garage roof 6' higher to
accomplish this. He advised that there are open beams inside the house,
making it very lofty. Mr. Ames noted that the home is at the end of
the Cul-de-sac and the entire property has very lush landscaping so that
the home can hardly been seen. He closed by calling attention to the
railing detail on the balcony that wraps around the second story which
gives a tropical feel to the design and breaks up the height. Plans
also include a small teahouse.
Mrs. Anderson liked the design, as did the other members of the Board.
Chairman Wheeler asked if the Driftwood Association had approved the
design, as it was his understanding that they are opposed to second
story construction. He noted that a second story addition to the house
next door had been approved recently by both the Town and the
Association.
Mrs. Ellis stated that she had given copies of the plans to the Board
and she had received no objections.
Chairman Wheeler explained that it would be necessary to have an
affirmative letter from the Driftwood Landing Association.
a. LEVEL 2 ARCHITECTURAL/SITE PLAN REVIEW to permit the
addition of a second story over the existing garage.
Mr. Kent moved and Mrs. Anderson seconded that based on a finding that
the proposal meets the intention of the Design Manual and applicable
review standards, the improvements be approved as submitted with the
following conditions recommended by the Town Manager: 1) A Construction
Traffic Management Plan, that has been approved by the Town Manager,
Oshall be submitted prior to the issuance of a building permit
application, and the plan shall be followed during construction. 2)
Written approval from the Driftwood Landing Association is received
prior to application for a building permit. Roll Call: Mrs. Anderson;
AYE, Mr. Kent; AYE, Mr. Hornberger; AYE, Mr. Frankel; AYE, and Chairman
Wheeler; AYE.
VII. Items by Staff. There were no items by staff.
VIII. Items by Board Members. There were no items from the Board.
Architectural Review
and Planning Board
Regular Meeting & Public Hearing
February 24, 2000 Page 7
IX. Public. There was no public comment.
X. Adjournment. Chairman Wheeler adjourned the meeting at 9:30 A.M.
Cr7/a
Rita L. Taylor, own Clerk